Homes and offices use the same rule
A kitchen renovation and an office floor both need a path for the people who remain. The scale changes. The rule does not.
Renovation · Dallas
Renovation and fit-out
The building is already there. The plan starts from what is actually in the walls.
- Building
- Already standing
- Use
- Often occupied
- First task
- Existing conditions
- Control
- Dust, noise, access
About this work
Renovation and fit-out is work inside a building that already exists, often while people still use it. Beckman Construction reviews existing conditions before demolition, phases the rooms, and agrees dust, noise, and access before the first cut. A wall that does not match the drawing is recorded before extra work starts.
Scope sheet
Fit-out scope for an occupied building
Phasing is part of the price. It is not a courtesy added after the contract.
| Subject | What we write down | What goes wrong if it is skipped |
|---|---|---|
| Existing conditions | A walk, and what is concealed versus drawn | A discovered beam becomes an argument |
| Selective demolition | Walls, ceilings, and finishes removed, and what stays | A live cable cut because it was not marked |
| Temporary protection | Dust barriers, floor protection, and the path occupants use | The next suite becomes the job site |
| Partitions and ceilings | New layout and the ceiling height that services allow | A ceiling closed before the duct is in |
| MEP changes | What is reused and what is new | An old unit treated as adequate |
| Finishes | Floors, paint, millwork, and fixtures in this phase | A showroom finish in a back room, or the reverse |
| Noise and hours | When cutting and coring are allowed | A meeting or a guest floor interrupted |
| Hand-back | The rooms, the date, and the cleanliness standard | “Substantially done” with dust still in the corridor |
How a job of this kind moves
-
01
Survey what is there
Structure, services, and the rooms that must stay in use. Drawings are checked against the building.
-
02
Phase the interior
Each phase names rooms, protection, noisy work, and the date those rooms come back.
-
03
Open the work in order
Demolition, services, then finishes. A ceiling is not closed while the next trade still needs it.
-
04
Hand the rooms back
Punch items for that phase, and a clean area the occupants can use.
Details that belong on this page
Concealed conditions
Opening a wall can reveal structure, pipe, or a material that needs a survey. That discovery is recorded. Extra work waits for a written change.
After hours
Night work is included only when the proposal lists it and the building rules allow it.
Finishes follow services
Lighting, HVAC, and data are coordinated so one trade does not bury the next. Quality is reviewed while the finish is still open.
Straight answers
Do you work after hours?
When the proposal includes those hours and the building allows them. After-hours work that was not priced is a change.
What if the building does not match the drawings?
The project lead records the difference before extra work proceeds. You accept the cost and the time in writing, or the scope stays as drawn where that is still possible.
Can part of the building stay open?
Yes. Each phase names the rooms that stay in use, how they are protected, and which door occupants use.
Dallas office
Bring the address. We will write the scope.
Beckman Construction prices the building in front of us. We do not publish a rate card, and we do not start work on a verbal price.