Paint and flooring refresh
$10 to $25/SF
$7,500 minimum
Cosmetic update where the layout and the systems stay exactly where they are.
Real Standards · 2026
Commercial TI Cost in DFW (2026)
Published per-SF ranges across every category we run, before you book a site walk. Refreshes start at $10/SF; a restaurant from shell reaches $380/SF.
Office TI
$65 to $95/SF
standard finish-out
Retail
$65 to $105/SF
standard buildout
Medical
$130 to $180/SF
standard clinic remodel
Restaurant
standard buildout
5.0 Google$1M GL + $1M Umbrella1-Year Workmanship WarrantyAll Trades Under One ContractCustom, Limited-Volume Builder
Office & Retail TI
Light refresh to higher-end office.
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.
Medical & Clinic TI
Cosmetic to heavy medical.
Cosmetic clinic refresh
$30 to $55/SF
$15,000 minimum
A clinic updated without touching the casework, plumbing or medical gas.
Basic clinic TI
$95 to $130/SF
$45,000 minimum
Exam rooms and admin space built out where the plumbing intensity is low.
Standard clinic remodel
$130 to $180/SF
$60,000 minimum
A working clinic remodelled, usually in phases, with sinks in most rooms.
Heavy medical and dental
$180 to $250/SF
$85,000 minimum
Operatories, imaging and procedure rooms, where the equipment drives the construction.
Exam room refresh
$4,500 per room
One room repainted, re-floored and made ready, with nothing moved.
Exam room conversion
$7,500 per room
A room converted to an exam or consult room without adding a sink.
Exam room with cabinets and sink
$14,500 per room
A full exam room including the casework and the plumbing to it.
Restaurant & Food Service
2nd-gen refresh to high-end buildout.
Cafe or coffee refresh, second-generation food space
$45 to $90/SF
$25,000 minimum
Taking over a space that was already a food business and changing the look, not the systems.
Cafe or bakery in a vanilla shell, no Type I hood
$140 to $200/SF
$85,000 minimum
The landlord delivers HVAC, a restroom and power. You build the cafe inside it. Electric ovens and espresso, nothing that renders fat.
Cafe or bakery from a cold shell, no Type I hood
$220 to $300/SF
$125,000 minimum
A concrete box with a water line and a panel. Every system in the space is yours to build.
Full-service restaurant, second-generation remodel
$100 to $160/SF
$40,000 minimum
An existing restaurant reworked where the hood, interceptor and gas are already in place and stay.
Full-service restaurant build-out from shell
$265 to $380/SF
$150,000 minimum
A full commercial kitchen and dining room built from a shell, with cooking that requires a hood.
All i30 Builders full-project prices include normal mobilization, ordinary protection of adjacent areas, labor, standard materials listed in the scope, permits and standard city inspections, project coordination, normal cleanup, and a one-year workmanship warranty on the listed scope. Health-department and city inspection cycles, fire / life-safety modifications, hood + makeup-air systems, grease interceptors, and landlord-imposed fees are typically separate line items called out explicitly in the scope.
What Drives the Final Number
Up and down, the honest answer.
Pushes price up
- After-hours and weekend work in occupied buildings (typically 1.2x to 1.4x on the labor portion)
- MEP rerouting, moving HVAC, plumbing, electrical from existing locations
- Specialty finishes (real stone, custom millwork, glass partition systems)
- Specialty MEP (medical gas, dental compressed air, lab fume hoods, restaurant grease)
- Fire / life-safety modifications (sprinkler reroute, alarm rework)
- Health-department and city-inspection cycles (restaurant + medical especially)
- Compressed schedules requiring overtime or larger crews
- Landlord-imposed building rules (after-hours freight elevator, MEP shutdowns)
Keeps price down
- Light refresh (paint + flooring) vs full TI
- Vacant space (no occupied-business protection / nightly reset)
- Keeping MEP where it is when the layout allows
- Standard finish package (LVP + paint + standard ACT ceiling)
- 2nd-gen space where core systems already exist (restaurant especially)
- Flexible schedule that lets us sequence trades without overtime
Common Cost Questions
Frequently asked
How much does a commercial office TI cost in DFW?
