From Shell to Showcase: How Specialty Contractors Delivers Top-Tier Retail Finish-Outs in Dallas

Introduction: Why the Finish-Out Is the Future

In a city like Dallas, where commercial real estate is booming and new brands are constantly launching, the retail finish-out is where vision meets execution. Whether you're a national franchise, a boutique startup, or a restaurant group expanding to your next location, the difference between “just another lease space” and a destination storefront is determined during the finish-out.



At Specialty Contractors, we help bring retail spaces to life — turning vanilla shells into customer-ready experiences with precision, speed, and a deep understanding of City of Dallas codes and permitting.

This post dives into one recent fictionalized project, walks you through the finish-out process, and provides best practices for any business planning a commercial retail build-out.

Chapter One: Meet LUME — A Boutique’s Bold Vision

LUME was a curated women’s fashion and lifestyle brand with a booming online store and a loyal social media following. When the founder, Marisol Vega, decided to open her first physical retail location in Lake Highlands, she needed a general contractor who could understand her brand aesthetic, meet a fast-tracked grand opening date, and stay within a strict budget.

She Googled “retail finish-out contractors Dallas” and “commercial tenant improvement Lake Highlands” and found us—Specialty Contractors.

Step One: Pre-Construction Planning

During the discovery phase, our team met Marisol on-site at a 1,750 sq ft shell space off Northwest Highway. The space had concrete floors, no interior walls, and only basic HVAC rough-in.

What we did:

• Measured and created detailed as-builts
• Reviewed lease terms (who’s responsible for HVAC, sprinkler head adjustments, etc.)
• Created a full Scope of Work (SOW)
• Coordinated architect and MEP (Mechanical, Electrical, Plumbing) drawings
• Provided a Class B budget estimate with contingencies

We explained what many first-time retail tenants don’t know — that tenant finish-outs in Dallas involve zoning compliance, city inspections, fire marshal coordination, and often, utility upgrades.

What Is a Retail Finish-Out?

A retail tenant finish-out refers to the interior construction of a commercial lease space — typically a raw or semi-finished "vanilla shell" — to customize it to the tenant’s specific use.

Includes:

• Demising walls
• Lighting & electrical layout
• Flooring
• Bathrooms & ADA compliance
• Storefront adjustments
• Signage prep
• Paint, finishes, shelving
• POS stations, fitting rooms, breakrooms

Best Practice: Know the Three Types of Shells

Shell TypeWhat You GetIdeal ForCold Shell4 walls, slab, roof onlyGround-up buildsVanilla ShellIncludes HVAC, drywall, basic lightsTypical strip centersSecond-GenPreviously occupied, partial infrastructureRestaurants, salons, boutiques

We helped LUME navigate from a cold shell to a beautifully branded boutique space.

Chapter Two: Permit, Bid, and Build

Once drawings were finalized, we moved into permitting and final budgeting.

Timeline:

• Permits: 3–5 weeks (City of Dallas)
• Build Schedule: 6 weeks from permit release
• Grand Opening: 10 weeks from signing

Specialty Contractors handled:

• General Contracting
• Permit acquisition & inspection coordination
• Subcontractor management (MEP, framing, drywall, millwork, flooring)
• Final punch-list and CO (Certificate of Occupancy) support

Construction Highlights for LUME

TaskMaterialNotesFraming & drywall5/8” fire-rated10’ ceilings, fitting room wallsFlooringPolished concrete with sealantMatte finish, low maintenanceLightingPendant fixtures + trackInstalled dimmable LED systemBathroomADA-compliant single stallTile flooring, touchless fixturesAccent wallCustom millwork slatsDesigned to match logoSignage prepElectrical stub-out for halo lightingMet landlord and code specs

Real-World Tip: Allow Budget for Utility Surprises

During the MEP rough-in, we discovered the electrical panel couldn’t support the tenant’s lighting design. We coordinated with Oncor for a service upgrade — adding ~$5,000 and 2 extra days.

By having a contingency (we recommend 10–15% of total project cost), LUME was able to absorb the cost without delaying their opening.

Chapter Three: From Job Site to Grand Opening

The final weeks focused on details:

• Floating shelves installed to spec
• Custom dressing room doors hung
• POS counter custom-built and fitted
• Painted signage graphics applied
• HVAC balancing and final inspection

The CO was issued two days early, and the LUME grand opening drew over 200 local shoppers—helped by a “shop local” campaign promoted on Facebook and Instagram.

“Everyone said the store felt like us—it didn’t just look good, it felt intentional,” Marisol shared.

Retail Finish-Out Budget Breakdown

Here’s a typical cost structure for a 1,500–2,000 sq ft boutique retail space:

CategoryCost RangeNotesArchitectural / MEP Plans$5,000–$12,000Required for permit submittalPermits & Fees$1,000–$3,000Depends on city and fire inspectionFraming/Drywall$8,000–$15,000Walls, bulkheads, soffitsFlooring$5,000–$12,000Polished concrete, LVT, tileHVAC / Electrical / Plumbing$15,000–$30,000Based on layoutLighting & Fixtures$4,000–$10,000Can vary widelyMillwork & Finishes$8,000–$20,000Custom pieces, shelving, etc.Contingency10–15%Always recommended

Total Build-Out Range: $60,000–$125,000+ depending on square footage, complexity, and finish level.

Common Mistakes to Avoid

1. Waiting to Engage a GC Until After Lease Signing
   → Involve a contractor before signing to understand space viability and potential build-out costs.
2. Underestimating Permit Timelines
   → Dallas permits typically take 3–6 weeks with inspections adding more time.
3. Skipping the MEP Review
   → Old or underpowered HVAC/electric can cause huge delays or cost spikes.
4. Overdesigning Without Budgeting
   → Choose “impact areas” to invest in, like entryway, POS, or branding wall.
5. Not Setting Contingency Funds Aside
   → Hidden slab plumbing, panel upgrades, and fire suppression are common surprises.

Areas We Serve

Specialty Contractors provides retail tenant finish-outs across North Texas, including:

• Lake Highlands
• Deep Ellum
• Downtown Dallas
• Uptown
• Preston Hollow
• Plano / Frisco / McKinney
• Southlake / Grapevine / Arlington

FAQ: Retail Finish-Out Dallas

Q: How long does a typical retail finish-out take in Dallas?
A: For spaces under 2,500 sq ft, plan for 6–10 weeks (from permit approval). Larger or more complex builds can take 12–16 weeks.

Q: Who pulls the permits — the landlord or tenant?
A: Usually the contractor working on behalf of the tenant. Specialty handles all submissions, inspections, and CO sign-offs.

Q: Can I open while work is still happening in the back?
A: Yes — with a phased permit and separate COs. We’ve helped clients open POS counters or limited access while work continued behind barriers.

Q: Do you do franchise build-outs?
A: Yes. We’ve completed finish-outs for restaurants, franchises, salons, retail boutiques, med spas, and more.

Final Thoughts: The Specialty Difference

With over 40 years of construction excellence, Specialty Contractors brings both experience and local knowledge to the table. We don't just build spaces — we help brands show up better, faster, and with confidence.

If you’re opening a new storefront or expanding your business in Dallas, we’ll make the process easy. From shell to showcase, we’re your trusted partner every step of the way.

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