Investing in your physical space is one of the most important decisions you can make for your business. Whether it’s retail, a corporate office, or a healthcare facility, your building makes the first impression on everyone who walks through the door.
In Longview and other areas of East Texas, commercial renovations can help modernize your building, improve efficiency, and enhance your customer or employee experience.
This guide will walk you through the complexities of a commercial remodel, from the first 3-D renderings to the final inspections.
What Is a Commercial Renovation?
A commercial renovation refers to the entire process of remodeling, repairing, or restoring your business’s property. Commercial renovations often involve rigorous safety codes and high-traffic planning that are above and beyond the standards for residential work.
Commercial renovations can include interior build-outs, historical restoration, or complete overhauls to make a space more functional for its intended business use.
Common Types of Commercial Renovation Projects
Commercial remodels can take many shapes and sizes. A project could be an interior remodel for an independent, local retailer or a brand-new office buildout. Some common types of commercial renovation include:
Office Remodels: Many outdated office spaces need a shift from traditional cubicles to open-concept, hybrid-ready workspaces.
Retail Tenant Improvements: Leased spaces need customization too — such as a redesign for the brand’s specific aesthetic and functional needs.
Medical & Professional Offices: Health clinics or law firms must meet modern accessibility (ADA) and privacy standards, while providing a comfortable experience for clients and patients.
Hospitality & Restaurant Updates: Keeping up with current trends is important in the hospitality industry. This can include upgrading dining areas or commercial kitchens and refreshing facades to attract more foot traffic.
Of course, this isn’t a comprehensive list. Any commercial space can undergo renovations: from heavy industrial manufacturing facilities to massive skyscrapers. But in Longview, TX, these are the most common types.
Benefits of Renovating a Commercial Building
Aside from creating a space that better serves your business function, renovating is a great way to improve how occupants feel in your space.
Modern, well-lit, and comfortable offices are more productive for employees. Likewise, a welcoming and spacious retail store is more likely to attract shoppers and enhance their experience.
Renovating also allows you to add energy-efficient features like LED lighting and modern HVAC, reducing your utility costs. In addition, a new space can increase your market value, leading to excellent return on investment.
How to Plan a Successful Commercial Renovation
A renovation is a big undertaking. We recommend these steps to get started:
Define Your Goals and Scope
Determine the “why” behind your project. Are you expanding to accommodate more staff, or are you modernizing to stay competitive? Your goals will help you decide what the must-have features are and can help you find a partner that’s aligned with your vision.
To help you make sense of different options, we use 3D renderings at Bort Design & Build. This helps you visualize the result before any work begins, ensuring your plans and scope match the intended outcomes.
Verify Permits, Zoning, and Certificate of Occupancy
Longview, TX, has specific requirements for commercial development. You must ensure your project complies with the City of Longview’s Unified Development Code. Any change in building use may require a new Certificate of Occupancy (CO), and all structural, electrical, or plumbing work will need permits through the Longview Development Services portal.
Assess Existing Conditions and Building Systems
Before starting, it’s vital to work with a professional to evaluate the “bones” of the building. This includes checking the foundation, the age of the roof, and the capacity of the electrical panel to handle new technology or machinery. This assessment will help uncover issues before construction starts, and help you prioritize and plan better.
If additional scope or work is required, you can budget for it now and make decisions accordingly.
Conduct an Energy and Code Compliance Review
Texas building codes are becoming stricter regarding energy efficiency. A review ensures your insulation, windows, and mechanical, electrical, and plumbing systems meet current standards, avoiding costly fixes during inspections.
Creating a Realistic Budget and Timeline
There are lots of do’s and don’ts for commercial renovations. The biggest questions we get are around budgeting and timeline. Here’s everything you need to know:
Cost Factors
Depending on the type of commercial remodel, your costs will vary. Commercial costs are driven by square footage, material quality, and the complexity of the mechanical, electrical, and plumbing systems. For example, a medical office remodel in East Texas will typically cost more per square foot than a basic retail store due to specialized plumbing and electrical needs.
Plan For Contingencies and Hidden Costs
Even with assessments, it’s vital to have money set aside for emergencies. We recommend keeping a 10-15% contingency fund separate in your budget. In renovation work, opening up the walls can reveal old wiring or structural issues that weren’t visible during the initial walkthrough.
How Long Do Commercial Renovations Typically Take?
