i30 Builders · Industrial Sector
Offices inside warehouses, demising walls between tenants, and restrooms where the shell has none. Flex, warehouse office, and light service space, scoped in writing and built under one contract.
Warehouse Offices · Flex Space · Demising Walls · Shell Restrooms · White-Box Packages
Rated 5.0 on Google$1M GL + $1M Umbrella1-year workmanship warranty
i30 Builders, a general contractor based in Royse City, TX, finishes out warehouse offices, flex space and light service space across Dallas-Fort Worth and East Texas. That means offices and customer counters inside the shell, demising walls between tenants, and restrooms and break areas where the shell has none, with licensed mechanical, electrical and plumbing trade partners under one contract. Each job is scoped and priced per project after a site walk, lump sum from a written scope before any deposit, with no published starting price, and we pull the permits and schedule the inspections.
Updated
Most industrial tenants do not need us to touch the warehouse. They need a finished interior inside it: a real office for the front of the business, a customer counter for a service operation, restrooms and a break area that meet code, and a clean separation between the conditioned space and the floor. That is tenant-improvement work in an industrial shell, and it is the same discipline we bring to every commercial interior: a written scope, a permit path confirmed with the city, and licensed mechanical, electrical, and plumbing trade partners coordinated under one contract with direct principal oversight.
The traps in this sector are mostly code traps. Office area added inside a warehouse changes egress math. Mixed office, warehouse, and service uses can trigger occupancy-separation requirements between them. A demising wall that splits one unit into two has a fire-resistance rating to meet and utilities to divide. None of this is exotic, but all of it is cheaper to resolve on paper than after a failed inspection, which is why our process starts with a scoping walk and permit-set review before anyone prices drywall. Our guide to adding offices inside a warehouse takes the code, restroom and cost questions in the order they come up.
For flex park landlords, the useful product is repeatability: a white-box unit package, priced once and executed the same way at every turnover, so leasing can quote delivery dates with confidence. For tenants, it is a finish-out that starts on the day the lease allows and ends before the first truck is scheduled. Either way, the scope is in writing and the schedule is real. If we say Friday, we mean Friday.
Lump sum, from a written scope, before any deposit. Every line is priced against the published rate card, and anything outside the written scope becomes a priced change order before it is built. Scope and the condition of the space move the number more than square footage does.
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.
Construction time is set mostly by what the landlord delivers. These are the published scope bands our schedule planner uses for warehouse office or flex space.
| Space as delivered | Construction | Scope band |
|---|---|---|
| Second-generation (existing conditions to reuse) | 2 to 12 weeks | Second-generation refresh through standard tenant improvement |
| White box or vanilla shell | 6 to 12 weeks | Standard tenant improvement |
| Raw or cold shell | 12 to 20 weeks | Shell finish-out |
Second-generation: The condition alone does not say how deep the fit-out goes. A paint, flooring, and lighting refresh sits at the bottom of this band; new partitions and mechanical, electrical, and plumbing modifications sit at the top.
Landlord and city review run side by side, so together they take 3 to 6 weeks, not the sum. Fire marshal review applies wherever egress, sprinklers, or alarm devices change. Submit it alongside the building set rather than after it.
Common Questions
Yes. An office-in-warehouse finish-out is interior construction inside a conditioned or semi-conditioned shell: framed and insulated walls, a finished ceiling below the deck, dedicated HVAC for the office zone, lighting, power and data rough-in, and finished flooring. We scope it the same way we scope any tenant improvement, starting from your floor plan or helping you develop one.
The recurring ones are egress and occupancy separation. Adding office area inside a warehouse can change the exit path requirements, and mixing office and warehouse or service uses can trigger separation requirements between them under the building code. We flag these in the scoping phase and coordinate the permit path with the city before construction starts, so the design you pay for is the design that passes inspection.
Yes. Shell industrial space often has plumbing stubbed in one corner or not at all. We coordinate trenching or overhead routing with licensed plumbing trade partners, then build the restrooms, break area, and finishes as one scope under one contract. Accessibility requirements apply to these spaces the same as any commercial interior, and we build them in from the drawings forward.
Yes. Demising walls that split a larger footprint into leasable units are a core scope for flex parks: metal-stud partitions built to the required fire-resistance rating, sealed at the deck, with separate utility and HVAC provisions per side coordinated with your engineer. We build them for landlords preparing units and for tenants subdividing their own space.
Yes. A repeatable white-box package, with finished demising walls, a restroom, basic lighting, and stubbed utilities, is what makes flex units leasable. We price the package once, then repeat it unit by unit as leases sign, so each turnover has a known cost and a known duration.
No. Racking, material handling, and process equipment belong to specialty vendors, and we do not pretend otherwise. What we do is build the interior around them: slab coordination, power and data rough-in to your vendor's spec, and sequencing so equipment installers arrive to a space that is ready for them.
Project Proof
Rowlett, TX
1,100 SF Rowlett office, full repaint of the suite plus a new room added inside: framed and finished a 12 LF partition wall, hung a new door, ran trim, and laid carpet through the new room and its connection. Three trades sequenced into one tight window, with the adjacent offices working through the day.
Timeline: 3 days
Read full case study
DFW, TX
Full reception and lobby build-out for a DFW professional services tenant. Slat feature wall with integrated illuminated brand signage, custom marble reception desk, wood slat privacy divider, and new flooring throughout. Delivered from demo to handoff under one contract.
Read full case studyTell us about your unit, what the shell currently has, and what your operation needs. We'll walk the space and return a written scope.
indicates a required field
Step 1 of 2: Project info