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
Services
Commercial General Contractor
A commercial general contractor holds one contract, carries the insurance, pulls the permits and answers for every trade on site. That is the whole point of hiring one: a single number, a single schedule, and one person to call when something slips.
- Licensed Texas General Contractor
- Bonded & Insured
- Workers’ Comp Carried
- BBB Accredited A+
- NARI Member
- On Site In All 50 States
- Escrow Services Available
One Contract, One Number To Call
LNB Construction is a licensed commercial general contractor. We hold the contract, carry the insurance, pull the permits, manage every trade on the job, and hand you a finished space with a certificate of occupancy.
Commercial construction is the whole of the business: tenant improvements, build-outs, finish-outs, remodels and renovations, under one contract and one point of accountability.
That is a narrower business than most GCs run, and it is deliberate. It is also the whole of our reputation, which is a different kind of incentive from being one line item in a portfolio.
- 20+
- Years In Business
- 250,000+
- Square Feet Built
- 50
- States On Site
- 17+
- Locations Delivered
What A General Contractor Is Responsible For
When you hire a GC you are buying single-point responsibility. Here is what sits on our side of the line, in the order it happens.
- The Contract
- One agreement, one price, one entity accountable for the result. You do not chase eleven trades.
- Licensing And Insurance
- Licensed Texas general contractor. General liability and workers’ compensation carried and certificated before mobilisation. Bonded.
- Permits
- Drawing submittal, plan review, permit issuance, all inspections and the certificate of occupancy.
- Buying The Trades
- We competitively bid each trade, vet the subs, and hold their insurance and licensing on file.
- Schedule
- Sequencing every trade, managing long-lead items, and telling you the truth about the date.
- Safety
- Site safety program, OSHA compliance, and in occupied buildings the protection of the public and your staff.
- Quality
- Inspecting work as it is installed, not after it is covered. Rejecting what does not meet spec.
- Money
- AIA G702 and G703 certified payment applications, lien waivers from every tier, and a clean paper trail your lender will accept.
- Closeout
- Punch list, as-builts, warranties, O&M manuals and final unconditional lien waivers.
Why Interior Only Is A Feature
The obvious question about a contractor who does one thing is whether you are giving something up. On a build-out, you are not.
Somewhere else, you are the smallest job in the portfolio.
The big regional GCs will take your 4,000 square foot build-out. It will be staffed by their most junior PM and scheduled around whatever hospital or distribution centre is paying the bills that quarter.
Here, you are the biggest job on the board.
Your build-out gets a project manager who has done a hundred of them, a schedule built around your rent commencement date, and a general contractor whose reputation is made entirely on projects exactly this size.
How We Are Structured For Out Of State Work
Being a Texas GC that works in all fifty states means solving the same three things repeatedly, plus being honest about the fourth.
Licensing.
We license or partner as each jurisdiction requires. That gets sorted before we bid, not after you sign.
Trade base.
For multi-location programs we build a vetted local trade base in each market and manage it against one national standard, so location eight looks like location one.
Presence.
A superintendent on site, not a project manager on a phone. Remote-managed construction is how brand standards quietly become suggestions.
One contract, in every market.
The same agreement, the same billing format and the same weekly report whether the job is in Katy or Kansas City. Running a program through one contract is the difference between managing a contractor and managing twelve of them.
How We Price And How We Bill
Two questions every buyer has and most contractor sites answer with the word competitive. Here is the actual answer.
Fixed price against a defined scope.
Most of our work. One number against a written scope with the exclusions listed, billed monthly against a schedule of values rather than against progress we assert.
Cost-plus with a GMP, where scope genuinely cannot be defined.
Available, and we will tell you when your project is one of them. It usually means significant unknowns behind existing construction rather than an undecided design.
An allowance is not a price.
Where a selection is not made yet, it is carried as an allowance and labelled as one. Allowances buried as prices are how a fixed-price contract quietly stops being fixed.
General conditions do not scale down.
Supervision, mobilisation, permits and insurance are much the same on 3,000 square feet as on 10,000, which is why small jobs cost more per foot everywhere.
AIA G702 and G703 certified payment applications with lien waivers from every tier, which is the format your lender and your landlord are both going to ask for.
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
ShellFinishedWhat Single-Point Responsibility Looks Like
Walkthrough And Scope
We walk it, read the lease and the work letter, and give you a written scope with the exclusions listed plainly. The exclusions are the half most contracts leave vague.
Budget And Bid
Every trade competitively bid and broken out on a schedule of values, so you can see what each trade costs rather than one number with the margin buried in it.
Permits And Drawings
We hold the permit. Drawing submittal, plan review comments, issuance, every inspection and the certificate of occupancy.
Construction
One superintendent on site and one project manager on the contract. Weekly written report with photographs, and insurance and licensing held on file for every sub.
Punch List And Handover
Punch closed before the final draw, then as-builts, warranties, O&M manuals and final unconditional lien waivers from every tier.
What Owners Say Afterwards
The part that matters is not the bid. It is whether the space opened when they said it would.
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
1 of 5
Related Work
Real square footage, real timelines, real brands.
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Franchise rolled out. National.
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Service bays + customer lounge + retail
Wellness & Fitness
Franchise delivered. On schedule.
Degree Wellness · Houston, TX
Studio + reception + recovery
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Related Services
The same crews and the same schedule, on a different kind of space.
Commercial General Contractor FAQ
What does a commercial general contractor do?
Holds the construction contract, manages every subcontractor and supplier, pulls permits, runs the schedule, controls quality and safety, and delivers the completed space. You have one contract and one point of accountability instead of coordinating trades yourself.
Are you licensed and insured?
Yes. Licensed Texas general contractor, bonded, with general liability and workers’ compensation. BBB accredited A+ and a NARI member. Certificates go out before you sign.
What kinds of commercial projects do you take?
Tenant improvements, build-outs, finish-outs, remodels and renovations, across every space type on our services list. Send us the scope and we will tell you plainly whether it is a fit for us.
How do you charge?
Most of our work is fixed-price against a defined scope, billed monthly on AIA G702 and G703 against a schedule of values. Cost-plus with a guaranteed maximum price is available where the scope genuinely cannot be defined up front.
Do you provide bonds?
Yes, where the project or the landlord requires payment and performance bonds.
Can you work with my architect?
Yes, and we prefer it. We will also bring one in if you do not have one.
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
