i30 Builders · Tenant Improvements
TI scopes built to landlord requirements and lease timelines. All trades, one contract.
Permits + inspections handled · Written scope before deposit
Free site visit · written scope · lump-sum price
Rated 5.0 on Google$1M GL + $1M Umbrella1-year workmanship warranty
Four fields. We call back within one business day to set up the site visit.
i30 Builders, a general contractor based in Royse City, TX, builds tenant improvements across Dallas-Fort Worth and East Texas. Scopes are built to landlord requirements and lease timelines, from white box to full finish-out, with every trade 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
Scope Options
White Box Prep
$55 to $85/SF
Prepare a raw shell for your finish-out: stud demising walls, HVAC rough-in, electrical panel, restroom rough-ins, and ADA groundwork.
Standard Finish-Out
$65 to $95/SF
Complete tenant improvement: flooring, ceilings, lighting, paint, millwork, data conduit, and punch-complete delivery.
Full Build-Out
$95 to $140/SF
Complex or custom scopes with conference rooms, server rooms, specialty lighting, high-end millwork, or multi-trade coordination.
These are typical ranges only. Every job is priced in writing after a site walk. Scope, access, finishes, and landlord requirements change the number.
“They gave us the full scope in writing before they pulled a single tool. That level of preparation is rare.”
Same space · DFW
White Shell
Full Finish-OutOffice Reception Build-Out · DFW · Shell to punch-complete
View Full Project →Coordination
Most TI projects involve three parties with competing priorities: you need to open on time, the landlord needs their building rules followed, and the city needs inspections passed. We manage all three.
Common Questions
A finish out is the interior construction that takes a leased commercial space from its delivered condition to the point a business can occupy and operate in it. Tenant finish out, commercial finish out, and build-out all describe the same work. What varies is the starting point: a raw shell needs everything, a white box needs layout and finishes, and a second-generation space may need only reconfiguration and cosmetics. The delivered condition written into your lease is what determines which of those you are actually buying.
White box (or vanilla shell) means the landlord delivers a raw but demised space: studs, concrete floor, HVAC stub-outs, electrical panel, and restroom rough-ins. A full finish-out adds everything a tenant needs to operate: flooring, ceilings, lighting, paint, millwork, and trade finishes. We handle both ends of that spectrum.
We review the landlord's TIA terms, align your scope to what's eligible, and help you understand where you're responsible for costs beyond the allowance. We also coordinate directly with property managers to make sure permit submissions and inspection sign-offs don't delay your timeline.
We can visit the space and provide a budget range based on your desired layout and finishes before plans are finalized. Once drawings are approved, we produce a written scope. Many clients use the budget range to help finalize their lease negotiation.
Yes. That's part of our standard process. We gather building rules (hours of operation for contractors, loading restrictions, floor protection requirements, insurance certificates) at the beginning and manage the relationship through final inspection.
Project Proof
Mansfield, TX
Full interior build-out of a pediatric clinic in Mansfield, taken back to bare structure with the ceiling opened up, then rebuilt. Partition walls were framed to the taped floor layout, and MEP was coordinated and inspected overhead before anything closed up. Exam rooms and the corridor were finished in plank flooring with stained trim and doors, plus casework, lighting and interior signage.
Read full case study
Mansfield, TX
Front-of-house rebuild in a doctors' office in Mansfield, across two counters. At the front desk, the glass-enclosed check-in window came out and the counter under the soffit was rebuilt in full-height quartz waterfall panels, mitered at the corners, with a raised transaction ledge. A second counter run was rebuilt with a dark wood slat front under a light quartz top, its service openings reframed with painted mullions, and a lower counter section at the end of the run beside a pass-through to the adjoining room.
Read full case studyBefore You Start
Plan it
Tell us about your new space, your TI allowance situation, and your target move-in. We’ll visit your space and scope it.
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