We signed the lease in March and were serving customers in June. LNB walked the space with our drawings before we committed and told us exactly what the landlord's work letter did not cover.
Marisol Vega
Owner
We Build Out The Space You Just Leased.
Tenant improvements, franchise build-outs and commercial finish-outs. You hand us an empty shell and a brand standard. We hand you back a business that's ready to open.
Katy, Texas HQ. On site in all fifty states.
What We Build
One thing, done properly. We take leased commercial space from empty shell to open doors. We don't pour foundations and we don't build subdivisions. We finish interiors, and we do it for people who have a lease clock running.
Tenant Improvements
The landlord gave you a shell and an allowance. We turn it into your space.
Franchise Build-Outs
Your brand standard, built to spec, location after location.
Restaurant Build-Outs
Hoods, grease traps, health department, front of house. Open on schedule.
Retail Build-Outs
Storefront, fixtures, lighting, POS rough-in. Merchandise-ready.
Office Build-Outs
Class A finishes, demising walls, data, and a floor plan that actually works.
Medical & Med Spa Build-Outs
Treatment rooms, med gas, ventilation, ADA. Built to pass inspection first time.
By Property Type
Multifamily Renovation
Unit turns, common areas, amenities and exteriors, phased around residents who never moved out.
Not sure which one you need? Tell us about the space and we'll sort it out on the call.
- Licensed Texas General Contractor
- Bonded & Insured
- Workers’ Comp Carried
- BBB Accredited A+
- NARI Member
- On Site In All 50 States
- Escrow Services Available
Who You Are Actually Hiring
Most commercial contractors treat tenant improvement as the small work they take between real jobs. It sits at the bottom of a services list under “ground-up” and “civil” and “design-build.”
That's not us. Building out commercial space is the business, not the filler between bigger ones. Twenty years of it. Franchise programs where we've built the same brand in five states and the fixtures land in the same place every time.
That focus is worth something specific to you: we've already solved your problem. The grease interceptor the city wants that isn't in your landlord's drawings. The med gas inspection that adds three weeks if you schedule it wrong. The franchisor's fixture package that ships six weeks out and needs a slab poured before it arrives. We've hit all of it before, on somebody else's job, and we've stopped it from becoming your delay.
You're not hiring a general contractor who also does build-outs. You're hiring a build-out contractor.
How A Build-Out Works
Five stages. You'll know which one you're in at all times, and you'll know what's happening next.
Walkthrough And Scope
We walk the space with you, read the lease, the landlord's work letter and the brand standards, and give you a written scope of exactly what's included, and more importantly what isn't.
Budget And Bid
A line-item number, not a range. Every trade broken out. If something in the space is going to cost more than you expected, you find out here, not in month three.
Permits And Drawings
We handle the drawing set, the submittal and the jurisdiction. Permitting is the single most common reason build-outs slip. We treat it as the critical path, because it is.
Construction
Demo, framing, MEP rough-in, inspections, finishes, fixtures. Weekly written updates with photos. One project manager, one phone number, the whole way through.
Punch List And Handover
We walk it with you and fix the list before we ask for the final draw. You get closeout documents, warranties, as-builts and the certificate of occupancy. Then you open.
Don't Take Our Word. Here Is Our Work.
Brands we have built for, from single storefronts to multi-unit franchise programs.
Automotive
Franchise rolled out. National.
Tint World · National
Service bays + customer lounge + retail
Wellness & Fitness
Franchise delivered. On schedule.
Degree Wellness · Houston, TX
Studio + reception + recovery
F&B
Storefront retail. Custom freezer bays.
Stella's Ice Cream · Phoenix, AZ
Retail + custom freezer bays + back kitchen
Pet Services
Specialty pet hospitality. Built to scale.
Happy Cat Hotel · National
Boarding + grooming + retail
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From Empty Shell To Open Doors
Drag any handle. On the left, a space in the condition a landlord hands it over in. On the right, a finished interior a business can trade out of.
ShellFinished
ShellFinished
ShellFinishedInside The Work
Clinics, med spas, automotive styling centres, an ice cream shop. Different trades, same job: take the shell and finish it to the brand's standard. Every photograph below is ours.