Paint and flooring refresh: $10 to $25/SF ($7,500 minimum). Light office TI: $35 to $65/SF ($15,000 minimum). Standard office TI: $65 to $95/SF ($35,000 minimum). Higher-end office TI: $95 to $140/SF ($60,000 minimum). White box from cold shell: $55 to $85/SF ($35,000 minimum). Retail refresh: $15 to $38/SF ($10,000 minimum). Standard retail build-out: $65 to $105/SF ($35,000 minimum). Commercial restroom refresh: $8,000 to $12,000 each. Single-user ADA restroom, full build: $18,000 to $30,000 each. These are budgeting ranges, not a quote. Permits and standard city inspections are in the price; FF&E, design and engineering, landlord fees and the category adders are priced separately and named in the written scope.
What is the commercial tenant improvement cost per square foot in DFW?
Paint and flooring refresh: $10 to $25/SF ($7,500 minimum). Light office TI: $35 to $65/SF ($15,000 minimum). Standard office TI: $65 to $95/SF ($35,000 minimum). Higher-end office TI: $95 to $140/SF ($60,000 minimum). White box from cold shell: $55 to $85/SF ($35,000 minimum). Retail refresh: $15 to $38/SF ($10,000 minimum). Standard retail build-out: $65 to $105/SF ($35,000 minimum). Commercial restroom refresh: $8,000 to $12,000 each. Single-user ADA restroom, full build: $18,000 to $30,000 each. These are budgeting ranges, not a quote. Permits and standard city inspections are in the price; FF&E, design and engineering, landlord fees and the category adders are priced separately and named in the written scope.
What about retail and 2nd-gen restaurant?
Cafe or coffee refresh, second-generation food space: $45 to $90/SF ($25,000 minimum). Cafe or bakery in a vanilla shell, no Type I hood: $140 to $200/SF ($85,000 minimum). Cafe or bakery from a cold shell, no Type I hood: $220 to $300/SF ($125,000 minimum). Full-service restaurant, second-generation remodel: $100 to $160/SF ($40,000 minimum). Full-service restaurant build-out from shell: $265 to $380/SF ($150,000 minimum). These are budgeting ranges, not a quote. Permits and standard city inspections are in the price; FF&E, design and engineering, landlord fees and the category adders are priced separately and named in the written scope.
Medical / clinic TI pricing?
Cosmetic clinic refresh $30 to $55/SF ($15,000 minimum). Basic clinic TI $95 to $130/SF ($45,000 minimum). Standard clinic remodel $130 to $180/SF ($60,000 minimum). Heavy medical and dental $180 to $250/SF ($85,000 minimum). Exam room refresh $4,500 per room. Exam room conversion $7,500 per room. Exam room with cabinets and sink $14,500 per room. Permits and standard city inspections are in the range; FF&E, design and engineering, and landlord fees are priced separately and named in the written scope.
Why is medical and restaurant so much more than office?
Specialty MEP and inspection cycles. Medical needs medical-grade vinyl base, infection-control containment during occupied build, sometimes med-gas or dental compressed air, and health-department approval rounds. Restaurant needs hood + makeup-air, grease interceptor, type-I venting, and a separate health-department inspection. None of that is in a standard office build, and trying to fit it inside an office-TI price would understate the project significantly.
Is the price you quote the final price?
Yes, written scope, locked at signing. Change orders only happen if you request a scope change, and they're priced and approved in writing before work proceeds. No surprise overruns absorbed into the final invoice. Hidden conditions (failed MEP behind walls, mold, code corrections unrelated to your scope) are excluded by default and surfaced as change orders if discovered.
What's included in the per-SF price?
All i30 Builders full-project prices include normal mobilization, ordinary protection of adjacent areas, labor, standard materials listed in the scope, permits and standard city inspections, project coordination, normal cleanup, and a one-year workmanship warranty on the listed scope.
Recent Work
A look at what we build.
Get a written TI quote
Tell us the space, category, occupied vs vacant, target date, and any specialty scope (medical, restaurant, lab). Free site visit; written scope back within 5 business days.
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