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Starting on an Austin commercial build-out can feel a bit like stepping onto a construction site for the first time: the possibilities are wide open, but there’s a lot of dust—and plenty of questions. Whether you’re changing a blank shell into something new, updating a second-generation space, or navigating the in-between of a white box, every project is a unique journey shaped by your vision and the needs of your business.
Let’s break down the basics:
Build-Out TypeDescriptionTimelineBest ForShell/First-GenerationTurning a raw, empty space into a fully functioning environment32 weeks avg.New construction, custom layoutsSecond-GenerationRefreshing or reconfiguring spaces that were previously built-out20 weeks avg.Quick turnarounds, cost savingsWhite BoxStarting with basic finishes (like drywall, lights, and HVAC) and adding your touches24-28 weeksBalance of speed and personalization
No matter your starting point, your Austin commercial build-out will reflect your goals—whether you’re the owner planning for long-term value, a tenant creating the perfect workplace, or a manager keeping day-to-day operations running smoothly. In Austin’s fast-growing commercial market, knowing the build-out process up front is key to smooth sailing, not costly detours.
Recently, Austin’s commercial build-out landscape has been buzzing. The City of Austin’s Commercial Plan Review Division is processing many new construction permits in about 25 business days, while smaller remodels often get a green light in just 7–15 business days. This is a huge advantage when your schedule (and sanity) are on the line. Projects like the ATX 130 Business Park and Eastlake at Tillery are proof—both achieved impressive results, with ATX 130 even hitting full occupancy in less than a year after completion.
So, who needs this guide? If you’re a property manager trying to keep tenants happy, a developer wrangling multiple projects, or a facilities director focused on seamless operations, you’re in the right place. Everyone navigating the build-out process in Austin will find something here to help them move forward with confidence.
The Austin commercial build-out market is hotter than a summer day on South Congress. With tech companies, healthcare providers, and retailers all racing to set up shop or expand, tenant improvements (what the pros call TIs) have become a cornerstone of commercial real estate.
The numbers say it all: Austin build-out projects range from cozy offices of 1,540 square feet to sprawling warehouses topping 200,000 square feet. Whatever your size or style, this guide is here to help you steer the twists and turns of the process.
We wrote this guide for all the folks who make Austin’s commercial spaces come alive:
Property owners looking to boost their property’s value through smart improvements.
Tenants ready to craft a space that fits their brand and workflow just right.
Commercial real estate brokers who want to give clients the best advice on picking and improving spaces.
Facility managers and project managers overseeing renovations, expansions, or day-to-day operations.
At Revive Construction + Restoration, we know the ins and outs of every Austin commercial build-out—and we love sharing what works (and what to watch out for). Let’s get building together!
Before you jump into the build-out process, it’s important to get familiar with the different types of work involved—and why these differences matter. Not all commercial construction is created equal, especially in a fast-growing market like Austin.
Let’s start with the basics. An Austin commercial build-out—sometimes called a tenant improvement or “TI”—is all about changing a space so it truly fits your business. Or, as one industry expert puts it, “A tenant build-out is the process of designing and modifying a leased commercial space to meet your specific business needs.” In other words, it’s your chance to shape a blank slate (or a not-so-blank one) into a space that works for you.
In Austin, commercial build-outs typically fall into three main buckets:
Each of these build-out types affects how long your project will take, how much it will cost, and how much you can customize. For example, a shell build-out in Austin might take around 32 weeks, while updating a second-generation space could be done in 20 weeks or less.
The Austin commercial build-out scene is as diverse as the city itself. You’ll find everything from high-tech offices and trendy restaurants to sprawling warehouses and flexible spaces that can morph with your needs.
Each of these space types comes with its own set of requirements and quirks. Understanding what you’re working with—and what you’ll need—can save you time, money, and plenty of headaches down the road.
It’s easy to mix up terms like “build-out,” “renovation,” and “remodel.” But in commercial real estate, they don’t all mean the same thing.
An Austin commercial build-out usually means turning an unfinished (or previously finished) space into something totally new for your business or a new tenant. It can involve everything from installing walls and HVAC to picking out paint colors.
A renovation is mostly about updating what’s already there—improving finishes, upgrading lighting, maybe swapping out old flooring. The layout usually stays the same, and the work is less invasive.
