Warehouse renovation & improvements in Austin
Bailey & Bear Construction renovates existing Austin warehouses, shop buildings and flex spaces for owners and operators who are already in the building and need it to work better. One line-item contract can cover demolition and haul-off, LED high-bay lighting, wall insulation repair, an enclosed and conditioned packing room, mini split HVAC, drywall and paint, man doors and overhead roll-up doors, mezzanine guards and fire extinguishers, exit and egress lighting, signage, a concrete yard pad, parking lot asphalt, striping and a final construction clean.
A warehouse buildout usually means finishing a raw shell for a first tenant. A warehouse renovation starts with a building that already has history: abandoned plumbing drops, retired eye-wash stations, old pallet racking and loose uprights, dead fluorescent housings, loose low-voltage cable, torn vinyl-faced insulation, worn office walls, tired doors and a cracked or uneven yard. The work is less about first occupancy and more about safety, light, comfort, curb appeal and getting trucks, carts and people moving cleanly again. We scope it line by line so you can see exactly what each improvement covers.
Remove abandoned PVC and gray plumbing drops (capped at the source), retired equipment, old racking and uprights, whiteboards, scrap, old camera mounts, empty cabinets and dead light housings, with roll-off dumpsters and disposal included. See commercial demolition.
Replace fluorescent strips with LED UFO high-bays laid out on center across the floor, re-hung, secured and circuited. Details on the warehouse LED lighting page.
Remove torn, stained and sagging vinyl-faced fiberglass on lower walls, replace and re-face it, and re-tape separated ceiling seams. Active roof or wall leaks are reported and priced separately.
An insulated stud-wall room with a lid ceiling (R-13 walls, R-19 lid), 1/2″ drywall with tape, float and texture, primer and two coats of paint, a door with closer and lever, a cart pass-through, LED lighting and duplex outlets.
A ductless mini split heat pump for the packing room or office with line set, condensate drain, dedicated 208/230V circuit, start-up and test, plus a ceiling-hung electric unit heater for freeze protection. See commercial HVAC.
Hang drywall over existing painted OSB on the office-in-warehouse exterior, reset switch and alarm devices, corner bead, case door and window frames, and finish in impact-resistant paint. See commercial drywall.
Office interior walls, doors and frames, and tile or resilient flooring in the office and restroom. See commercial painting and commercial flooring.
Exterior hollow metal doors and frames with closers, lever or panic hardware, weatherstrip and thresholds, plus interior office doors.
Replace or rebuild insulated overhead doors with tracks, springs, weather seals and motor operators with safety eyes. If a door only needs service, we scope it that way.
Handrail and guard on the mezzanine stair and open mezzanine edge, plus ABC fire extinguishers with mounting and signage.
3-way/4-way switching at each entry with occupancy-sensor switches for auto-shutoff, and combination LED exit sign / egress light units with battery backup.
LED full-cutoff wall packs with photocells, yard floods on dusk-to-dawn control, an exterior aluminum/ACM building sign and an interior safety sign package (restroom ADA, extinguisher, exit route, authorized personnel).
A reinforced pad poured over the existing yard with doweled building edge, rebar on chairs, saw-cut control joints, broom finish and slope away from the building. See commercial concrete.
Remove failed asphalt, repair base, tack and pave hot-mix, then stripe stalls, a van-accessible ADA stall, wheel stops, bollard paint and warehouse floor aisle lines. See parking lot paving & striping.
Scissor or boom lift for high work, site protection and daily cleanup, then a post-construction clean: degrease and scrub floor oil stains and pressure wash the yard, lot and entries.
Work runs in an order that keeps trades from undoing each other: demolition, then electrical rough-in and lighting, then the packing room and drywall, then HVAC, then doors, then the concrete yard, then asphalt and striping, then exterior lighting and signage, and the final clean last. Overhead doors and hollow metal doors are often the long-lead items, so they are selected and ordered early. Concrete and asphalt are weather-dependent; we do not pour in freezing conditions or with rain in the forecast, and new paving stays closed to traffic until it has cured.
Before work proceeds there are three owner sign-offs: the packing room layout before framing; door, tile, paint and sign selections before ordering; and yard pad elevations before the pour.
New LED fixtures, a mini split, a unit heater and door operators all add load. Building voltage and panel capacity are checked before equipment is ordered; a new panel or subpanel is scoped separately if the existing one is full or outdated.
A new pad has to finish at or below the building floor at every door. If the existing yard is already high, stepping down at doors becomes its own line.
Pads and paving are sized for the traffic they carry. Cars, vans, box trucks and light forklifts are a different section than semi-trucks or heavy forklifts.
Staining on lower walls usually means past water intrusion. Suspected asbestos, lead or mold stops work in that area for testing. A contingency line covers concealed conditions and is drawn only with written approval.
Permits and landlord approval, inventory and racking moves, and security, sprinkler, data and phone systems are assigned in writing so nothing falls between the owner, the landlord and the contractor.
Most warehouses keep shipping during the work. Phased or after-hours work is planned up front instead of discovered mid-job.
FRP wainscot or a bumper rail to protect drywall from carts and pallet jacks; a poured concrete curb in place of precast wheel stops; yard pole lighting in addition to building-mounted floods; exhaust fan replacement; and asphalt sealcoat and re-stripe after the new lot has cured. We list these as separate alternates so the base scope stays clear.
It depends on the building, but a typical Bailey & Bear warehouse improvement scope covers demolition and haul-off, LED high-bay lighting, insulation repair, a conditioned packing room or office, mini split HVAC, drywall and paint, man doors and overhead doors, mezzanine guards, fire extinguishers, exit and egress lighting, signage, a concrete yard pad, parking lot asphalt and striping, and a final construction clean.
Yes, if it is planned that way. We sequence work by area and agree on phasing or after-hours windows before the job starts, and the client moves inventory and racking out of each work area.
Yes. Bailey & Bear prices interior work, doors, lighting, HVAC, concrete, asphalt and striping on one line-item agreement, with licensed trade work performed by licensed trade professionals under our coordination.
Items that depend on your selections or field measurements, such as doors, tile, signage and paving square footage, are written as allowances. They are billed at actual cost, any overage needs a signed change order before ordering, and unused allowance is credited at closeout.
See the warehouse buildout page for shell finish-outs, commercial renovation for other building types, office buildouts, commercial electrical and ADA compliance.