TurnKey Renovators completes commercial interior build-outs for shell spaces, second-generation sites, and newly leased properties across New Orleans and the Greater New Orleans area. Whether you are opening a new office, launching a retail concept, or fitting out a medical suite, we convert raw square footage into a fully finished, code-compliant commercial space.
Our build-out services cover structural framing, drywall, ceilings, and interior finishes alongside full coordination of mechanical, electrical, and plumbing systems. We also handle permitting support and city inspection management, and every scope is tailored to your industry, layout, and lease requirements.
Contact us to request a free commercial build-out estimate today!
A commercial interior build-out is the process of converting an unfinished or partially finished commercial space into a functioning business environment. Most leased commercial spaces in New Orleans are delivered as “vanilla shells” or cold dark shells, meaning the tenant receives bare walls, concrete slab floors, and rough-in utilities at the perimeter.
A build-out covers everything between that bare state and opening day. The scope varies depending on the condition of the space and your industry’s requirements. A shell build-out starts from studs and includes framing, insulation, drywall, ceilings, flooring, paint, lighting, and restrooms.
A second-generation build-out modifies an existing layout left by a prior tenant. Both require coordinating licensed trades across structural, mechanical, electrical, and plumbing work to meet Louisiana building codes and City of New Orleans permit requirements.
Missed scope items are one of the most common reasons commercial build-outs run over budget and over schedule. We provide a detailed scope of work before breaking ground so you know exactly what is covered.
Not every commercial space requires a ground-up build-out. Knowing the difference saves time and budget before you sign a lease.
A full shell build-out is required when the space has no finished walls, no interior partitions, no ceiling grid, and only utility stub-outs at the perimeter or core. This is common with new construction and first-generation leases in New Orleans.
A second-generation modification is appropriate when a prior tenant left behind a usable layout with functioning MEP systems. Modifications typically involve selective demolition of existing partitions, reconfiguring rooms, updating finishes, and adapting plumbing or electrical to a new use.
Signs that the existing layout cannot simply be modified include: restroom locations that do not match your required headcount ratios, ceiling heights that do not accommodate your intended HVAC system, electrical service that is undersized for your equipment loads, and partition configurations that conflict with your operational flow.
Build-outs involve overlapping trades working in sequence. Missing a step or skipping a permit creates delays that push back your opening date.
Consultation and Space Assessment: We review your lease space, your intended use, and any landlord work letter obligations before preparing a scope.Commercial build-out costs in New Orleans vary based on several interdependent factors. Providing a firm estimate requires seeing the space and your plans.
Commercial build-out projects fail when contractors underestimate scope, miss permit requirements, or fail to coordinate trades on a realistic schedule. Here is what sets us apart:
Licensed for Commercial Work: We hold Commercial License #3667 issued by the Louisiana State Licensing Board for Contractors, which authorizes us to perform commercial construction projects across Louisiana.A commercial build-out is one of the most complex projects a business owner undertakes before opening. Permit delays, trade coordination failures, and missed scope items have real costs when your lease clock is running and your opening date is fixed. Getting the right licensed contractor involved early reduces the risk of cost overruns and timeline slippage.
TurnKey Renovators has 15 years of commercial renovation experience across Greater New Orleans. Every project runs under our “Started on Time, Finished on Time” guarantee.
Call us at 504-527-8711 to schedule a free consultation to discuss your space, your timeline, and what a detailed build-out scope looks like for your project.
Timeline depends on the size of the space and the scope of work. A straightforward office build-out in an existing shell might take 8 to 12 weeks from permit approval to final inspection. Larger or more complex projects, or those requiring specialized MEP systems, typically run longer.
Most commercial build-outs in New Orleans require permitted drawings prepared or reviewed by a licensed architect. We can coordinate with your architect or refer you to professionals we have worked with on similar projects.
A tenant improvement allowance (TI) is money the landlord agrees to contribute toward build-out costs as a lease incentive. The allowance is typically stated as a dollar amount per square foot in the lease. TI funds are usually disbursed after work is completed and invoiced, so contractors are typically paid first and the tenant is reimbursed by the landlord.
Most commercial build-outs require a building permit, mechanical permit, electrical permit, and plumbing permit. Specific requirements depend on the scope and the jurisdiction. Projects in Orleans Parish go through the City of New Orleans Department of Safety and Permits.
Yes. Many commercial leases designate a landlord’s representative or construction manager who must approve plans, inspect work, and authorize disbursements. We coordinate directly with landlord representatives throughout the project.
A cold dark shell has no HVAC, no lighting, and only utility stub-outs. A warm shell typically includes HVAC to the space, basic lighting, and sometimes restrooms. The condition of the shell determines how much work and cost is required to reach a finished state.
Yes. We serve commercial clients across Greater New Orleans including Metairie, Kenner, Harahan, Gretna, Slidell, Mandeville, Covington, and Baton Rouge.
We complete build-outs for offices, retail stores, restaurants, medical and dental suites, and other commercial uses. Industry-specific requirements such as grease trap installation for restaurants or ADA restroom ratios for medical spaces are incorporated into the project scope.
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