Commercial renovation that respects your budget.
Retail, office, restaurant, and church remodels across Longview and East Texas. Honest numbers, on schedule, at or under estimate.
Renovation when the bones are good
If the structure is sound and the layout mostly works, renovate. You keep the foundation, the shell, the roofline, and a pile of money you'd otherwise spend re-pouring what already exists. A good remodel turns a tired box into a space that rents or sells, and you didn't pay to build the box again.
The catch is the unknowns behind the drywall. Open a wall in an old Longview retail strip and you might find the electrical was last touched in 1985, or the plumbing runs somewhere the plan didn't say. A renovation estimate with no contingency for what's inside the walls is a lie somebody's going to tell you to your face. Mine includes it, and I show you what we find before we proceed.
What the cost really looks like
A real contingency runs about 5 to 15 percent of the construction budget depending on how old and honest the building has been. Older buildings, more concealed conditions, higher number. That's not padding, that's the cost of not getting surprised. The contractor who quotes you 0 percent contingency is either never opening a wall or planning to hit you with change orders the second he does. I'd rather put the risk on the table up front where you can see it.
Texas commercial renovation runs roughly $100 to $250 a square foot for most retail and office work, more where structural or systems work is involved. Restaurants with full kitchens sit higher. I'll scope your specific space before quoting a number, because "renovation" covers everything from fresh paint to moving load-bearing walls, and those are different jobs with different prices.
What we renovate
- Retail stores and shopping centers
- Restaurants and food service
- Offices and professional spaces
- Churches and ministry facilities
- Apartment common areas and amenity spaces
Why Sabine Built
Operator-first.
I treat your budget like my own. Sub management, punch lists, and change orders handled without you micromanaging a trade you don't have time to learn.
Honest numbers.
No surprise invoices. Clear estimate, progress billing, closeout package for your accountant or your lender.
I hit the date.
One or two jobs at a time on purpose, so the schedule you're given is the schedule I keep. You're not a line item in a twelve-project queue.
Questions owners actually ask me
Can you renovate while we operate?
Often, yes. Phased so part of your business stays open. I've done it on active retail and church sites. Your customers and your congregation don't have to eat drywall dust.
How do you handle surprises?
I build a contingency into the estimate and show you the real cost before we proceed. No blindsiding, no "well, it's gonna cost extra" after the wall's already open.
Do you do ground-up too?
Yes. When fixing it costs more than replacing it, I'll tell you. Here's the longer version: Ground-Up vs. Renovation.
Have a space to renovate? Call me at (903) 242-8266 or email jw@sabinebuilt.com. Send the address and what you're trying to do. I'll tell you straight what it'll run, including the contingency you should expect, because that's the number that keeps you from getting burned.
Tenant Finish Out · Church Renovation · Ground-Up Construction · Metal Buildings