What a commercial build-out costs in Oakland County.
Commercial build-out cost depends almost entirely on use. An open office reusing existing systems can run $40 per square foot; a restaurant with a full commercial kitchen can run past $400. This guide breaks down real per-square-foot ranges by use type, what drives the number, how tenant improvement allowances work, and the timeline to plan around.
Cost ranges by use
Office · $40–$175 / sq ft
- Open plan, reused MEP: low end
- Private offices & glass: mid
- Executive finish: high end
- Conference & break rooms
Retail · $50–$150 / sq ft
- Storefront & signage
- Display fixtures & lighting
- Fitting rooms / checkout
- Back-of-house storage
Medical / dental · $150–$300+ / sq ft
- Plumbing at each operatory
- Specialized electrical
- Sterilization & lab areas
- Accessibility throughout
Restaurant · $200–$400+ / sq ft
- Commercial kitchen & hood
- Grease interceptor
- Extensive plumbing & gas
- Health-department review
What drives the cost
MEP systems
- Biggest single variable
- Reuse vs. new plumbing/HVAC
- Electrical service capacity
- Kitchen & medical drive it highest
Partitions & layout
- Number of private rooms
- Demising walls
- Glass vs. drywall
- Ceiling systems
ADA & code
- Path of travel
- Restroom compliance
- Entrance & signage
- Older spaces need more
Existing conditions
- Shell vs. second-generation space
- Demo of prior tenant build-out
- Structural & roof penetrations
- Landlord delivery condition
Tenant improvement allowances & timeline
Many Oakland County commercial leases include a tenant improvement (TI) allowance — a per-square-foot amount the landlord contributes toward the build-out, with the tenant covering anything above it. Some leases are turnkey, where the landlord delivers a finished space to an agreed spec. Either way, the build-out should be scoped and priced in detail before the lease is signed, because the allowance negotiation depends on a real number. We provide that documentation.
On timeline, plan on 3 to 8 weeks of permitting and plan review before construction, then 6 to 16 weeks of build depending on scope. Restaurant and medical uses add health-department review on top. We give you a combined, realistic schedule after walking the space — and we phase work around neighboring tenants and operating businesses when needed.
Commercial build-out cost questions.
How much does a commercial build-out cost in Oakland County?
Commercial build-outs are priced per square foot and vary widely by use. A basic office fit-up with open plan, lighting, and finishes typically runs $40 to $90 per square foot. A higher-end office with private rooms, glass, and upgraded finishes runs $90 to $175. Retail runs $50 to $150 depending on storefront and fixtures. Medical and dental, with plumbing and specialized requirements, run $150 to $300+. Restaurant build-outs are the most expensive at $200 to $400+ per square foot because of kitchen, hood, grease, and plumbing systems.
What drives commercial build-out cost the most?
Mechanical, electrical, and plumbing (MEP) work is usually the biggest variable. An open office reusing existing systems is far cheaper than a medical suite needing new plumbing at every operatory or a restaurant needing a commercial kitchen, hood, and grease interceptor. After MEP, the biggest drivers are the number of partition walls, the finish level, ADA-compliance upgrades to an older space, and whether the landlord provides a tenant improvement allowance.
How long does a commercial build-out take?
Most tenant build-outs run 6 to 16 weeks of construction once permits are issued. Permitting and plan review for commercial work in Oakland County typically adds 3 to 8 weeks before construction starts, and longer for restaurant or medical uses that involve health-department review. We provide a realistic combined timeline after the walkthrough.
Who pays for a commercial build-out — landlord or tenant?
It depends on the lease. Many commercial leases include a tenant improvement (TI) allowance where the landlord contributes a per-square-foot amount toward the build-out, and the tenant covers the rest. Some are turnkey, where the landlord delivers the finished space. We work with both structures and can provide the detailed scope documentation landlords and tenants need to settle the allowance.
Can you build out a space while the business next door stays open?
Yes. We routinely phase commercial work to keep neighboring tenants and customer-facing areas operating — temporary partitions, dust and noise control, and after-hours or weekend work for the disruptive phases. We plan the sequence around the building and the operating businesses before work begins.
Do commercial build-outs require ADA upgrades?
Often, yes. When you change the use or do significant renovation of a commercial space, current ADA accessibility standards typically apply to the path of travel, restrooms, entrances, and signage. Older Oakland County commercial spaces frequently need restroom and entrance upgrades to comply. We identify ADA requirements during the walkthrough so they are in the estimate, not a surprise during inspection.