Restaurant and bar commercial build-outs in the Charleston metro

Restaurant and bar build-out cost depends on the space and the use - existing walls and restrooms, HVAC and make-up air, power, grease plumbing, and who furnishes the kitchen, bar, storefront and finishes - not a city average. 3 Rivers Commercial Construction is a commercial general contractor. Our team and trade partners build from your design team's drawings. We can connect you with a design team you hire directly and coordinate construction from their drawings with our trade partners. Your design team decides what drawings and engineering you need. We build the project; we don't design it. Officials decide permits for the parcel. Request a consultation: https://www.3rccontracting.com/#consultation or 843-259-2980.

What drives restaurant / bar build-out cost

Cost for a restaurant or bar build-out moves with the space and the use, not a city average.

What is already in the suite matters first. Existing walls, ceilings, and restrooms; HVAC and make-up air; power; and grease plumbing all move the number. Whether those systems fit the new kitchen, bar, and dining layout matters as much as new finishes. Hood and ventilation path, and grease plumbing capacity for the use, can move the number on food and drink projects.

Who furnishes the kitchen equipment, bar, storefront, and finishes also moves the number. Two suites the same size can land far apart.

We don't publish prices online. After we walk the space and note what we can see, we can discuss an early planning range for a qualified project.

It's not a bid, quote or offer. A firm price comes only in a written proposal based on drawings or a defined scope, and it's binding only in a contract signed by both parties.

Who furnishes what

Before anyone prices the job, settle who buys and installs what.

Owner-furnished items and contractor-furnished items need a written list. Kitchen equipment, bar equipment, storefront, and finishes should be named early so rough-ins, power, grease plumbing, hood and exhaust path, and delivery timing match the drawings.

What shows up on that list changes cost and schedule. Incomplete equipment lists can force drawings and pricing to be revisited.

3 Rivers Commercial Construction is a commercial general contractor. Our team and trade partners build from your design team's drawings. We don't design the project.

Questions for your design team

Ask your design team, early:

  • What drawings and engineering this use needs for the parcel
  • Kitchen and bar layout
  • Hood and exhaust path, and make-up air
  • Equipment schedule ownership (kitchen, bar, and related gear)
  • Landlord criteria that affect the plan set

Design is not our service.

We can connect you with a design team you hire directly and coordinate construction from their drawings with our trade partners. Your design team decides what drawings and engineering you need. We build the project; we don't design it.

Questions for officials

Officials decide. Ask the building department that reviews the parcel - not the mailing address:

  • Which office reviews this parcel (city, town, or county)
  • Use check for the restaurant or bar use
  • Plan review requirements
  • Whether the fire marshal reviews the project
  • What inspections apply
  • When a certificate of occupancy or completion is issued

A food business also needs any food permit the South Carolina Department of Agriculture (SCDA) requires.

On commercial projects, the commercial general contractor manages the building permit and inspections for the work it is hired to build, using drawings from the owner's design team. The building department makes the approval decisions. 3RC does not decide use, and we don't guarantee a permit or a certificate of occupancy.

Steps from space check to open

Plain steps (no timing ranges - each space has its own drivers):

  1. Confirm the use and which office reviews the parcel
  2. Hire your design team; complete drawings and settle major kitchen, bar, and related equipment
  3. Landlord plan review if required
  4. Building plan review and any fire marshal review
  5. Permit issued
  6. Construction and inspections
  7. Occupancy or completion when the building department signs off

What you control early can move the schedule: complete drawings, a settled equipment list, and prompt answers to review comments. Construction starts after the permit is issued. Work in an occupied space is possible when it can be done safely, and phasing can add time and cost.

Areas we serve

Our team and trade partners serve the Charleston metro: Charleston, Mount Pleasant, North Charleston, West Ashley, James Island, Summerville, Goose Creek, Hanahan, Ladson and Moncks Corner, and statewide in South Carolina for projects that fit.

We take on commercial construction projects up to $3 million in total project cost, including restaurant and bar tenant upfits and remodels.

Request a consultation: https://www.3rccontracting.com/#consultation or 843-259-2980.