An office build-out has a rent commencement date, a landlord with approval rights, a building full of other tenants, and a team that needs somewhere to sit on a Monday morning. MASACO Construction builds and renovates office interiors across Dallas-Fort Worth with those pressures planned from the first walk: private offices and open plans, conference rooms and phone rooms, reception and break areas, and the electrical, data, HVAC, and ceiling work that makes a new layout function. One project manager, a fixed-scope proposal, a written photo update every week, and a certificate of occupancy before your move-in date.
What we build.
- Open plans and private offices. Workstation areas, glass-front offices, and the power and data each one needs in the right place.
- Conference and meeting rooms. Sound separation, conduit for displays and cameras, lighting that works on a video call, and doors that close quietly.
- Reception and feature walls. A front desk built for the workflow, signage, and a first impression that matches the brand. The custom fabricated reception desk, backlit logo wall, and wood slat feature panel we built for Calibration Brain & Body in Frisco show the millwork and finish level this kind of work carries.
- Break rooms, wellness rooms, and phone rooms. Plumbing for the kitchen, dedicated circuits, and the acoustic treatment that lets a small room actually be private.
- Second-generation reconfiguration. Reworking a former tenant’s layout into yours, which is often the fastest path to moving in.
Start with the work letter, not the floor plan.
On a leased suite the most important document is the work letter attached to your lease. It defines what the landlord delivers as the base building, what you are responsible for, how any improvement allowance is disbursed, what approvals the landlord needs, and which contractor requirements and insurance limits the building imposes. We read it before we price anything. That is how we avoid the two most common surprises in office work: a proposal that duplicates something the landlord was already doing, and a scope that leaves out something the landlord expected you to handle, like relocating a sprinkler head or upgrading the electrical panel.
Space planning and rendered views, then a price.
We take your headcount, your room list, and what has to sit next to what, and lay it out against the actual suite: existing columns, window lines, restroom cores, and the mechanical systems already in the ceiling. Then we render the spaces that matter to you, such as reception, the open area, and a conference room, so you and your team can see finishes, lighting, and sightlines before we price. Accessible routes and clearances are checked at this stage, not after inspection. Changes here take an afternoon. Changes after drywall take weeks and a change order.
Power, data, and the vendors you already have.
Offices fail on the details behind the walls. Systems furniture needs power feeds at specific points. Conference rooms need conduit to the display wall and the table. Phone rooms need dedicated circuits and real acoustic treatment. We give your furniture, IT, and AV vendors the plan early, coordinate their rough-in with ours, and sequence installation so nothing is drilled through a finished wall.
Working in an occupied building.
Most office build-outs happen in buildings where other tenants are open for business, and sometimes in a suite where your own team is still working. Loud or dusty work such as demolition and core drilling is scheduled for evenings or weekends within the building’s hours. Construction zones are isolated with dust barriers and negative air where the building’s systems need protection. Deliveries and debris removal are coordinated around the freight elevator and loading dock schedule, and fire alarm and sprinkler work is coordinated with building management so the system is never down without notice.
Permits, plan review, and the certificate of occupancy.
Nearly every office build-out needs a building permit, and a new tenant needs a certificate of occupancy before moving in. Inside Dallas, plans go to City of Dallas Development Services. Suburban cities such as Plano, Frisco, Irving, and McKinney have their own departments and review timelines, and Fort Worth runs its own downtown. We coordinate the engineering, prepare the drawing set, manage the submittal and comment responses, obtain landlord sign-off, and schedule every inspection. Review time goes into the schedule at the start.
One project manager and a close-out package.
One MASACO project manager owns your build from the first walk to the certificate of occupancy, with a written photo update every week. When the suite is finished, we walk it with you, and with your landlord if required, close the punch list, and hand over a close-out package: as-built drawings, permit and inspection records, the certificate of occupancy, warranty documents, and the subcontractor list. Once you are in, our facility maintenance programs keep the suite running with one vendor and one invoice, and tenant improvements covers the leasing side in more depth.
The full six-step process, from the first walk to the close-out package, is on our process page.
If you have signed a lease or are about to, book a consultation and we will walk the suite, read your work letter, and give you a realistic path to move-in day. Think Massive. Build Smart.
What's included.
- Space planning and rendered views of reception, open areas, and conference rooms before pricing
- Demolition and reconfiguration of second-generation office space
- Private offices, glass fronts, conference rooms, phone rooms, and open-plan areas
- Reception desks, feature walls, break rooms, and wellness or mothers' rooms
- Acoustic treatment between offices, conference rooms, and open areas
- Electrical, data, and AV rough-in coordinated with your IT and furniture vendors
- HVAC rebalancing, LED lighting, and ceiling work for the new layout
- Landlord work letter alignment and tenant improvement allowance draws
- After-hours and phased scheduling in occupied buildings, with a full close-out package
How the project runs.
- Walk the space and read the work letter. We walk the suite with you and, where possible, the building engineer, confirm what the base building already provides, and read the landlord's work letter so the proposal lines up with what the landlord covers and what you do. Your move-in date goes on the calendar first.
- Space planning and rendered views. We turn your headcount and room list into a plan that fits the real space: existing columns, window lines, restroom cores, and the mechanical systems already in the ceiling. You review rendered views of reception, the open area, and a conference room before we price anything.
- Fixed-scope proposal aligned with the landlord. The proposal is organized by trade with allowances for finishes you have not selected, reconciled against the work letter so you know which items the landlord covers. If the lease carries an improvement allowance, we structure invoicing to fit the landlord's draw process.
- Permits, engineering, and landlord approval. We coordinate mechanical, electrical, and plumbing engineering, submit drawings to the city, and obtain the landlord's sign-off on the plans. Review time goes into the schedule at the start. Data, AV, and furniture vendors get the plan at the same time so their rough-in lands where it should.
- Build, inspections, and move-in. One project manager runs the build around the building's rules and your team's hours, coordinates every inspection, and sends a written photo update each week. We secure the certificate of occupancy, walk the space with you and the landlord, and deliver a close-out package your facilities team will use for years.
