i30 Builders · Rowlett, TX
What a commercial remodel costs in Rowlett
Rowlett commercial space is mostly second-generation suites along the main corridors, and second-generation is where the surprises live. The rate is unchanged from the rest of the metroplex. What moves a Rowlett number is whether the last tenant left you systems you can keep.
$7.5K to $150K+ · Permits and inspections in the price · Written scope before deposit
Published Rates
The rate card, and it is the same in Rowlett as everywhere else we work
These rates do not move by city. Labor and material cost about the same across Dallas-Fort Worth and East Texas, so quoting Rowlett differently would be a markup, not a rate. What changes locally is which scopes come up, how long review takes, and what the building you signed is hiding. That is the rest of this page.
These are budgeting ranges, not a quote. Scope moves the number more than square footage does, which is why each tier is a range rather than a rate.
Paint and flooring refresh
$10 to $25/SF
$7,500 minimum
Cosmetic update where the layout and the systems stay exactly where they are.
Light office TI
$35 to $65/SF
$15,000 minimum
A layout change in a space that already works: some walls move, systems mostly stay.
Standard office TI
$65 to $95/SF
$35,000 minimum
A full office fit-out: private offices, conference rooms, a break area, new finishes throughout.
Higher-end office TI
$95 to $140/SF
$60,000 minimum
The same fit-out with a finish package and detailing that a client-facing floor needs.
White box from cold shell
$55 to $85/SF
$35,000 minimum
Bringing a cold dark shell up to a leasable vanilla box for the next tenant.
Retail refresh
$15 to $38/SF
$10,000 minimum
A sales floor updated between tenants or between brand cycles.
Standard retail build-out
$65 to $105/SF
$35,000 minimum
A retail bay fitted out for a new tenant, including back-of-house.
Commercial restroom refresh
$8,000 to $12,000 each
Finishes and accessories replaced with the fixtures and plumbing left in place.
Single-user ADA restroom, full build
$18,000 to $30,000 each
A compliant single-user restroom built out, including the plumbing that gets it there.
Local Cost Drivers
What moves a Rowlett number up or down
Head start or cleanup
Second-generation space is cheaper than shell when the mechanical, electrical and plumbing are usable, and more expensive when they are not, because removal and disposal are cost with nothing to show for it. That one question is the largest swing on a Rowlett quote and it is settled by looking above the ceiling, not by a contingency.
Corridor retail turnover
The main corridors here turn over steadily, which means a lot of landlord delivery dates that do not move and a lot of spaces handed over as-is. We read the work letter before quoting so the line between landlord-delivered and tenant-funded is in the written scope rather than discovered mid-job.
Proximity, not price
A real job here is minutes away rather than a routing decision made further west. That does not change the rate. It changes how long a problem sits, and on a fixed-date job the days a problem sits are what turn into overtime.
The $50,000 line
Construction cost over $50,000 triggers Texas Department of Licensing and Regulation registration and an accessibility review ahead of the permit application. A full Rowlett suite build-out crosses it routinely, so it is in the schedule from the start rather than discovered at submission.
Hidden conditions are excluded by default and surfaced as a change order: rot, mold, asbestos, lead, water-compromised framing, and code corrections unrelated to the scope. Nothing is absorbed quietly and nothing is discovered on the invoice.
Worked Examples
Three Rowlett scopes, priced
Each figure is the rate above applied to the floor area, not a number picked to look good. The standard behind it is named so you can check the arithmetic.
1,200 SF · Rowlett
Corridor suite refresh
$24,000
Paint, flooring, base and minor drywall with nothing moving. Mid-window on a sound second-generation suite.
Standard: Paint and flooring refresh. At this size that standard produces $12,000 to $30,000.
1,100 SF · Rowlett
Partition change, professional suite
$52,000
One wall removed and two built, electrical modified within the existing service, new flooring. Mid-window; the mechanical stayed where it was.
Standard: Light office TI. At this size that standard produces $38,500 to $71,500.
2,200 SF · Rowlett
Full TI, second-generation office
$176,000
Abandoned ceiling and duct removed, then a full rebuild: partitions, mechanical distribution, ceiling and lighting. The demolition is what separated it from a shell number.
Standard: Standard office TI. At this size that standard produces $143,000 to $209,000.
What The Number Covers
Included, excluded, and priced separately
These are budgeting ranges, not a quote. Scope moves the number more than square footage does, which is why each tier is a range rather than a rate.
Included
- Labor
- Materials listed in the written scope
- Permits and standard city inspections
- Project management
- Mobilization
- Protection of adjacent areas
- Cleanup
- One-year workmanship warranty
Priced separately, named in the written scope
- FF&E and equipment
- Design and engineering
- Landlord fees
- Health-department plan review fees
- The category adders listed on this page
Hidden conditions are excluded by default and surfaced as a change order: rot, mold, asbestos, lead, water-compromised framing, and code corrections unrelated to the scope. Nothing is absorbed quietly and nothing is discovered on the invoice.
Common Rowlett adders, with prices
These are the line items that most often sit outside the base range. Most scopes trigger none of them. They are listed with numbers so a reader who does trigger one is not left assuming the worst.
What moves the number
| Adder | Range | When it applies |
|---|
Phased or after-hours scheduling. Work sequenced around an operating business. Priced as a multiplier, typically 1.2x to 1.4x on the labor portion, rather than a fixed dollar amount.
Recent Work
What the finish level looks like.
Rowlett Cost Questions
What owners here ask before they sign
Is second-generation Rowlett space cheaper than shell?
Only when its systems are usable. If the mechanical, electrical and plumbing work and are in roughly the right places, you are modifying rather than building and that is cheaper. If they do not, you pay to remove them first and then build anyway, which is more expensive than shell. The answer is above the ceiling, which is why we look before quoting.
What is a Rowlett office refresh likely to run?
Paint and flooring refresh publishes at $10 to $25 per square foot with a $7,500 floor, for work where the layout and the systems do not move. A real 1,100 square foot office of this type, with paint, a short partition, a door and carpet, billed $7,800. Moving more than that puts you in light tenant improvement at $35 to $65.
How quickly can you get to a Rowlett site?
Same day in most cases. It is a short drive rather than a dispatch decision. That matters on a fixed-date job, where the cost of a problem is usually the days it waits rather than the repair itself.
Are permits in the price?
Yes, permits and standard city inspections are in the price. Engineering is separate and quoted as an allowance or an actual-cost line when a scope requires it, named in the written scope rather than buried in it.
What is the warranty on a Rowlett job?
One year of workmanship warranty on the listed scope, included in the price. Manufacturer defects on materials you supply are excluded from that, and hidden conditions behind walls are excluded by default and priced as a change order after discovery.
Get a Rowlett number for your actual space
Call (469) 721-0146, i30 Builders or send the space and the timeline. You get a written scope with a price and a completion date before any deposit. We respond within 1 business day.
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