The Kinds Of Space We Build Out
If it's leased, interior, and commercial, it's in our lane. See every service.
What Owners Say Afterwards
The part that matters is not the bid. It is whether the space opened when they said it would.
We signed the lease in March and were serving customers in June. LNB walked the space with our drawings before we committed and told us exactly what the landlord's work letter did not cover.
Marisol Vega
Owner · Independent Cafe
Our lender wanted G702s and a schedule of values, not a lump sum. LNB billed the way the bank expected from the first draw, so nothing stalled in underwriting.
Dev Ramaswamy
Franchisee · Fitness Franchise
Four units in three states and every one of them looks like the prototype. That is the part I could never get from hiring a different contractor in each market.
Alicia Brenner
Director of Development · Multi-Site Retail Brand
One superintendent, one number to call, weekly progress against the schedule. We were paying rent on a dark store and they knew it.
Tomasz Kowal
Managing Partner · Retail Group
The permit run in our jurisdiction is where these projects usually die. They tracked it and told us where it sat every week instead of going quiet.
Renée Okafor
Practice Manager · Dental Practice
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Built For Franchise Programs
If you're a franchisee, you don't need a contractor who can build a store. You need one who can build your store , the way the brand book says, with the approved vendors, on the timeline your franchisor's opening schedule assumes.
We've run multi-location programs for Tint World and Happy Cat Hotel. Same drawings, same fixture standards, different jurisdictions and different landlords every time. The value isn't that we can read a brand manual. It's that by location three, we know where your franchisor's spec and the local code are going to disagree, and we've already got the answer.
SBA Funding And AIA Billing
Most first-location owners are building on borrowed money. That changes how a construction job has to be run.
If you're funded by an SBA 7(a) or 504 loan, your lender releases money in draws, and each draw needs documentation they'll accept. We bill on AIA G702 and G703 forms, the standard certified payment application every bank, landlord and lender in the country already knows how to read.
That's not a small thing. A contractor who can't produce a clean G703 schedule of values will hold up your draw, and a held-up draw holds up your build.
Questions People Ask Before They Call
What exactly is a tenant improvement?
It’s the interior construction that turns leased commercial space into a usable business. Walls, ceilings, flooring, electrical, plumbing, HVAC distribution, lighting, millwork and finishes. The landlord delivers a shell or a previous tenant’s leftovers. The tenant improvement is everything between that and opening day.
Do you work outside Texas?
Yes. Katy, Texas is our headquarters, and Texas is where we do the most work, but we’ve been on site in all fifty states. Multi-location franchise programs are a big part of what we do, and those don’t stay inside one state.
How much does a build-out cost per square foot?
It depends on the space type and how much the landlord’s shell already includes. Restaurants and medical are the most expensive per foot because of the mechanical work. Open retail is the least. On a real project you’ll get a line-item number, not a range. Read the cost guide.
How long does a build-out take?
Most of ours run 10 to 20 weeks from permit to open, and permitting is usually the variable, not construction. A 2,000 sq ft retail space in a cooperative jurisdiction can be quicker. A restaurant or a dental office with heavy mechanical will be longer. Full timeline breakdown.
Can you work with my tenant improvement allowance?
Yes, and we’re used to it. We’ll read the landlord’s work letter, tell you honestly what the allowance actually covers, and bill in the format the landlord needs to release it. More on TI allowances.
Are you licensed and insured?
Licensed Texas general contractor, bonded, general liability and workers’ compensation carried, BBB accredited A+, NARI member. We’ll send certificates before you sign anything.
What kinds of projects do you take?
Commercial work. Tenant improvements, build-outs and finish-outs are the core of it, plus remodels and renovations. Tell us what the space is and what you need it to become, and we’ll tell you straight whether it’s a fit.
Next step
You Signed The Lease. Let’s Get It Open.
Send us the space and the brand standards. You’ll get a walkthrough scheduled inside 48 hours and a real number. Not a range, not a “starting at.”
No obligation. No pressure. If we're not the right builder for your project, we'll tell you on the call.
info@lnbconstruction.net
