Interior and tenant build-out
Office, medical, dental, and professional space finished on a tenant's schedule and a landlord's allowance, by a San Antonio commercial general contractor that answers the phone.
What is a tenant build-out?
A tenant build-out, also called tenant improvement or TI, is the interior construction that turns an empty, outdated, or shell commercial space into a finished space for a specific tenant. It covers layout, framing and drywall, ceilings, flooring, doors and millwork, plumbing, electrical, HVAC, lighting, and finishes, through to an inspected, occupiable space.
Trusted manages the whole sequence for tenants, landlords, and brokers: preconstruction, design coordination, permitting guidance, construction, and closeout. You deal directly with the people accountable for the job, and the schedule is built around your lease dates and your opening.
If the building itself does not exist yet, see ground-up construction. If you are buying an older property, see remodel and repositioning. And bring us in early: preconstruction is where a lease negotiation gets real numbers.
What we build out
Every use has its own layout, systems, and finish expectations. Here is where tenants and landlords most often put us to work.
Open plans, private offices, conference rooms, and break areas, finished to the tenant's brand and budget.
Exam rooms, treatment areas, and clinical support, with plumbing, mechanical, and finishes coordinated early.
Open-floor therapy, fitness, and professional practices that need durable floors and flexible layouts.
The first room a client sees, with storefront, millwork, and finishes done to a high standard.
We also finish second-generation space, office conversions, and shell space delivered by a landlord, always with the same accountable team.
The tenant build-out process
The same process whether the space is a small suite or a full floor. You always know what is next, what it costs, and who is accountable.
Tell us the space, the intended use, and the lease timeline. We tell you what is realistic, in plain numbers.
First callWe coordinate with your architect and engineers early to improve constructability, budgeting, and execution before drawings are final.
Early coordinationBudgets, value engineering, and a schedule you can hand to a landlord, a lender, or a board.
Before contractPermit guidance, then selective demolition and layout work that protects the rest of the building.
Getting startedFraming, drywall, mechanical, electrical, and plumbing, then ceilings, flooring, millwork, and paint, under one superintendent and one project manager.
BuildPunch list, inspections, closeout documents, and a certificate of occupancy, then a warranty number that reaches a real person.
Handover
What is included
A build-out is a chain of dependent steps inside someone else's building. We manage each link and the handoffs between them.
Building a whole new structure instead? We handle ground-up commercial construction too.
Existing conditions, systems, and landlord requirements checked before the lease is final.
Selective demolition and demising walls, protecting the building around you.
Metal stud walls, insulation, and drywall built to the plan.
Systems extended, upgraded, or added, and coordinated with the trades and inspectors.
Ceilings, flooring, doors, cabinetry, paint, and fixtures.
Punch list, inspections, and the paperwork to open your doors.
Cost and schedule
Every space is different, so we do not quote a price per square foot from a web page. These are the factors that move the number most, and the ones we price first.
What is already in the space, from ceilings and slabs to mechanical and electrical, changes the scope more than most tenants expect.
Capacity for power, HVAC, plumbing, and data decides how much new work the space needs.
Medical, dental, and office layouts carry very different plumbing, mechanical, and wall requirements.
Millwork, flooring, ceilings, and lighting drive cost as much as square footage does.
The TI allowance and rent start date set the budget ceiling and the schedule pressure.
Review cycles, electrical gear, and storefront can control the start date and the finish date.
Who we build for
If you are negotiating a lease, planning a move, or managing a building, this is the right time to talk. Here is who calls us and what they ask first.
Plan a space and a schedule around your opening date.
Typical questionCan we open by our target date?
Put a real build-out number behind a lease or a listing.
Typical questionWhat will this space cost to finish?
Deliver space on a TI allowance and keep the building moving.
Typical questionDoes the allowance cover the work?
Get a builder's input while the design can still move.
Typical questionCan this be built for the budget?
Our work
Where we build
Trusted is headquartered in Spring Branch and builds for owners and tenants throughout Central and South Texas, with experience in DFW, Houston, and the Rio Grande Valley. See the full service area map.
TIPS awarded contractor
Trusted holds TIPS awarded contractor status through The Interlocal Purchasing System. For qualifying clients, that means we can be hired directly for interior build-outs, because we have already been publicly vetted.
Qualifying clients can hire us directly, without running a public hard-bid process, which helps when a lease or opening date is driving the schedule.
Our contractor status has been publicly vetted through TIPS, so the procurement groundwork is already done.
TIPS changes how you hire us, not how we build. You still get real preconstruction, scheduling, and cost control, with one point of contact.
Common questions
A tenant build-out, also called tenant improvement or TI, is the construction that turns an empty or outdated commercial space into a finished space for a specific tenant. It typically includes demising walls, framing and drywall, ceilings, flooring, doors, millwork, plumbing, electrical, HVAC, lighting, and finishes.
Ground-up construction creates the building itself, starting with the land. A tenant build-out finishes the interior of space inside a building that already exists, whether that is a shell, a second-generation space, or an older suite being repositioned.
A tenant improvement allowance, or TI allowance, is money a landlord contributes toward finishing a tenant's space, set out in the lease. We help owners and tenants price the work early, so the budget and the allowance can be compared before the lease is signed.
Timing depends on the size of the space, the condition of the building, permitting, and long-lead items such as electrical gear and storefront. During preconstruction we build a working schedule around your lease dates and target opening, so you know what is realistic before you commit.
There is no single price per square foot. Cost depends on the existing condition of the space, the amount of mechanical, electrical, and plumbing work, the finish level, and the use. We provide a preliminary budget with the assumptions spelled out, and the first conversation costs nothing.
Yes. Medical, dental, and professional offices are some of the most common spaces we finish. They need careful coordination of plumbing, mechanical systems, and finishes, so we plan the sequence with your design team early.
Yes. We plan access, noise, deliveries, and schedule with the property manager and neighboring tenants, so the work stays safe and disruption stays low.
Yes. A build-out estimate during lease negotiation can change the deal, from the TI allowance to the delivery condition of the space. A call before you sign costs far less than discovering an issue afterward.
Trusted holds TIPS awarded contractor status through The Interlocal Purchasing System. For qualifying clients, that means we can be hired directly, without running a public hard-bid process, because we have already been publicly vetted.
Yes. We are headquartered in Spring Branch in the Texas Hill Country and build for owners across Bexar County, the Hill Country, the I-35 corridor, and South Texas, with experience in DFW, Houston, and the Rio Grande Valley. See where we build.
Start early
Tell us about the space, the intended use, and your lease or opening date. We will tell you what is realistic, in plain numbers.
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