Dallas-Fort Worth consistently ranks among the busiest commercial leasing markets in the country, and nearly every new lease brings a tenant improvement. Most TI planning focuses on the floor plan, finishes and mechanical systems. But three building-envelope issues cause a surprising share of delays and budget overruns on Dallas build-outs: the storefront glass, the roof over the space and water damage left by a previous tenant or storm.

Settling these before construction starts keeps the schedule and the budget on track. Here is a checklist for tenants, landlords and general contractors.

1. Storefront Glass and Entrances

For retail, restaurant and many office spaces, the storefront is the first thing customers see and one of the first things the landlord’s design criteria control.

• Is the existing storefront staying, being modified or being replaced?
• Are there fogged insulated units, cracked lites or damaged frames to fix?
• Do the entrance doors and hardware meet accessibility requirements for the new use?
• Does the new layout need a new entrance, a vestibule or operable patio glass?
• Who pays: is storefront work landlord work or tenant work under the lease?

Custom storefront glass and entrance systems often have long lead times, so decide early. For Dallas-specific guidance on glass types, permits and repair-versus-replacement decisions, see this guide to commercial storefront glass in Dallas. Our own storefront glazing and framing page covers how glazing fits into the build-out schedule.

2. The Roof Over the Space

A new ceiling and new finishes under an old, leaking roof is a recipe for a dispute. North Texas hail and storms are hard on low-slope roofs.

• Ask the landlord for the roof’s age, warranty status and recent repair history
• Look for ceiling stains, damaged tiles or rusted deck from below
• Confirm who is responsible for roof leaks during and after construction
• Plan new rooftop HVAC curbs and penetrations with the roofer so the warranty stays valid

3. Past Water Damage

Second-generation spaces often hide water damage from a previous tenant, a roof leak or a burst pipe during a winter freeze.

• Check for stains, odors, warped flooring and swollen drywall at the base of walls
• Use moisture readings, not just a visual walk, before demolition starts
• If mold or wet materials are found, decide who pays for remediation before work begins
• Get dry readings documented before new drywall and flooring go in

4. Put It in the Schedule

Each of these items can add weeks if it is found mid-construction. A pre-construction walk with the general contractor, the landlord’s representative and, where needed, a glazing contractor and roofer, turns surprises into line items. Build their lead times into the schedule from day one.

5. Put It in Writing

Most disputes on TI projects come from unclear responsibility. Make sure the lease work letter and the construction contract say who handles storefront work, roof leaks and pre-existing water damage, and who pays for each.

Planning a Build-Out?

Tenant Improvement General Contractors helps tenants and landlords plan and deliver commercial build-outs, from the first walk-through to the final inspection. Talk to us about your project.