Commercial · Tenant finish out
Tenant finish out in Plano and Dallas
Shell to open-for-business, with the framing, ceilings and floors done by our own crews.
500,000+ sq ft of flooring installed in three years
What is a tenant finish out?
Tenant finish out turns shell or second-generation lease space into a working business: walls, ceilings, floors, finishes and the MEP behind them. AllTex Construction does the Division 9 work in-house across Plano, Dallas and DFW, so framing, drywall, ceilings and flooring all answer to one superintendent.
Who it's for
Tenants with a signed or pending lease, landlords preparing spec suites, and brokers who need a fast, honest number for a space.
Who it isn't for
If the space only needs paint and carpet, any good painting and flooring crew can handle it without a general contractor's overhead.
What our tenant finish out covers
- Layout and framingFrom layout to 30-foot demising walls, including fire caulk and head-of-wall details.
- Drywall to level 5Hung, taped and finished to whatever level the design calls for.
- CeilingsAcoustical grid, drop ceilings, soffits and specialty ceilings.
- FlooringLVT, carpet tile, hardwood, sheet goods and tile.
- Wall finishesPaint, wallpaper, Venetian plaster, accent walls and sound-absorbing panels.
Shell, white box or second gen: what are you starting with?
A shell space is a building envelope with little or nothing inside. A white box usually has finished perimeter walls, a basic ceiling, lighting and restrooms. A second-generation space still has the last tenant's build out.
Each start point changes the price more than almost anything else. We walk it with you before we write a number, so the estimate covers what's really there.
Why keeping Division 9 in-house matters
Division 9 is the finishes section of a construction spec: framing and drywall, tile, ceilings, flooring and wall finishes. On most finish outs it's also the biggest share of labor.
AllTex Construction handles it in-house with no subs. We only sub out mechanical, electrical and plumbing, to long-term partners. Fewer handoffs means fewer gaps between trades and one person to call when something needs fixing.
Safety on every finish out
Holders of both 10-hour and 30-hour OSHA cards are on our sites at all times, and every job gets safety meetings and protocols. Everyone from the superintendents to the crew in the field wears an AllTex logo shirt, so building managers always know who belongs on the floor.
From first call to finished job
- Step 1
Walk and test-fit
We walk the suite, review your test fit or plans, and flag what the landlord provides.
- Step 2
Written estimate
A line-item price you can compare. Show us another written bid and we'll try to beat it.
- Step 3
Permit and build
Permit, framing, MEP rough-in, inspections, board, ceilings, floors and finishes.
- Step 4
Punch and CO
Final punch, certificate of occupancy and a suite ready for furniture.
How much does a tenant finish out cost?
Estimates from AllTex are free and written, so you can compare them line by line. Bring us a competitor's written bid and we'll try to beat it.
| Retail or service shell build out, per square foot | $80 – $150 |
|---|---|
| Average DFW tenant improvement allowance, per square foot | $60 – $70 |
Market ranges from a published 2026 Dallas guide, not an AllTex quote. Ask your broker what your TI allowance covers; we price the gap in writing before work starts.
Source: Block Renovation, Dallas commercial remodeling guide (April 2026)
Work from our crews
Questions people ask us
What does tenant finish out cost per square foot in Dallas?
Published 2026 figures put a retail or service shell build out in Dallas at about $80 to $150 per square foot, with average DFW tenant improvement allowances of about $60 to $70 per square foot. Your number depends on the start point and finishes.
What is the difference between a shell, a white box and a second-generation space?
A shell is an empty building envelope. A white box adds basic walls, ceiling, lighting and restrooms. A second-generation space still has the previous tenant's build out, which can save money if the layout works for you.
Does AllTex subcontract tenant finish out work?
AllTex Construction does framing, drywall, ceilings, flooring and wall finishes in-house. Only mechanical, electrical and plumbing are subcontracted, to long-term partners.
Will you look at another contractor's bid?
Yes. Show us a competitor's written bid and we will try to beat the price. We look across the whole project for savings, not just one trade.
Tell us what you're building
Estimates are free. Call, or send a few details and we'll set up a time to walk your project.