Remodel Contracting Podcast

From Empty Shell to Business Ready: Understanding Commercial Finish Outs

• Jeff Bass • Episode 5

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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Ready to transform your outdated space?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

Speaker 1:

Welcome to the Remodel Contracting Podcast, where outdated spaces meet their modern makeover destiny. Hosted by Jeff Bass, general contractor, home renovation expert and guy who firmly believes your avocado green bathroom has gotta go. Based in the DFW Metro, remodel Contracting is here to help you level up your living space Because, hey, you updated your wardrobe, now it's time to update your home. Expect more, live better. Let's remodel.

Speaker 2:

Ever walked into an empty shell of a building and wondered how it transforms into a fully functioning business space? That's the magic of a commercial finish out. Welcome back everyone. I'm Sofia Yvette, co-host, slash producer. Back in the studio with general contractor and home renovation expert, jeff Bass. Jeff, how's it going?

Speaker 3:

Doing wonderful. Sofia, Great to be here today. Jeff, how's it?

Speaker 2:

going Doing wonderful. Sophia, great to be here today and that's great to hear, jeff. So our listeners want to know what is commercial finish out and how does it work.

Speaker 3:

Okay. Commercial finish out is. In short, it is the process of transforming the interior commercial space into a functional and aesthetically appropriate environment for a specific business. It involves careful planning, realistic budgeting, a skilled team, adherence to codes, clear communication and a commitment to finishing the job thoroughly.

Speaker 2:

Now, jeff, what's the difference between a commercial build-out and a finish-out? Well, commercial build-out would basically easiest way to think about.

Speaker 3:

That's the difference between a commercial build-out and a finish-out. Well, commercial build-out would basically the easiest way to think about it. That's the rough stage. A developer builds a strip center or an office building and it's a blank canvas, so it's just rooms and possibly, depending on the build-out, possibly bathrooms and maybe a kitchen area. It really kind of depends on how far the developer goes, but typically it's just build out of a white blank space, may not even have rooms, may just be a big open shell, a big 3000 square foot shell. And then so what?

Speaker 3:

The finish out process is making that space functional and useful for the specific business that's going to occupy the space. So building whatever the manufacturer requires for their manufacturing process, building the number of offices they require, the number of restrooms they require, maybe a reception area at the front. I've got one right now where I'm building a reception area that attaches to a production area, and so if anybody goes into the production area they have to wear their hard hats and safety vests. So we're building a special area just for people to change into those. So I mean it's specific to whatever the business needs are, and that's what makes it different than just a commercial build out it is. It makes the space more specific for the business.

Speaker 2:

Understood. Now what are the biggest challenges businesses face during a commercial finish out? I'm sure there's a few.

Speaker 3:

Yeah, you know there's always the budget. You know budget's always something to focus on. When you have your architect, your architect's going to, basically he's going to draw out the plans that you ask them to draw out, with no regard to budget. Your designer is going to design and help you pick out your choices again with no regard to budget. Your budget will first come into focus when you do meet with your GC, who has to put everything together and show you what it's actually going to cost. So a budget reality check is a big part of the process for the GC.

Speaker 3:

At the beginning and I mean a successful finish out, it's for a realistic budget you have to account for all interior construction and finishing element. That includes not just the walls, the floors, the lighting, the paint, but also could include the furniture, the you know decorative wall features. I've got one right now. We're building a bar in the front of an office. I don't ask why they want a bar in their office, but they want a bar. Don't ask why they want a bar in their office, but they want a bar.

Speaker 3:

So you have to take into consideration everything and including different types of lighting for different areas, different styles of lighting, different types of flooring for different areas. There's a lot of things to consider. And then, on every project, there's things to consider that make a commercial project different from a residential. There's different compliance, there's different codes, there's ADA compliance, there's fire separation compliance, fire rated walls and doors, ada accessibility, irrigation, sprinkler systems for your fire, energy code requirements based on where you live.

Speaker 3:

There's just so many things that make a commercial finish out different than a residential project and you have to consider all of those in the budget and in the planning. And as a GC, you can't necessarily rely on the work that's happened before you receive the project to be accurate. For example, you have no idea how many times I receive more plan sets from architects that have non-ADA compliant bathrooms than anything you know and and I don't know why they draw them up that way, but they do. And then I have to have a conversation with the client about how it's going to change, because everything's got to be ADA compliant. You know, if we for a water fountain, hallway, any kind of access bathrooms are the big one. So we have to consider all of these things and have those conversations with the client, and all of that affects the budget.

Speaker 2:

Now, how long does its typical commercial finish out project take?

Speaker 3:

Well, that's a loaded question, sophia. Yeah, anywhere. Honestly, if it's a small've done, like little uh, physical therapy offices, I mean uh, the company I do those for, we finish those out in two or three months, including the permitting process and going through all the inspections, and then I've got other projects can 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, of course, projects that aren't necessarily just finish out right, like build a warehouse on the back of a building. It's going to depend on how big the warehouse is and how much the weather affects when we pour concrete, if we can pour concrete or not.

Speaker 3:

So there's a lot of things to consider and we try to build that in. I let people know. So there's a lot of things to consider 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 a schedule as well, right, so if the schedule is getting behind because of weather or supply chain issues or whatever the case may be, or if the client has to pause the project for any reason, we have a schedule and we can continue to move that schedule along and change that projection date if needed. But I mean honestly the real answer to how long a commercial project can take, whether it's finish out or the full project. I mean anywhere from two months to a year.

Speaker 2:

Wow, Now do you have any final words for our listeners today on commercial finish out and how it works?

Speaker 3:

Well, I'll tell you honestly, my commitment is to deliver a fully finished and functional commercial space that my clients can move in and operate seamlessly. And it's my job to walk them through that process until the day they move in, which means they have their clear certificate of occupancy. I'm right there with them, holding their hand and working through any anxieties or stress that they have and letting them know that you know that the project's on the right track and if it's not, what we're going to do to help it get back on the right track. And I guess in closing I'll say you know that's the final coat. And remember always measure twice and podcast once.

Speaker 2:

Measure twice and podcast once. Thank you so much for that detailed explanation on commercial finish outs, jeff, we'll catch you in your next episode and have a fantastic rest of your day.

Speaker 3:

Thank you for having me. Sophia, Appreciate you.

Speaker 1:

That's a wrap for this episode of Remodel Contracting Podcast. Ready to kick that 90s kitchen to the curb? For a free in-home consultation, call 469-831-5620 or visit remodelcontractingnet. Expect more, because your home deserves better and, honestly, so do you.