Storefront and Facade Refresh Checklist for Houston Owners
A tired facade can make a solid building look vacant. Faded paint, stained stucco, dated signage bands, cloudy storefront glass and dark parking areas all tell prospective tenants and shoppers that the property is not being cared for. A well-planned refresh can change that impression without the cost of a full redevelopment.
This checklist is for owners of Houston strip centers, freestanding retail, office buildings and mixed-use properties who are planning an exterior update. It covers what to inspect, which city reviews tend to apply and how to keep the work from disrupting tenants. It is general planning information, not design, code or legal advice. If tenant spaces are also changing, our retail buildout checklist for Houston strip centers covers the interior side.
1. Define the goal before the scope
Start by writing down why you are refreshing the facade. Common reasons include leasing up vacant spaces, repositioning a center for a new tenant mix, fixing water intrusion, preparing for a sale or meeting a lender's property condition items. The goal shapes the scope. A leasing-driven refresh focuses on curb appeal and signage visibility, while a water-intrusion project focuses on sealants, flashing and roof edges first.
2. Walk the building and document conditions
Before you ask for pricing, document what is there:
- Cracked or delaminating stucco, EIFS or masonry
- Failed sealant joints at windows, storefront frames and control joints
- Rust on canopy framing, columns or steel lintels
- Water staining below parapets, scuppers and canopy edges
- Damaged or outdated sign bands, raceways and electrical feeds
- Storefront glass that is fogged, cracked or no longer matches
- Doors and hardware that stick, drag or no longer close properly
- Exterior lighting that is out, dim or uneven
- Sidewalks, curbs and ramps in front of the storefronts
Photos, a simple site plan and a list of each tenant space make it much easier for bidders to price the same work.
3. Address water before appearance
New paint over a leaking parapet does not last. Check roof edges, coping, flashing and canopy roofs as part of the facade review. In Houston's heavy rain, small gaps at the top of a wall can push water down behind finishes for a long time before stains appear. If roof edge work is needed, our guide to flat roof options for Houston commercial buildings explains common low-slope systems.
4. Know which city permit fits the work
The Houston Permitting Center separates repair work from remodel work. Its Commercial Repair Permit page says a commercial minor repairs permit covers replacement or repair of existing structural members and other building elements, and that it applies to work that does not require plan review when materials match or are equivalent to what is being replaced. The Commercial Remodel Permit page covers remodel or conversion of existing buildings, lists a $33.56 admin fee and a processing time of 15 business days, and says the permit must stay on site until final approval.
Simple like-for-like repairs and a facade redesign with new canopies or framing are not the same permit path, so ask your contractor which one applies before the schedule is set. The city's Commercial Prerequisite Checklist (CE-1105) lists the documents that commonly need to accompany a commercial application.
5. Plan signage separately
Signs run on their own permit track. The city's Commercial Advertising Sign (On premises) page says the Houston Sign Code allows up to five signs per business, limits each business to one ground or projecting sign per frontage with a maximum of two in total, allows no more than four wall signs and no more than three marquee signs. The same page lists a $69.46 minimum operating fee, a $33.56 admin fee and $97.25 plan review and inspection fees, and says sign permits are non-transferable from location to location or sign to sign.
The same page says that when a business owner hires someone else to do sign work, that sign contractor pulls the permit and performs the work, so many owners let each tenant's sign company handle that permit while the general contractor prepares the sign band, blocking and power. The city's Sign Administration page is the starting point for sign questions.
6. Storefront glass, doors and hardware
Storefront systems take daily abuse. Check for:
- Broken thermal seals or scratched glass
- Doors that do not latch or close smoothly
- Worn thresholds that create trip edges
- Hardware that is hard to operate with a closed fist
- Missing weatherstripping and gaps that let in water and heat
Replacing glass or doors is a good time to think about tint, impact resistance and energy performance, and to standardize finishes across the center.
7. Accessibility at the entrance
Entrances are where accessibility issues show up most. Door hardware, thresholds, landings, ramps and the route from parking to the door all fall under the 2012 Texas Accessibility Standards. TDLR's Architectural Barriers FAQ says projects with a total estimated cost of $50,000 or more must be registered and reviewed, and that smaller projects still must comply with TAS. A facade refresh often crosses that line once storefronts, canopies and sidewalks are included. Our list of ADA items to review in a buildout covers common checkpoints.
8. Check floodplain rules for larger projects
If the building sits in a mapped floodplain, a large improvement can bring added requirements. The city's floodplain remodel, repair and conversion page (HPWFMO1012) says that under Chapter 19, a substantial improvement is one whose cost equals or exceeds half of the market value of the structure before work begins, and that substantial improvements require the entire structure to be brought into compliance with Chapter 19, not just the improvement. Check the flood status early if your scope is large.
9. Lighting and safety
Good exterior lighting helps shoppers, tenants and security. Review pole lights, wall packs, canopy lights and sign lighting together. Upgrading to LED fixtures and adding controls can brighten dark corners and simplify maintenance. Make sure any new fixtures are coordinated with tenant sign lighting so the facade reads as one design at night.
10. Coordinate with tenants
Tenants stay open during most facade work, so plan for them:
1. Share the schedule and phasing plan before work starts 2. Keep every entrance open or provide a clear temporary route 3. Protect storefront glass and signs during demolition and painting 4. Schedule noisy work, lifts and deliveries around peak hours 5. Give tenants a single contact for questions and issues
Our guide to after-hours commercial construction in Houston covers when night or weekend work makes sense.
11. Compare bids on the same scope
Facade bids vary widely because scope is easy to interpret differently. Ask every bidder to price the same list of repairs, finishes, storefront items, lighting and sign band work, with clear allowances and exclusions. Our commercial bid comparison guide explains how to line them up.
FAQ
Does painting a commercial building need a permit?
Paint alone often does not, but repairs to framing, stucco or other building elements may. Confirm with the city before work starts.
Can tenants change their signs during a facade refresh?
Yes, but each sign needs its own permit, and sign permits do not transfer from one sign or location to another.
What should come first, roof edge or facade work?
Fix water intrusion first. New finishes over a leak will not last.
Will a facade project trigger accessibility review?
It can, especially when entrances, storefronts and sidewalks are part of the scope.
How do I keep tenants open during the work?
Phase the work by storefront, keep entrances clear and share the schedule in advance.
Planning a storefront or facade refresh in Houston? BPC Development LLC provides free on-site estimates in Houston, TX. Call (281) 301-4737.