From Empty Shell to Business Ready: Understanding Commercial Finish Outs

What Is Commercial Finish-Out And How Does It Work?

Empty commercial spaces are full of possibilities, but transforming them into functional business environments requires expertise, planning, and a clear understanding of the finish out process. In this illuminating episode of the Remodel Contracting Podcast, general contractor Jeff Bass pulls back the curtain on commercial finish outs, revealing the crucial differences between basic build-outs and customized finish-outs that make spaces truly work for businesses.

We dive into the financial realities that businesses face during these projects. As Jeff explains, architects and designers create beautiful plans without budget constraints, leaving contractors to deliver the sometimes challenging "budget reality check." From walls and lighting to unexpected elements like office bars (yes, that's a real project!), every detail must be accounted for financially. We explore the complex web of compliance requirements that make commercial projects distinctly different from residential renovations - including ADA accessibility standards, fire safety regulations, and energy codes that vary by location.

Time considerations vary dramatically for commercial finish outs. While small projects might wrap up in just a few months, larger undertakings can extend beyond a year. Weather conditions, supply chain issues, and client-directed pauses all impact timelines, making flexibility and clear communication essential throughout the process. Jeff shares his commitment to guiding clients from empty shell to certificate of occupancy, managing anxieties and keeping projects on track. Whether you're a business owner planning your first commercial space or simply curious about how empty buildings transform into functional environments, this episode provides valuable insights from a DFW Metro expert who truly understands how to turn commercial visions into reality. 

Ready to transform your outdated space? Call us today for a consultation and discover how your business environment can truly reflect your professional vision.

To learn more about Remodel Contracting visit:
https://www.RemodelContracting.net
Remodel Contracting
801 Alpha Rd, Ste 133
Richardson, TX 75081
469-831-5620

Episode Transcript

Speaker 1 (00:04):
Welcome to the Remodel Contracting Podcast,
where outdated spaces meet theirmodern makeover destiny.
Hosted by Jeff Bass, generalcontractor, home renovation
expert and guy who firmlybelieves your avocado green
bathroom has gotta go.
Based in the DFW Metro, remodelContracting is here to help you
level up your living spaceBecause, hey, you updated your

(00:27):
wardrobe, now it's time toupdate your home.
Expect more, live better.
Let's remodel.

Speaker 2 (00:40):
Ever walked into an empty shell of a building and
wondered how it transforms intoa fully functioning business
space?
That's the magic of acommercial finish out.
Welcome back everyone.
I'm Sofia Yvette, co-host,slash producer.
Back in the studio with generalcontractor and home renovation
expert, jeff Bass.
Jeff, how's it going?

Speaker 3 (01:01):
Doing wonderful.
Sofia, Great to be here today.
Jeff, how's it?

Speaker 2 (01:04):
going Doing wonderful .
Sophia, great to be here todayand that's great to hear, jeff.
So our listeners want to knowwhat is commercial finish out
and how does it work.

Speaker 3 (01:12):
Okay.
Commercial finish out is.
In short, it is the process oftransforming the interior
commercial space into afunctional and aesthetically
appropriate environment for aspecific business.
It involves careful planning,realistic budgeting, a skilled
team, adherence to codes, clearcommunication and a commitment

(01:35):
to finishing the job thoroughly.

Speaker 2 (01:39):
Now, jeff, what's the difference between a commercial
build-out and a finish-out?
Well, commercial build-outwould basically easiest way to
think about.

Speaker 3 (01:44):
That's the difference between a commercial build-out
and a finish-out.
Well, commercial build-outwould basically the easiest way
to think about it.
That's the rough stage.
A developer builds a stripcenter or an office building and
it's a blank canvas, so it'sjust rooms and possibly,
depending on the build-out,possibly bathrooms and maybe a
kitchen area.
It really kind of depends onhow far the developer goes, but

(02:11):
typically it's just build out ofa white blank space, may not
even have rooms, may just be abig open shell, a big 3000
square foot shell.
And then so what?
The finish out process is makingthat space functional and
useful for the specific businessthat's going to occupy the
space.
So building whatever themanufacturer requires for their
manufacturing process, buildingthe number of offices they

(02:34):
require, the number of restroomsthey require, maybe a reception
area at the front.
I've got one right now whereI'm building a reception area
that attaches to a productionarea, and so if anybody goes
into the production area theyhave to wear their hard hats and
safety vests.
So we're building a specialarea just for people to change
into those.
So I mean it's specific towhatever the business needs are,

(02:59):
and that's what makes itdifferent than just a commercial
build out it is.
It makes the space morespecific for the business.

Speaker 2 (03:09):
Understood.
Now what are the biggestchallenges businesses face
during a commercial finish out?
I'm sure there's a few.

