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 Renovation Contractor
A commercial renovation contractor gets called when the lighting is on its second decade, the restrooms no longer meet current ADA, and the finishes are telling your customers something you did not intend to say.
- Licensed Texas General Contractor
- Bonded & Insured
- Workers’ Comp Carried
- BBB Accredited A+
- NARI Member
- On Site In All 50 States
- Escrow Services Available
Buildings Age Faster Than Businesses Do
The lighting is on its second decade, the restrooms don’t meet current ADA, the HVAC is at end of life, and the finishes are telling your customers something you didn’t intend.
LNB Construction renovates commercial interiors. We bring aging space back up to current code, current standards and current expectations, in occupied buildings, phased so the business keeps operating.
Most renovations we price are triggered by one specific thing: an accessibility complaint, a failed inspection, a lease renewal, or a landlord finally agreeing to spend. Whatever started it, the survey is the same.
- 20+
- Years In Business
- 250,000+
- Square Feet Built
- 50
- States On Site
- 17+
- Locations Delivered
What A Commercial Renovation Covers
Six areas, and a renovation almost never touches only one of them. Opening a ceiling for lighting tends to find the fire alarm, and correcting a restroom tends to find the corridor.
- Building Systems
- Lighting retrofits to LED, HVAC replacement and rebalancing, electrical panel upgrades, plumbing replacement and fire alarm modernisation.
- Accessibility
- Restroom reconfiguration to current ADA, door hardware and clearances, path-of-travel corrections, counter heights and signage. Frequently the trigger for the whole project.
- Envelope And Entry
- Storefront glazing, entry doors and vestibules, exterior lighting, canopy and awning replacement, weather sealing.
- Interior Finishes
- Ceilings, flooring, wall finishes, millwork, restroom fixtures and partitions.
- Layout
- Removing or adding partitions, opening up sightlines, reconfiguring circulation, adding or reducing office count.
- Life Safety
- Egress corrections, fire separation, sprinkler coverage, emergency lighting and exit signage.
Who We Renovate For
- Property owners and landlords preparing second-generation space to lease
- Building owners doing common area and restroom upgrades
- Office tenants renewing a lease and reinvesting in the space
- Retail and restaurant operators due for a brand cycle refresh
- Medical practices modernising treatment areas
- Franchisees on a franchisor remodel schedule
The Part Owners Underestimate
Renovation budgets get broken by a short list of things, and every one of them is discoverable before construction starts if somebody bothers to look.
Accessibility compliance.
Renovating triggers ADA obligations on the areas you touch and, past certain thresholds, on the path of travel to them. A restroom renovation can pull in the corridor, the entry door and the parking stall. We survey this at the walkthrough.
Concealed conditions.
Asbestos-containing floor tile and mastic in anything built before the late 1980s. Undersized electrical service. Cast iron waste lines at end of life. Structural conditions above the ceiling nobody has looked at since the building went up. On anything over about thirty years old we recommend selective investigative demo before we price.
Code cycle catch-up.
Energy code, seismic and wind provisions, and fire code have all moved. A building that was legal when it was built may need work in areas you were not planning to open.
We would rather say it in the bid than in a change order.
It makes for a less pleasant first meeting and a considerably better project. None of the three above is a surprise if somebody looks, and looking is cheap compared to finding out in month two.
What A Renovation Costs
Renovation budgets are broken by what nobody looked at. All four of these are discoverable before construction starts.
Concealed conditions.
Asbestos-containing floor tile and mastic in anything pre-1990, undersized electrical service, cast iron waste at end of life, and whatever is above the ceiling.
Accessibility triggers.
Renovating an area obliges that area to comply, and past certain thresholds the path of travel to it as well. A restroom can pull in the corridor, the entry door and a parking stall.
Systems at end of life.
Lighting, HVAC, panels and plumbing. Replacing one often obliges you to bring the others up to current code, which is a scope decision rather than a preference.
Occupied or vacant.
Containment, negative air, protected egress and after-hours work are real line items. A vacant building renovates considerably cheaper than a working one.
On anything over about thirty years old, we would rather price selective investigative demo first than hand you a number built on assumptions.
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
ShellFinishedHow A Renovation Runs
Walkthrough And Scope
We walk it looking for what the drawings will not show: floor tile of a certain age, undersized service, cast iron waste, and conditions nobody has seen since the building went up.
Budget And Bid
On an older building we price investigative demo first and the work second. A number built on assumptions about a 1970s building is a guess with a decimal point.
Permits And Drawings
Drawings and permit, with the code cycle catch-up named up front. Energy, wind and fire provisions have all moved, and a building legal when built may need work you were not planning.
Construction
Abatement first where it is required, by a licensed firm with independent clearance, then systems, then finishes. Containment throughout if the building is occupied.
Punch List And Handover
Punch, final inspections and closeout, including the abatement and accessibility documentation, which is the paperwork somebody asks for two years later.
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
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Franchise delivered. On schedule.
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Franchise rolled out. National.
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The same crews and the same schedule, on a different kind of space.
Renovation FAQ
What is the difference between renovation and remodeling?
Renovation updates and restores what is there. Remodeling changes the layout or the use. In practice most projects are both, and the words get used interchangeably.
Can you renovate an occupied office building?
Yes. Phased by floor or zone, with disruptive work scheduled outside business hours and containment maintained throughout.
Do you handle asbestos or lead?
We coordinate licensed abatement contractors and manage the sequence around them. The abatement itself is performed by a licensed abatement firm and, in most jurisdictions, verified by an independent third party.
Will renovating trigger a full ADA upgrade?
It depends on scope, cost and jurisdiction. Renovating an area generally requires that area to comply, and once alteration costs pass certain thresholds, the accessible route to it does too. We flag it at the walkthrough.
Do you self-perform or subcontract?
We manage a vetted trade base and self-perform where it makes the schedule tighter. Either way it is one contract, one project manager and one number to call.
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