A remodel can get a bit more dramatic. Here, you might move walls, change how people flow through the space, or even update the building’s structure.
The three key differences to keep in mind are:
Scope: Build-outs can include everything, from infrastructure to those final designer touches. Renovations are usually more targeted, and remodels sit somewhere in-between—sometimes just a little, sometimes a lot.
Structural Impact: Build-outs, especially in shell spaces, may involve major work—think new plumbing or electrical systems. Renovations usually stay within the existing framework, while remodels might change the layout or structure but rarely start from scratch.
Cost Implications: First-generation build-outs are typically the most expensive, since you’re adding everything from the ground up. Renovations or second-gen build-outs can be much more budget-friendly, since you’re working with what’s already there.
As project management expert Dustin Hogzett puts it, “An office build-out refers to construction within a raw shell, while an office renovation involves updating or modifying an existing space.” Knowing which type your project falls into is the first step to a smooth—and successful—Austin commercial build-out.
Ready to dive deeper into timelines and the step-by-step process? Explore our construction services to see how Revive Construction + Restoration can help you bring your vision to life.
If you’re planning an Austin commercial build-out, knowing the process up front can save you a ton of headaches (and maybe even a few gray hairs). Each phase builds on the last, and having a roadmap helps keep everything—and everyone—moving forward.
Let’s walk through what you can expect, from the first sketch to opening day.
Every great space begins with a conversation. The first step in your Austin commercial build-out is figuring out what you truly need—before you sign anything or swing a hammer.
At this stage, you’ll work on space programming, deciding how much room you need for work areas, private offices, break rooms, or specialty zones. Test-fits are your friend here, helping you see if a space matches your needs before you commit. It’s a bit like trying on shoes before buying—you want it to fit before you walk out the door.
Once you have a sense of your space, budget development comes into play. It’s important to set cost expectations early so there are no surprises down the road. This is also when you assemble your project team—architects, contractors, engineers, and of course, your trusty project manager.
At Revive Construction + Restoration, we like to start with a sit-down to talk about your business goals, growth plans, and what makes your company unique. Building a space that fits your brand and future is always our top priority.
With your needs mapped out, the design fun begins. First, you’ll see schematic designs—initial drawings that capture your big vision. From there, you’ll move into more detailed plans, where every fixture, finish, and material is mapped out. Architects and engineers work together to create construction documents that guide the build and get you through permitting.
But let’s be honest: budgets matter. That’s where value engineering steps in. The goal here is to find creative ways to save money while keeping quality and function high. Maybe that means finding a more affordable flooring option or rethinking the way a meeting room is laid out. Flexible layouts that adapt as your business grows are especially important in Austin’s ever-changing market.
For most second-generation spaces in Austin, this design phase takes about 6–10 weeks. For shell spaces, plan for 10–12 weeks. It’s a worthwhile investment—making smart choices now saves time and money later.
Permitting in Austin can feel like learning a new language, but don’t worry—we’ll translate. Everything starts with submitting a commercial building application through the city’s AB+C portal. The City of Austin’s Commercial Plan Review Division takes the lead, with timeline targets based on project size. New construction can take up to 25 business days. If you’re working with a space under 25,000 square feet, expect about 15 business days. Small remodels can finish review in as little as 7–15 business days.
Permitting also includes special reviews for energy code compliance, health department (hello, restaurant owners!), Texas Accessibility Standards (TAS), and fire safety. All commercial remodels and tenant finish-outs must show energy compliance—Austin is serious about sustainability. For more on the building code requirements, see the 2021 International Building Code as adopted by Austin.
Here’s a tip: consider a permit expediter for complex projects, or use the city’s Quick Turn-Around (QT) path for smaller jobs. Austin also allows concurrent reviews to help speed things up.
Permitting times can fluctuate as Austin grows, so working with a team that knows the ropes is a real advantage. For more details on construction services and how we manage permitting, visit our construction services page.
With permits in hand, it’s time to build. Construction starts with a pre-construction meeting. This is where everyone gets on the same page about communication, schedules, and site access. The actual work kicks off with demolition if needed, then rough-in work—installing the electrical, plumbing, and HVAC systems that bring your space to life.
Walls go up, ceilings take shape, and soon it’s time for finishes like flooring, lighting, cabinetry, and paint. Throughout, city inspections ensure everything meets code. Regular updates and open lines of communication (often via project management apps) keep everyone in the loop and nip problems in the bud.
