Commercial paint / flooring refresh
$65/SF
$12,500 minimum
Paint, flooring, minor repairs baseline.
Real Standards · 2026
Commercial TI Cost in DFW (2026)
Real all-in per-SF standards across every category we run, published before you book a site walk. Light refreshes start at $65/SF; high-end scopes reach $800/SF.
Office TI
$135/SF
standard finish-out
Retail
$145/SF
standard buildout
Medical
$325/SF
standard clinic remodel
Restaurant
$475/SF
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
$95/SF
$25,000 minimum
Light partitions, paint, flooring, electrical allowance.
Standard office TI
$135/SF
$45,000 minimum
Typical office buildout baseline.
Higher-end office TI
$185/SF
$75,000 minimum
More millwork, glass, finish, detail.
Retail refresh
$85/SF
$18,500 minimum
Retail paint / flooring / display-ready refresh.
Standard retail buildout
$145/SF
$45,000 minimum
Retail TI baseline.
Vanilla box / white box conversion
$115/SF
$35,000 minimum
Basic shell improvement baseline.
Commercial restroom refresh
$14,500 each
Finish / accessory refresh standard.
Commercial restroom full remodel
$28,500 each
Full restroom remodel baseline.
Medical & Clinic TI
Cosmetic to heavy medical.
Medical office cosmetic refresh
$125/SF
$25,000 minimum
Paint / flooring / finish refresh in a clinic setting.
Basic clinic TI
$225/SF
$75,000 minimum
Basic exam / admin clinic buildout.
Standard clinic remodel
$325/SF
$100,000 minimum
Occupied clinic remodel baseline.
Heavy medical TI
$475/SF
$175,000 minimum
Heavy medical buildout allowance.
Vanilla shell exam-room refresh
$8,500 per room
Paint / patch / basic refresh.
Exam-room conversion (basic)
$14,500 per room
Convert / refresh room as basic exam / office.
Exam room with cabinets + sink
$24,500 per room
Cabinet, sink, finish allowance.
Restaurant & Food Service
2nd-gen refresh to high-end buildout.
Light 2nd-gen restaurant refresh
$225/SF
$75,000 minimum
Cosmetic / finish refresh where core systems exist.
2nd-gen restaurant remodel
$325/SF
$125,000 minimum
Remodel of existing restaurant infrastructure.
Standard restaurant buildout
$475/SF
$200,000 minimum
Restaurant TI baseline.
Heavy restaurant buildout
$650/SF
$300,000 minimum
Heavy kitchen / MEP / finish buildout.
High-end restaurant buildout
$800/SF
$450,000 minimum
Premium restaurant allowance.
All i30 Builders full-project prices include normal mobilization, ordinary protection of adjacent areas, labor, standard materials listed in the scope, 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 / weekend work in occupied buildings (1.35× multiplier)
- 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?
Light office TI: $95/SF ($25,000 min). Standard office TI: $135/SF ($45,000 min). Higher-end (more millwork / glass / detail): $185/SF ($75,000 min). Vanilla box / white-box conversion: $115/SF ($35,000 min). Light paint + flooring refresh: $65/SF ($12,500 min). All-in pricing, labor, materials, permits, inspections, project management, one-year workmanship warranty. Landlord fees and FF&E are typically separate line items.
What is the commercial tenant improvement cost per square foot in DFW?
Light paint and flooring refresh $65/SF ($12,500 min), light office TI $95/SF ($25,000 min), vanilla box or white box conversion $115/SF ($35,000 min), standard office TI $135/SF ($45,000 min), and higher-end work with more millwork, glass, and detail $185/SF ($75,000 min). All-in pricing covers labor, materials, permits, inspections, and project management. Landlord fees and FF&E are typically separate line items.
What about retail and 2nd-gen restaurant?
Retail refresh: $85/SF ($18,500 min). Standard retail buildout: $145/SF ($45,000 min). 2nd-gen restaurant refresh (cosmetic where systems exist): $225/SF ($75,000 min). 2nd-gen restaurant remodel: $325/SF ($125,000 min). Full restaurant buildout: $475/SF ($200,000 min). Heavy restaurant buildout: $650/SF ($300,000 min). High-end restaurant: $800/SF ($450,000 min).
Medical / clinic TI pricing?
Medical office cosmetic refresh: $125/SF ($25,000 min). Basic clinic TI: $225/SF ($75,000 min). Standard clinic remodel: $325/SF ($100,000 min). Heavy medical TI: $475/SF ($175,000 min). Specific room scopes: exam-room cosmetic refresh $8,500 each, basic exam-room conversion $14,500 each, exam room with cabinets + sink $24,500 each.
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, 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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