Speaker 3 (03:17):
Yeah, you know there's always the budget.
You know budget's alwayssomething to focus on.
When you have your architect,your architect's going to,
basically he's going to draw outthe plans that you ask them to
draw out, with no regard tobudget.
Your designer is going todesign and help you pick out
your choices again with noregard to budget.
Your budget will first comeinto focus when you do meet with

(03:42):
your GC, who has to puteverything together and show you
what it's actually going tocost.
So a budget reality check is abig part of the process for the
GC.
At the beginning and I mean asuccessful finish out, it's for
a realistic budget you have toaccount for all interior
construction and finishingelement.

(04:03):
That includes not just thewalls, the floors, the lighting,
the paint, but also couldinclude the furniture, the you
know decorative wall features.
I've got one right now.
We're building a bar in thefront of an office.
I don't ask why they want a barin their office, but they want
a bar.
Don't ask why they want a barin their office, but they want a
bar.
So you have to take intoconsideration everything and

(04:24):
including different types oflighting for different areas,
different styles of lighting,different types of flooring for
different areas.
There's a lot of things toconsider.
And then, on every project,there's things to consider that
make a commercial projectdifferent from a residential.
There's different compliance,there's different codes, there's
ADA compliance, there's fireseparation compliance, fire

(04:46):
rated walls and doors, adaaccessibility, irrigation,
sprinkler systems for your fire,energy code requirements based
on where you live.
There's just so many things thatmake a commercial finish out
different than a residentialproject and you have to consider
all of those in the budget andin the planning.
And as a GC, you can'tnecessarily rely on the work

(05:11):
that's happened before youreceive the project to be
accurate.
For example, you have no ideahow many times I receive more
plan sets from architects thathave non-ADA compliant bathrooms
than anything you know and andI don't know why they draw them
up that way, but they do.
And then I have to have aconversation with the client
about how it's going to change,because everything's got to be

(05:33):
ADA compliant.
You know, if we for a waterfountain, hallway, any kind of
access bathrooms are the big one.
So we have to consider all ofthese things and have those
conversations with the client,and all of that affects the
budget.

Speaker 2 (05:47):
Now, how long does its typical commercial finish
out project take?

Speaker 3 (05:52):
Well, that's a loaded question, sophia.
Yeah, anywhere.
Honestly, if it's a small'vedone, like little uh, physical
therapy offices, I mean uh, thecompany I do those for, we
finish those out in two or threemonths, including the
permitting process and goingthrough all the inspections, and

(06:14):
then I've got other projectscan take eight months to a year,
really it all.
It just all depends, you know,and if it's a, you know.
And then there's also, ofcourse, projects that aren't
necessarily just finish outright, like build a warehouse on
the back of a building.
It's going to depend on how bigthe warehouse is and how much
the weather affects when we pourconcrete, if we can pour

(06:35):
concrete or not.
So there's a lot of things toconsider and we try to build
that in.
I let people know.
So there's a lot of things toconsider and we try to build
that in.
I let people know.
I always build in extra time.
And if we're not, and we have aschedule as well, right, so if
the schedule is getting behindbecause of weather or supply
chain issues or whatever thecase may be, or if the client
has to pause the project for anyreason, we have a schedule and

(06:58):
we can continue to move thatschedule along and change that
projection date if needed.
But I mean honestly the realanswer to how long a commercial
project can take, whether it'sfinish out or the full project.
I mean anywhere from two monthsto a year.

Speaker 2 (07:13):
Wow, Now do you have any final words for our
listeners today on commercialfinish out and how it works?

Speaker 3 (07:21):
Well, I'll tell you honestly, my commitment is to
deliver a fully finished andfunctional commercial space that
my clients can move in andoperate seamlessly.
And it's my job to walk themthrough that process until the
day they move in, which meansthey have their clear
certificate of occupancy.
I'm right there with them,holding their hand and working

(07:42):
through any anxieties or stressthat they have and letting them
know that you know that theproject's on the right track and
if it's not, what we're goingto do to help it get back on the
right track.
And I guess in closing I'll sayyou know that's the final coat.
And remember always measuretwice and podcast once.

Speaker 2 (08:00):
Measure twice and podcast once.
Thank you so much for thatdetailed explanation on
commercial finish outs, jeff,we'll catch you in your next
episode and have a fantasticrest of your day.

Speaker 3 (08:11):
Thank you for having me.
Sophia, Appreciate you.

Speaker 1 (08:17):
That's a wrap for this episode of Remodel
Contracting Podcast.
Ready to kick that 90s kitchento the curb?
For a free in-home consultation, call 469-831-5620 or visit
remodelcontractingnet.
Expect more, because your homedeserves better and, honestly,

(08:38):
so do you.