Permit filing
Build-out permits go to the City of New Orleans Department of Safety and Permits or the relevant parish authority, and we track approval.
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Commercial interior build-out in New Orleans
At TurnKey Renovators, we build out shell spaces, second-generation sites and newly leased properties across Greater New Orleans, turning raw square footage into a finished, code-compliant space for an office, a store, a restaurant or a medical suite. Request your free build-out estimate and we will review the lease space and your plans with you.
8 to 12 wkTypical straightforward office build-out, permit to final inspection
7 stepsFrom space assessment to certificate of occupancy
9 scope itemsFraming through doors and hardware, listed before we break ground
4 permitsBuilding, mechanical, electrical and plumbing on most build-outs
What is included
Bare slab to opening day
Missed scope items are one of the most common reasons build-outs run over budget and schedule, so you see the full scope before we start. Pick a trade to see what it covers.
Framing
Framing, drywall and insulation
Steel or wood studs define offices, conference rooms, restrooms and break rooms, then drywall and sound insulation close them in.
Scope My Space- Steel or wood stud framing
- Partitioned rooms
- Full drywall
- Sound insulation where needed
Ceiling systems
Suspended drop-tile ceilings are standard because they keep above-ceiling systems reachable. Open ceilings are an option for a different look.
- Suspended drop-tile grid
- Access to systems above
- Open ceiling designs
- Lighting integration
Flooring and interior painting
Flooring is chosen by traffic level and business type, and walls get Benjamin Moore commercial-grade paint in your brand colors.
- Luxury vinyl plank or tile
- Polished concrete
- Carpet tile
- Benjamin Moore commercial paint
MEP
Mechanical, electrical and plumbing
We coordinate the MEP subcontractors so every system is ready to pass city inspections.
Scope My Space- HVAC ductwork and equipment
- Panels and circuits
- Lighting systems
- Plumbing rough-in
Millwork and casework
Reception counters, built-in shelving and storage cabinets are sourced or fabricated to fit your layout and how you work.
- Reception counters
- Built-in shelving
- Storage cabinets
- Break room casework
Restrooms and doors
Restrooms, doors and hardware
ADA-compliant restrooms go in from framing to fixtures, and commercial doors get hardware that fits the room and meets ADA rules.
Scope My Space- ADA restroom construction
- Tile and fixtures
- Exhaust ventilation
- Hollow metal or wood doors
Which build-out
Full shell or second-generation?
Not every space needs a ground-up build-out. Knowing which one you have saves time and budget before you sign the lease.
| Factor | Full shell build-out | Second-generation modification |
|---|---|---|
| Starting point | No finished walls, partitions or ceiling grid | A usable layout left by a prior tenant |
| Utilities | Only stub-outs at the perimeter or core | Working MEP systems already in place |
| Typical work | Everything from studs: framing, insulation, drywall, ceilings, floors, paint, lighting, restrooms | Selective demolition, room reconfiguration, new finishes, adapted plumbing and electrical |
| Common with | New construction and first-generation leases | Spaces changing tenants |
| Existing layout | None to work around | Must fit your restroom headcount ratios, HVAC, electrical loads and operational flow |
Permits and occupancy
Inspections that set your opening date
A skipped permit or a missed inspection pushes back opening day. We manage every one from application to certificate of occupancy.
Trade permits
Most build-outs need building, mechanical, electrical and plumbing permits.
Rough-in inspections
They must pass before drywall goes up. Late scheduling here is a common source of delays.
Certificate of occupancy
You cannot open without one. We schedule final inspections and handle any corrections.
Need drawings?
Most commercial build-outs in New Orleans need permitted drawings prepared or reviewed by an architect. We work with yours, or refer you to professionals we have worked with.
Timelines and fees vary with project scope and the current permit backlog.
How it works
Seven steps, trades in sequence
Build-outs stack overlapping trades. The order below keeps them from stepping on each other.