At Revive, our project managers make sure you’re never in the dark about what’s happening on site. The goal? Zero surprises and a smooth path to completion.
You’re almost there! The close-out phase is all about the final details. Together, we’ll walk the space and create a punch list—a checklist of any last tweaks or fixes needed. Final city inspections follow, leading to the holy grail: your Certificate of Occupancy (CO). This means your space is officially open for business.
Before you move in, we provide facility training so your team knows how all the systems work. We’ll also hand over warranty info for everything installed, giving you peace of mind long after you unpack.
Move-in coordination is the grand finale. We stick with you until the dust settles (literally), making sure your transition is as seamless as possible.
So, how long does an Austin commercial build-out take? Here’s what we see on average:
Every project is different. Factors like project size, complexity, and city workload can shift these timelines. The key is planning ahead and working with pros who know Austin’s process inside and out.
Ready to turn your vision into reality? Contact us today to get your Austin commercial build-out off to a flying start.
When it comes to an Austin commercial build-out, code compliance and sustainability aren’t just buzzwords—they’re essential steps for keeping your project on track and your business protected. Austin has unique requirements and green initiatives that shape every commercial project, so let’s walk through what you need to know.
The City of Austin takes permitting seriously, and so do we. Every Austin commercial build-out starts by submitting a digital application through the city’s portal. You’ll need to provide a full set of plans, checklists, and quite a bit of paperwork—think of it as your project’s passport. Common requirements include detailed construction drawings, proof of asbestos inspection (for older buildings), energy compliance calculations like COMcheck, and, if you’re planning a restaurant or healthcare space, health department applications and industrial waste plans. Don’t forget TAS registration for accessibility.
Review times vary depending on the scope of your project. Standard reviews can take anywhere from 15 to 25 business days. Simpler or smaller projects may qualify for a 7-business day review, and in some cases, the city offers a Quick Turn-Around (QT) option with same-day feedback. If you’re juggling both site plan and building permit, consider concurrent review to keep things moving.
One important tip: plan reviews expire after one year. If you wait too long, you’ll have to start over—so staying organized and responsive pays off.
Austin is known for its eco-friendly vibe, and the city’s commercial building codes reflect that spirit. Every Austin commercial build-out must meet the latest International Energy Conservation Code (IECC) standards, which means stricter rules for lighting, HVAC, and building envelopes. You’ll need to show energy compliance with tools like COMcheck, and water-efficient fixtures are a must.
The city also encourages builders to join the Austin Energy Green Building Program. While participation is voluntary, it can bring energy savings and even boost your marketing appeal. More and more, we’re helping clients make spaces EV-ready—even if chargers aren’t installed on day one, it’s smart to plan for the future.
If sustainability matters to you, we can suggest options like daylight harvesting, solar-ready roofs, low-VOC paints, and recycled materials. These choices aren’t just good for the planet—they can lower operating costs and show your customers you care.
Even the best-planned Austin commercial build-out can hit a snag, but most delays are avoidable. The most common issues we see are missing paperwork—especially asbestos reports for existing structures, incomplete MEP (mechanical, electrical, plumbing) drawings, or outdated site plans. Site plans older than a year mean back to the drawing board for reapproval.
Accessibility is another area where surprises pop up. All commercial spaces must meet Texas Accessibility Standards (TAS) and ADA rules, so it pays to double-check door widths, restroom layouts, and entry routes early. Fire safety sometimes gets overlooked too—exit signage, fire barriers, and suppression systems must all meet code.
Don’t forget your plumbing fixture counts! The number of restrooms isn’t just a guess; it’s set by code, based on your building’s occupancy.
At Revive Construction + Restoration, we know the ins and outs of Austin’s codes. We help you spot these pitfalls in the design phase, so you don’t face costly redesigns or permit delays down the road. Want more info about our restoration services? We’re here to help keep your property safe, sustainable, and fully compliant—every step of the way.
Managing costs, designing a space that feels like “you,” and getting ready for future growth—all three are essential for a successful Austin commercial build-out. Let’s walk through how to balance these goals without losing sleep (or your budget).
First, let’s talk about the big question: What really drives the cost of an Austin commercial build-out? If you’re feeling overwhelmed by options and price ranges, you’re not alone.
