Tenant finish-outs and retail remodels in Dallas

Who does tenant improvements in Dallas?

A tenant improvement, or finish-out, turns a leased suite into a place that can open: walls, ceilings, mechanical, electrical, plumbing, finishes, storefront changes and everything the city inspects before it issues the certificate of occupancy. The contractor you want has finished out space in Dallas before, prices the job before you are committed, and tells you where it stands as it goes.

Harrison Construction started in 2011 with interior finish-out work, and most of our project records are still finish-outs and renovations. In Dallas they include a resale store, a design studio, a spa and restaurants for national and local brands. Every one is in the table below with its type of work.

Retail store remodels in Dallas

A retail remodel has two jobs at once: build the new store and keep the old one selling for as long as possible. We plan the phases with the store before pricing, put noisy and dusty work outside trading hours where the scope allows, and keep the entrance, the sales floor and the exits safe every day the store is open.

Retail records in and around Dallas include Crossroads Resale and Texture Design Studio in Dallas and Sleep Experts in Plano. The same approach is used for restaurants that stay open through a remodel.

What a Dallas finish-out involves

The order matters more than any single step. Most budget and schedule problems in a finish-out come from something that was not checked before the lease was signed or before the drawings went to the city.

• Before the leasea walk of the suite with the drawings: the electrical service, the HVAC units and their age, plumbing and sewer locations, the slab, the ceiling height, the storefront and the condition the landlord will deliver.
• The work letterwhat the landlord builds and what the tenant builds, and what the tenant improvement allowance covers. We price the tenant’s side line by line so the gap is visible.
• Pre-constructiona conceptual estimate from early drawings, value-engineering options, a constructability review and a development schedule with the permit on it.
• Permitsthe city building permit with your architect, landlord approval of the plans, and a separate sign permit in most centers.
• Constructionone team responsible for the budget, the schedule, the subcontractors, quality and safety, with regular progress meetings and electronic reports.
• Close-outfinal inspections, the certificate of occupancy, the punch list and the close-out documents.

Shell space, second-generation space or an occupied store

A shell suite starts from bare walls and slab, so the full cost is visible but nothing is saved. A second-generation suite comes with what the last tenant left, which helps only when it has been tested against your layout and equipment. An occupied store is remodeled in phases around the business.

We tell you which of the three you really have after the site visit, before you rely on a number. A suite advertised as second-generation with an undersized electrical service or an HVAC unit at the end of its life is closer to a shell than it looks.

From Fort Worth to Dallas

Our office is in north Fort Worth, and Dallas is part of our everyday service area, with Irving, Grand Prairie, Richardson and Plano. The same team runs a Dallas job as a Fort Worth one: Lonnie Harrison, President; Alex Lioumis, VP of Operations; and Anne Hickey, who coordinates the schedule and the subcontractors.

Related: Commercial construction in Dallas · Tenant finish-out contractor in Fort Worth and DFW · Retail construction · Restaurant build-outs in Dallas · Commercial general contractor in Fort Worth.