Finding the perfect office or retail location is only the beginning. Once you’ve signed the lease, you may discover the space isn’t move-in ready. That’s where a commercial build out comes in. Whether you’re designing a modern office for your growing team or preparing a retail storefront that matches your brand, the build-out process transforms a blank canvas into a space that works for your business.
If you’re new to commercial office construction, you probably have questions: How long does it take? What’s the cost? Who manages all the moving parts? To help, we’ve put together this guide on what businesses should know before starting a build-out in Chicago.
What Is a Commercial Build-Out?
A commercial build out (sometimes called an office build out) is the process of customizing a leased commercial property to meet the tenant’s specific needs. While landlords often provide a “vanilla box” or shell space, it’s up to the tenant—and their chosen commercial build out contractor—to design and construct everything from office layouts to lighting and finishes.
Build-outs may include:
- Installing walls and partitions
- Electrical, plumbing, and HVAC upgrades
- Flooring, ceilings, and lighting
- Break rooms and kitchens
- Reception areas, conference rooms, and private offices
- ADA compliance and safety upgrades
Types of Commercial Build-Outs
Not all build-outs are the same. Before you hire a commercial general contractor in Chicago, it helps to know the different categories:
- Shell Space Build-Out
- Starts with four walls and basic utilities.
- Tenant builds everything else: walls, flooring, lighting, finishes.
- Vanilla Box Build-Out
- Includes essentials like drywall, ceilings, lighting, HVAC, and basic finishes.
- Still requires customization to fit your business.
- Turnkey Build-Out
- Landlord delivers a completed space based on agreed-upon plans.
- Typically built by landlord’s contractor, but tenant may still have input.
Most businesses in Chicago work closely with commercial build out contractors to handle shell or vanilla box build-outs, ensuring the final product reflects their brand and operational needs.
Why Businesses Invest in Build-Outs
A well-planned office space construction project does more than create a functional environment. It can:
- Boost employee productivity – Thoughtful layouts, natural light, and modern amenities improve workplace satisfaction.
- Strengthen your brand – First impressions matter. A polished space communicates professionalism to clients and partners.
- Maximize space efficiency – Custom layouts ensure every square foot is used effectively.
- Support growth – Flexible design allows room for expansion as your company scales.
Budgeting for a Commercial Build-Out
One of the first questions businesses ask is: How much will it cost?
In Chicago, the cost of commercial office construction varies widely, typically ranging from $50 to $250 per square foot depending on complexity, materials, and building requirements. A simple open-plan office may be on the lower end, while a high-end law firm or medical office with specialized features can be significantly more.
When creating a budget, consider:
- Design fees (architects, engineers, interior designers)
- Permits and inspections (required for most projects in Chicago)
- Construction costs (labor, materials, utilities)
- Furniture and equipment (desks, chairs, technology)
- Contingency fund (10–15% for unexpected expenses)
Some landlords may offer a tenant improvement allowance (TIA) to offset costs. Be sure to negotiate this during lease discussions.
Timeline: How Long Does an Office Build-Out Take?
The timeline depends on the scope of work and permitting process. On average, businesses in Chicago should expect:
- Planning and design – 4 to 8 weeks
- Permits and approvals – 2 to 6 weeks
- Construction – 8 to 16 weeks (or longer for complex projects)
In total, a typical build-out may take 3 to 6 months. Partnering with experienced commercial build out contractors helps keep things on track.
Choosing the Right Office Build-Out Contractor
The most important decision you’ll make is selecting the right partner. A qualified office build out contractor will guide you through every stage, from design to delivery. Here’s what to look for:
- Experience in commercial office construction – Review past projects to ensure they’ve handled similar spaces.
- Chicago-specific expertise – Local contractors understand city codes, permitting, and building requirements.
- Project management skills – Look for contractors who provide clear timelines, budgets, and communication.
- Licensing and insurance – Verify credentials to protect your business.
- Reputation – Check references and online reviews for insight into client satisfaction.
The Role of a Commercial General Contractor in Chicago
In many cases, businesses choose to work with a commercial general contractor in Chicago who manages the entire project. Their role includes:
- Coordinating subcontractors (electricians, plumbers, carpenters, painters)
- Scheduling inspections and ensuring code compliance
- Overseeing budgets and keeping construction on schedule
- Serving as your main point of contact throughout the build-out
Hiring a reliable commercial general contractor gives you peace of mind that your project is being handled professionally from start to finish.
Common Mistakes to Avoid
When starting a commercial build out in Chicago, watch out for these common pitfalls:
- Underestimating the budget – Always factor in hidden costs and leave room for surprises.
- Skipping design planning – Rushing into construction without a clear vision can cause expensive changes later.
- Over-customizing – While you want a unique space, overly specific designs may not appeal to future tenants or buyers.
- Ignoring timelines – Delays happen, but proactive planning reduces risk.
- Choosing the cheapest contractor – Low bids can lead to poor quality or hidden costs.
Final Thoughts
A commercial build out is one of the most important steps in establishing or expanding your business. Whether you’re planning a sleek downtown office or a functional suburban retail space, the right approach ensures your environment is efficient, attractive, and aligned with your goals.
By working with experienced Chicago commercial contractors, budgeting wisely, and allowing enough time for planning and construction, your business can avoid common setbacks and enjoy a smooth transition into a new space.
Your office isn’t just where you work—it’s a reflection of your company’s vision and culture. With the right commercial build out services, you’ll create a space that helps your team thrive and leaves a lasting impression on clients for years to come.Get started with Moller Builders today. And don’t forget to take a look at our past projects, including several commercial build outs.