Space condition is one of the biggest factors. Starting with a raw shell means you’re building from scratch—think “blank canvas with lots of work ahead.” This takes more time and money than updating a second-generation space, which may already have basic infrastructure in place.
The quality of your finishes is another major cost decision. Are you going for durable basics, mid-grade comfort, or a high-end showpiece? Each choice impacts your bottom line.
Mechanical systems—especially HVAC—are often a surprise expense. Specialized spaces, like data centers or laboratories, demand more power and climate control, which can drive costs up quickly.
You’ll also need to budget for special requirements: soundproofing for those top-secret meetings, security systems to keep things safe, or equipment installations for unique business needs. And don’t forget market conditions—material prices and labor rates in Austin can swing with demand.
Costs usually fall into a few main buckets:
At Revive Construction + Restoration, we believe in transparency. We break down every dollar spent, so you can see exactly where your investment is going—no hidden surprises, just honest answers.
Your office (or retail, or industrial space) should do more than just hold desks and equipment—it should tell your story and help your team do their best work.
A well-designed Austin commercial build-out brings your brand to life. From the moment someone steps inside, your colors, logos, and style should greet them. As one design expert puts it, “You’ve invested a lot in your brand, and your office space should reflect that aesthetic.” The right design also supports productivity: open spaces for collaboration, quiet nooks for focus, wellness rooms for recharge, and technology-enabled areas for seamless meetings.
Employee well-being matters, too. Natural light, good acoustics, healthy air, and ergonomic furniture aren’t just buzzwords—they’re real contributors to job satisfaction and business performance.
For a dose of inspiration, look at Eastlake at Tillery in East Austin. With its fitness center, bike storage, private patios, and rotating local art, it shows how design can meet modern workplace expectations and create a space people love to be in.
At Revive, we dig deep to understand your business and culture, then translate that into a design that boosts both your brand and your team’s productivity. No cookie-cutter solutions here—just spaces that work for you.
Let’s be honest: construction projects rarely go exactly as planned. But with the right strategies, you can avoid most budget and schedule headaches.
It starts with having a project manager involved early. Good oversight from day one helps catch issues before they become expensive problems.
Our team leans hard into value engineering—looking for smart ways to trim costs without sacrificing quality or functionality. We’re pros at finding materials, finishes, or systems that save you money but still deliver the wow factor.
Permitting in Austin can be a maze. Having a solid permit strategy and staying on top of city requirements can shave weeks off your timeline. And given today’s supply chain realities, we’re proactive about ordering long-lead materials and building in buffers for delays.
Last but not least, we always recommend a realistic contingency for both budget and schedule. It’s like an umbrella: you hope you won’t need it, but you’ll be glad to have it when that unexpected “rain” hits.
As one Austin project manager wisely said, “Start early, and have a plan to avoid costly delays.” That simple advice can mean the difference between a smooth experience and a stressful one.
Future-proofing your Austin commercial build-out is about more than guessing what’s next—it’s about creating flexibility from day one.
We help you choose infrastructure that can adapt, like raised floors for easy cabling changes, modular walls for quick reconfigurations, and accessible ceilings. Modern businesses need more tech than ever, so we plan for ample power, strong data connections, and robust wireless coverage.
Designing with growth in mind means your space can expand or shift as your team changes. Modular furniture keeps things agile, letting you rearrange as needed.
And don’t forget sustainability. Energy-efficient systems and smart lighting aren’t just good for the planet—they save you money long-term. We always look for ways to make your space greener, whether that’s with recycled finishes, daylighting, or planning for future upgrades like EV charging and IoT sensors.
At Revive Construction + Restoration, we believe a well-planned build-out is a gift to your future self. By thinking ahead, you’ll save time, money, and headaches down the road—and you’ll be ready for whatever comes next.
Ready to start planning your ideal Austin commercial build-out? Contact us today and let’s turn your vision into reality—on time, on budget, and built to last.
If you’ve made it this far, you’re probably still brimming with questions about the Austin commercial build-out process. Let’s tackle some of the most common ones we hear at Revive Construction + Restoration—and wrap things up with some final thoughts for your project journey.
