Dallas office construction expenses are a significant financial burden that either the landlord or tenant are join to pay for in the lease negotiation process. A quality local construction contractor in Dallas, CRK Construction Partners, produces a semi annual update of estimated construction pricing. These numbers are general numbers and they don’t include contractor overhead or tax. I want to thank them for this valuable information.
Dallas Office Construction Estimates
|Demolition Per SF|
Walls Only (Per LF)
|Carpet Only (Per SF)||$0.25|
|Uppers and Lowers (LF)||$225.00|
|3 - High Adjusting Shelving (LF)||$50.00|
|5 - High Adjusting Shelving (LF)||$70.00|
|Stained Crown or Base (LF)||$10.00|
|Dishwasher (Inc plumbing and power) No ADA||$650.00|
|Ice Maker (Inc Plumbing and Power) No ADA||$1,750.00|
|Modify Existing (SF)||$0.60|
|Retro Per Head||$100.00|
|9'-0' Pocket Door||$950.00|
|Side Lite (Ea)||$350.00|
|Herculite Entry Door (Ea)||$1,950.00|
|Herculite Glass (LF)||$300.00|
|Walls - 9' (LF)||$30.00|
|Insulated Walls 9' (LF)||$0.35|
|Punch Existing Ceiling (SF)||$0.75|
|New Acoustic Ceiling (SF)||$2.75|
|Tap/Bed/Paint Contract (SF)||$0.75|
|Paint Only Contract (SF)||$0.45|
|Paint Grid (SF)||$0.55|
|Toilet Partitions (Per Stall)||$1,490.00|
|TV Bracket (Ea)||$360.00|
|Motorized Screen (Incl elec)||$2,100.00|
|Fire Extinguishers (Ea)||$90.00|
|Modify Existing Sq Ft||$0.75|
|Carpet/Carpet Base (SF)||$2.25|
|VCT/Rubber Base (SF)||$1.50|
|Ceramic Tile/Base (SF)||$8.25|
|Wood Floor/Base (SF)||$11.50|
|Retro Existing System w/Air Balance (SF)||$0.85|
|New 2x2 Supply||$250.00|
|New 2x2 Return||$175|
|Duplex & Quad Outlets (Ea)||$85.00|
|Dedicated Circuits (Ea)||$150.00|
|Sensor Switches (Ea)||$90.00|
|Floor Receptacles (Ea)||$450.00|
|2x4 Acrylic Lens Fixture (T8)||$110.00|
|Relocate Lights (Ea)||$45.00|
|Can Lights (Ea)||$225.00|
|Recircuit Lights To New Switch||$45.00|
|2x4 Parabolic (Ea) (T8)||$145.00|
|8' Strip Lights (EA)||$150.00|
|GFI Outlet (Ea)||$85.00|
|Ceiling Fan J-Box & Bracing (Ea)||$150.00|
|Hot Water Heater||$950.00|
|Stone Tops (LF)||$200.00|
|Sink Cut Outs (Ea)||$315.00|
Many times a client will make the statement that the construction cost will not be that much for the landlord without having any practical experience in office building construction. Inoccently the tenant is basing their comment on their own personal experience with residential construction in their own home. Obviously working in on office building is a completely different event. Some of the differences involve these items, city codes are different form residential, disturbing other tenants and building standards.
Because the traditional office building is occupied by many different businesses the city has codes they put into place that are designed to protect all the people occupying the property. The city will usually have much higher standards than they typically would for a single family dwelling because so many people are at risk and the time to evacuate the project must maximized. The city will have requirements for many of the materials used in the construction and the way that these materials are installed.
Cities usually will inspect, walls, electrical, plumbing. HVAC, lighting, life safety systems and the egress from the office space to stairwells and other emergency exiting points. All these inspections are done to ensure that the occupant of the office space is safe but also that the construction does’t jeopardize the other office tenants in the building. Because the standards tend to be higher for office construction it will impact the construction expense for the tenants space.
While a tenant is anxiously waiting to occupy their new office location their new neighbors will get to enjoy the office space construction on the other side of their wall. Great care must be taken by the contractor to not create an environment where the construction of the new tenant’s spar doesn’t interfere with current occupants of the building. Therefor some of the construction that is most offensive must be done after hours at time and a half labor rates.
Depending upon the elevator configuration of the building being occupied supplies for the job may not be deliverable souring the day. This would require after hours deliver, The way to avoid this is to lease a building with a working freight elevator that allows deliveries during the day. Each office building you visit has unique amenities that are appealing.
Each building has to enforce standards for construction that keep the building’s image intact. Depending upon the building you occupy the price of construction materials can very greatly. A true class a building mat require doors that cost an additional $300 over the doors in a class c office building. Another example could deb the carpet. Some buildings allow carpet that is of a lower quality than other buildings. This could increase the construction costs by thousands of dollars.
So as you can see it isn’t realistic to base the Dallas office construction costs on your residential construction experience. It is important that good preparation as done before the construction beings so that mistakes can be avoided and the best results are achieved.