- 01
Consultation and space assessment
We review the lease space, your intended use and any landlord work letter obligations before scoping.
- 02
Design coordination
We turn your architect's or space planner's drawings into a construction scope, or offer basic space planning on simpler jobs.
- 03
Permitting
We file the permit application and track its approval status.
- 04
Rough-in
Framing goes up first, then electrical, plumbing and HVAC rough-in before walls close.
- 05
Inspections
Rough-in inspections are scheduled on time so drywall is not held up.
- 06
Finish work
Drywall, ceilings, flooring, paint, doors, hardware, millwork and final fixtures after inspections pass.
- 07
Final inspection and occupancy
We schedule finals and coordinate any corrections needed for your certificate of occupancy.
Cost
What drives the cost of a build-out
A firm estimate needs the space and your plans. These six factors interact to set the number.
1
Condition of the space
A cold dark shell takes more work than a second-generation space with systems in place.
2
Square footage
Total area drives materials and labor across every trade.
3
MEP complexity
Special HVAC, high restroom fixture counts or heavy equipment loads cost more than an open-plan office.
4
Finish level
Standard commercial finishes cost less than high-end tile, custom millwork or specialty lighting.
5
Permitting timeline
Orleans Parish projects go through Safety and Permits, and fees and timing depend on scope and backlog.
6
Tenant improvement allowance
How your TI allowance applies to the scope shapes your out-of-pocket cost.
We deliver a detailed scope of work before breaking ground, so you know exactly what is covered.
Why TurnKey
Why tenants build with us
- 01
Started on time, finished on time
Lease commencement and opening dates drive the schedule, and we flag early if anything shifts it.
- 02
Across industries
Offices, retail, restaurants and medical suites, with needs like grease traps or ADA restroom ratios built into scope.
- 03
Landlord coordination
We work directly with the landlord's construction manager on plan approvals, inspections and disbursements.
- 04
Transparent updates
From permit submission to final inspection, you always know where the build-out stands.
Service areas
Build-outs across Greater New Orleans
We serve commercial tenants in New Orleans, Metairie, Kenner, Harahan, Gretna, Slidell, Mandeville, Covington and Baton Rouge.
Questions
Build-out questions
Timelines, permits, leases and shells, answered by topic.
How long does a commercial interior build-out take in New Orleans?
It depends on size and scope. A straightforward office build-out in an existing shell might take 8 to 12 weeks from permit approval to final inspection, and larger jobs or specialized MEP systems typically run longer.
Do I need my own architect for a commercial build-out?
Most commercial build-outs in New Orleans need permitted drawings prepared or reviewed by an architect. We coordinate with yours, or refer you to professionals we have worked with on similar projects.
What is a tenant improvement allowance and how does it work?
It is money the landlord agrees to put toward build-out costs as a lease incentive, usually stated per square foot. TI funds are typically paid out after work is completed and invoiced, so the tenant pays first and the landlord reimburses.
What permits are required for a commercial build-out in New Orleans?
Most need building, mechanical, electrical and plumbing permits, depending on scope and jurisdiction. Orleans Parish projects go through the City of New Orleans Department of Safety and Permits.
Can you work with my landlord's construction manager?
Yes. Many leases name a landlord's representative who approves plans, inspects work and authorizes disbursements, and we coordinate with them throughout the project.
What is the difference between a warm shell and a cold dark shell?
A cold dark shell has no HVAC, no lighting and only utility stub-outs. A warm shell usually has HVAC to the space, basic lighting and sometimes restrooms, so it takes less work to finish.
What industries do you build out for?
Offices, retail stores, restaurants, medical and dental suites and other commercial uses. Industry needs such as restaurant grease traps or medical ADA restroom ratios go into the scope from the start.
Free estimates
Ready to build out your space?
Tell us about the project and we will come out, measure and hand you a clear written estimate with no hidden fees.
504-527-8711