Between signing a lease and opening your doors, there’s a specific process most business owners only go through once — landlord criteria to review, a shell space to finish, permits to coordinate, and a fixed deadline where rent starts whether the space is ready or not. 188 CONSTRUCTION manages commercial tenant build-outs in Houston from lease exhibit review through final inspection, built around getting you open on schedule.
188 CONSTRUCTION is licensed and insured. Build-out work is planned around your landlord’s specific criteria and your lease terms from the start, since that’s what determines what’s actually allowed in the space before construction ever begins.
What a Tenant Build-Out With Us Includes
- Lease exhibit and landlord criteria review before pricing
- Space planning within your landlord’s approved parameters
- Permit coordination specific to your occupancy type and jurisdiction
- MEP (mechanical, electrical, plumbing) rough-in and finish work
- Interior construction — walls, ceilings, flooring, finishes
- Signage and storefront coordination where applicable
- Sequencing designed around your target opening date
- Final inspection and landlord walkthrough coordination
Mr. Nguyen: 346-900-4000
Why the Lease Exhibit Comes Before Anything Else
Most build-out delays don’t come from construction itself — they come from work done before anyone checked what the landlord actually allows. Lease exhibits often specify approved materials, work hours, contractor requirements, and sometimes even which vendors can be used for certain trades. Starting construction before this is reviewed risks having to redo work that doesn’t meet landlord standards, which costs more time than reviewing it upfront ever would. We review the lease exhibit and landlord criteria before pricing is finalized, not after problems show up mid-project.
Why Houston Businesses Choose 188 CONSTRUCTION for Build-Outs
- Lease exhibit and landlord criteria reviewed before construction starts, not discovered mid-project
- One point of contact managing design, permitting, MEP and finish work together
- Scheduling built around your actual opening date, with realistic milestones
- Licensed and insured operations, with licensed trades used where required
- Experience across retail, restaurant, office and medical/dental build-outs
- Straight answers about what’s realistic for your timeline and budget
Our Process
- Consultation — We review your lease, landlord criteria, target opening date and budget range.
- Site Visit — We assess the shell space’s existing condition, utilities and constraints.
- Scope and Estimate — Space plan, materials, MEP work and pricing go into a written scope tied to landlord criteria.
- Design and Permits — Drawings, engineering and permits are coordinated with the applicable authority.
- Construction — MEP rough-in, walls, finishes and signage are sequenced toward your opening date.
- Final Walkthrough — We complete inspections, address closeout items, and coordinate the landlord walkthrough.
Mr. Nguyen: 346-900-4000
Frequently Asked Questions
What’s the difference between a build-out and a full commercial construction project? A build-out works within an existing leased shell space according to landlord criteria and a lease timeline. A full construction project may involve ground-up work or a property you own outright, without the same landlord constraints.
How much does my landlord’s tenant improvement allowance cover? This varies by lease — some landlords offer a TI allowance that covers part of the build-out cost, and some don’t. We’ll help you understand what your specific lease provides and plan the scope accordingly.
Can you meet a fixed opening date? We build the schedule around your target date and flag early if something — permitting timelines, material lead times — puts that date at risk, so you have real visibility rather than a surprise close to opening.
Do you handle build-outs for restaurants and medical offices, which have extra code requirements? Yes — these occupancy types have additional requirements (grease traps and hood systems for restaurants, specific accessibility and equipment provisions for medical offices), which we account for in the scope from the start.
Service Area
188 CONSTRUCTION serves Houston and surrounding commercial corridors, including Katy, Sugar Land, Pearland, The Woodlands, Cypress, Spring and Missouri City, subject to project type and lease location.
Not sure if your project is a tenant build-out or a larger construction project? See our commercial construction Houston services for the broader picture of what we handle.
Request an Estimate
Signed a lease and need your space built out in Houston? Let 188 CONSTRUCTION review your lease criteria and give you a clear, written plan toward opening day.
Discuss your project with Mr. Nguyen at 346-900-4000
