The single most common question we hear before a build-out begins: how much will this cost? The honest answer is that office build-out costs vary widely — but understanding the drivers puts you in control of the number before a contractor ever walks the space.
Cost Ranges by Finish Level
In the Columbus, Ohio market, office build-outs typically fall into three tiers:
- Basic / open-plan: $45–$75 per square foot. Exposed ceilings, polished concrete or LVT flooring, minimal private offices, standard MEP.
- Mid-range / professional: $80–$130 per square foot. Acoustic ceiling tiles, carpet tile, a mix of open and enclosed offices, upgraded lighting and HVAC zones.
- Premium / law firm / medical: $140–$220+ per square foot. Custom millwork, stone surfaces, specialty MEP (medical gas, enhanced ventilation), high-end AV infrastructure.
What Drives the Number
The biggest cost levers are:
- MEP scope — Adding new HVAC zones, upgrading electrical service, or installing specialty plumbing are the fastest paths to budget overrun.
- Private office ratio — Each enclosed office adds framing, drywall, doors, and electrical. Open plans cost less to build but may cost more to operate over time.
- Ceiling height and treatment — Exposed ceilings are cheaper to build but require careful coordination of all overhead trades for a finished look.
- Structural modifications — Removing load-bearing walls or cutting new openings adds cost quickly and unpredictably. Budget at least $15–$30 per square foot for any significant structural work.
Tenant Improvement Allowance
Many commercial leases include a tenant improvement (TI) allowance — a per-square-foot contribution from the landlord toward build-out costs. In Columbus, TI allowances typically range from $30 to $70 per square foot depending on market conditions and lease term. A longer lease commitment usually unlocks a higher allowance.
Pro tip: Get a fixed-scope GC proposal before signing your lease. If the build-out costs more than the TI allowance, the delta is your responsibility — and it is much easier to negotiate a higher allowance before signing than after.
How to Get an Accurate Number
The only reliable way to price a build-out is a fixed-scope proposal from a licensed general contractor after a site walk. Budgeting from industry averages is a starting point, not a guarantee. Request itemized line-item proposals from at least two contractors, and make sure the scope of work matches before comparing prices.
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