A commercial renovation can take between three months and over a year. It depends on the scope. A simple interior retail upgrade will be quick, while a full gut renovation of a medical facility will take longer.
You can typically expect the following timelines for each phase:
Design/Permitting: 1-3 months.
Construction: 2-9 months.
Closeout: 2-4 weeks.
However, this will depend on your exact project and scope. Get in touch today for a detailed estimate and timeline for your project.
Choosing the Right Commercial Renovation Contractor
For a successful commercial remodeling project, you’ll want a partner who understands the local real estate market, building codes, permitting process, and any regulations. Selecting a local professional is the first step — but to get the best service, consider looking for a family-run team for your small- to medium-sized commercial construction project. This ensures you get local experience, decades of expertise, and a team that treats your project like their own.
Next, you’ll want to be sure their approach can offer you the smoothest possible outcome. Design-build firms are popular for commercial renovation in Longview, TX, and surrounding areas because they streamline the entire process and provide a singular point of contact. This model is efficient because the designers and builders are on the same team, eliminating communication gaps, providing transparent pricing, and ensuring the project stays on schedule.
Bort Design & Build is a family-owned and operated design-build firm in Longview, TX, with experience delivering high-quality commercial and residential renovations. Our attention to detail is unmatched, and our personalized service is tailored to your goals. We pride ourselves on our clear and flexible approach to every project, ensuring you feel confident every step of the way.
Essential Steps During the Renovation Process
Procurement and Material Lead Times
Procurement begins as soon as possible to ensure timely deliveries and availability of materials when needed. Particularly with current supply chain fluctuations, ordering long-lead items like commercial HVAC units or specialized glass should happen as soon as the design is finalized to prevent project delays.
Scheduling Construction to Minimize Downtime
If your business remains open during the remodel, we can work on a phased construction schedule — often performing loud or disruptive work during off-hours to keep your operations running while still making progress day-to-day.
Communication With Tenants and Stakeholders
Clear communication is vital, and that includes everyone who is affected by the project. We help communicate with everyone involved — from the build team to project owners to tenants of the space — to make sure expectations are clear, and timelines are transparent.
Quality Control and Inspections
Throughout the build, the City of Longview or other municipalities will have inspectors visit for “rough-ins” and final inspections. Our dedicated project manager ensures every detail meets both the city’s safety codes and Bort Design & Build’s high standards for craftsmanship.
Commercial Renovation ROI: What to Expect
If you want to maximize the ROI of your space, a renovation is a smart investment. A well-executed renovation in the East Texas market can help provide a solid return on investment in a few different ways:
More attractive to customers and clients
An updated space can help boost your business by setting a good impression and creating a more enticing environment. Whether you are a retail boutique, a medical office, or a corporate headquarters, creating a space where people feel comfortable and happy will pay off.
Higher lease rates
A modern space can command a premium when it comes to lease rates, so if you are renting out an office space or retail shop, renovating can boost your bottom line.
Lowered operational and maintenance costs
New systems require fewer repairs. In addition, energy-efficient systems and newer, more innovative and sustainable materials can lower the energy consumption of your space and increase performance while reducing utility bills.
Avoiding Common Mistakes in Commercial Renovations
Underestimating Regulatory Requirements
Skipping a permit or failing to account for ADA (Americans with Disabilities Act) accessibility can lead to lawsuits or being forced to tear out and redo work.
Choosing Low-Cost, Low-Quality Materials
In high-traffic commercial environments, residential-grade materials will fail within a year. Investing in commercial-grade flooring and finishes saves money in the long run.
Poor Timeline or Stakeholder Communication
Delays often happen when the owner, designer, and contractor aren’t in sync. The design-build approach solves this by keeping all parties under one roof.
Ignoring Post-Construction Closeout
The project isn’t done when the paint dries. Ensure you receive all warranties, operation manuals for new equipment, and a final lien release from your contractor. Don’t skip final walkthroughs either — a good builder will help make sure everything meets or exceeds expectations and matches your vision.
Get Started With Your Longview, TX Commercial Project Today
Ready to transform your commercial space? With over 30 years of experience serving Longview, Tyler, and the greater East Texas area, Bort Design & Build is your local expert in design-build commercial remodeling. From initial consultation and 3D visualization to the final handover, we take the stress out of the renovation process.
Get in touch to get started.