Permitting in Austin is a bit like Texas weather—it can be fast, it can be slow, and sometimes it changes when you least expect it. On average, here’s what you can expect:
These timeframes all assume your application and plans are fully complete, code-compliant, and don’t need any corrections. If the city comes back with comments or you’re missing documents, expect some extra time. We always recommend planning at least 6-8 weeks in your schedule for permitting—just in case you hit a speed bump.
If you’ve ever tried to price a house remodel, you know construction costs can feel like chasing a moving target. Commercial build-outs are no different, but here’s a clear breakdown to help you plan:
For shell or first-generation build-outs, you’ll usually see ranges between $80 and $120 per square foot for basic spaces. Want something a little nicer? Mid-range finishes typically run $120 to $180 per square foot. If you’re dreaming big—think glass walls and posh lighting—budget $180 to $250 or more per square foot.
Second-generation build-outs (where you’re updating a previously finished space) can be much more budget-friendly. A simple refresh might start around $40 to $80 per square foot. More involved renovations generally land between $80 and $120 per square foot. If you’re going for a full change, comprehensive remodels can climb to $120 to $180+ per square foot.
These numbers are for construction only. Don’t forget to set aside a separate budget for your furniture, fixtures, equipment, and tech. And if you have special needs—like a medical suite or a restaurant kitchen—costs will be higher due to the extra infrastructure.
One more thing: landlords often provide a tenant improvement (TI) allowance to help offset costs, but these usually range from $25 to $50 per square foot, which means you may need to cover the gap in your project funding or negotiate up front.
Great news: sustainability isn’t just for giant tech campuses or LEED-certified skyscrapers. There are plenty of smart, affordable ways to make your Austin commercial build-out greener—and many of them pay for themselves over time.
Start with energy-efficient LED lighting and smart controls. These upgrades can cut utility costs right away. Low-flow water fixtures are another easy win and are required by code in most cases. If you want to go further, look for recycled or locally sourced materials, which are often competitively priced and lighten your environmental footprint.
Optimizing your HVAC zones—making sure you only cool or heat the spaces you need—can make a big difference too, especially in Texas summers. Maximizing natural daylight helps reduce your lighting needs and boosts employee well-being (plus it just feels good). And before you toss out that existing furniture, see if it can be refurbished or reused instead.
Finally, be sure you’re meeting Austin’s COMcheck energy code requirements. You don’t have to go above and beyond unless you want to—just making smart, code-compliant choices can keep your space comfortable and affordable.
If you’d like more ideas or want to dig into the details of energy codes and sustainable upgrades, take a look at our restoration services and construction services pages for insights and inspiration.
Whether you’re planning your first Austin commercial build-out or you’ve managed dozens, we know every project comes with questions, challenges, and (hopefully) a little excitement. At Revive Construction + Restoration, we’re passionate about helping Austin businesses build spaces that work—for today and for years to come.
Ready to move from blueprints to reality? Contact us today and let’s bring your vision to life—efficiently, sustainably, and with the code-compliance you need for peace of mind.
And if you’d like to see what’s possible, visit our projects for real-world examples of commercial build-outs across Austin.
Here’s to your next grand opening!
Taking on an Austin commercial build-out can feel like steering a ship through busy waters—but with the right crew, your journey ends with a space you love and a process you can actually enjoy.
As Austin continues to grow and change, so do the rules, market trends, and expectations for commercial spaces. Projects like ATX 130 Business Park and Eastlake at Tillery show just how important it is to get every detail right. From code compliance and sustainability to brand expression and future flexibility, every choice you make influences your long-term success.
At Revive Construction + Restoration, we believe your build-out should do more than just “check the boxes.” Our team brings years of Austin market experience, practical know-how, and a dash of good humor to every project. We manage the headaches—permits, inspections, punch lists—so you can focus on what matters: running and growing your business.
Whether you’re changing a raw shell into your company’s new home or giving a second-generation space a fresh start, we’re here to walk you through every phase. We serve the entire Austin area—Round Rock, Cedar Park, Pflugerville, and everywhere in between. If you want a build-out partner who brings clarity, honesty, and a genuine commitment to your goals, you’re in the right place.
Ready to get started on your Austin commercial build-out? Contact us today and let’s turn those blueprints into reality. With Revive, you get more than construction expertise—you get a team that cares about your business, your brand, and your peace of mind.
Let’s build something great together.
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