Commercial Drywall Finishing: 6 Different Levels and How Much They Cost

While hanging drywalls is one of the simpler jobs during construction, a good deal of craftsmanship is required to ensure an excellent finish. With different standards set for drywalls, contractors must always commit to putting on a perfect finish even if minor flaws can be ignored in cases where the walls must be covered. 

Since not all drywalls are created equal, and not all areas require the same drywall, contractors, and owners must understand each drywall finishing level and its effects. From a smooth finish to a textured wall, finishing drywall can be a little more complicated than you think. The following article dives into all levels of drywall finishing and how much they can cost.

Where Do Commercial Drywall Finishing Level Standards Come From?

While they do tend to change over time, the standards for each level of commercial drywall finishing are determined by the Gypsum Association, top trade organizations, and drywall professionals to ensure uniform service. For example, recent changes have been applied to create an industry definition for skim coats and drywall primers to make them consistent with other changes for finishing products.

The purpose of having a set of universal standards is twofold. From the consumer perspective, they can specify exactly what amount of finish they want to be more satisfied with the final result. From the contractor’s perspective, having six different set levels to work with makes it easier for them to set a price for a job. This helps in placing educated and informed construction bids. 

6 Levels of Drywall Finishing

It is common to come across contractors who remember drywall levels based on their finishes instead of numerics. The best way to approach such a situation is to clearly communicate the drywall effect you are looking for. That, of course, means you should understand what each drywall finish level means and does.

Drywall Finish Level 0

The most basic of all the levels, level 0 is generally only used as a placeholder option for a temporary construction project or if plans for the final decorations are yet to be finalized. The drywall boards are only fastened to the walls or ceiling without any drywall finishing done. It can cost around $1.00 – $1.50 per square foot for a level 0 drywall.

Drywall Finish Level 1

For a level 1 drywall finish, the joint tape is embedded at the joints (seams) of the wall. Nothing further is done beyond the lightly textured or tool-marked walls. Any tape applied to drywall joints does not need to be covered in additional tape, and no additional joint compound is required. 

Such minimal work is generally recommended for areas either away from view or that are not open to the public. For example, the service areas of a commercial building. It can cost around $1.25 – $1.75 per square foot for a level 1 drywall finish. 

Drywall Finish Level 2

For a level 2 finish, a joint compound is used to cover the tape and drywall screw holes before wiping the compound with a joint knife. This leaves the wall with a thin coat that is acceptable for areas like garages and workshops where surface appearance is not a priority. If necessary, a level 2 drywall can also be covered with tiles. It can cost around $1.50 – $2.00 per square foot for a level 2 drywall finish.

Drywall Finish Level 3

Similar to level 2, a thin layer of joint compound covers the joints and interior angles before applying another coat afterward. Any fastener heads and additional accessories must also receive two coats of compound. There should be no ridges or tool marks left behind in the compound layer. 

A level 3 finish is recommended for medium to heavy wall finishes, and spray-painted textured drywalls in public view. Make sure to cover the surface with a drywall primer before applying the actual finish. If the final finish is supposed to be a smooth-painted surface, or with a light texture or wall covering, contractors will want to go for another level. It can cost around $1.75 – $2.25 per square foot for a level 3 drywall finish.

Drywall Finish Level 4

This level is best suited for surfaces that require paint, light textures, or must be covered with wallpaper. In addition to following all the steps in level 3, another coat of joint compound is applied. The fastener heads and accessories see three separate coats of the compound. It is recommended to apply a drywall primer before doing the final finishes. Lastly, remember to have heavy lighting nearby to get that classic drywall finish. 

The commercial drywall installation cost for a level 4 finish can cost around $2.00 – $2.50 per square foot. 

Drywall Finish Level 5

The highest drywall finish level is the most expensive and only recommended for specific areas with angled or low lighting that highlight bumps and depressions in gloss, enamel, or non-textured flat paints.

Following a level 4 drywall finish, a small skim coat of joint compound is added, which conceals minor imperfections in the joints to create a flat and uniform surface without any blemishes. Such a premium level 5 drywall finish can cost around $2.25 – $3.00 per square foot. The cost can rise more depending on the walls and requirements. 

How eSUB Can Help With Drywall Installation

Since the cost of commercial drywall installation can vary drastically due to many factors, drywall contractors should take the time to look into construction management software like eSUB. It helps determine the time and manpower needed for a drywall project, ensuring that contractors set consistent and fair labor costs for their clients.

In addition, eSUB features remote and mobile access support. All stakeholders, managers, contractors, and workers can communicate with each other from any location. With a centralized database and tools that can be specially tailored for each project, eSUB ensures everyone has access to real-time data to make informed decisions on the spot. 

Facing an issue with a certain drywall? Use eSUB to inform the contractor or front office to avoid costly mistakes. 

FAQ (Frequently Asked Questions)

1. What is the thickness of commercial drywalls?
   5/8-inch (15.9mm) drywalls are significantly heavier and more expensive than the others, making them an excellent choice for ceiling panels in commercial construction. Its thickness helps soundproof spaces and meet fire-resistant ratings. They are also great for holding textures because the thick drywall panels do not sag compared to lighter drywall panels.
   
   
2. As a sub-contractor, how should I quote a drywall job?
   Several factors must be considered before setting a price for a drywall job. This includes the drywall panels, mud, screws, tape, and other supplies. Labor costs must be included as well as any other additional services or materials based on the job requirements. Finally, do not forget to add transportation expenses and any applicable permit fees. When all the expenses have been accounted for, calculate how much time the job will take. 
   
   
3. Why a drywall cannot be used on the floor?
   Placing drywalls on a concrete floor adds the risk of absorbing moisture from the ground. When a drywall becomes wet for extended periods, it rots and breaks apart. Depending on the weather conditions, a wet drywall can also help mold grow.
   
   
4. Should commercial drywalls be vertical or horizontal?
   The decision to install vertical or horizontal drywalls depends on several factors in commercial construction. Horizontal drywalls, for example, are preferred because they improve structural shear strength and give a cleaner look for tall walls. Vertical drywalls, on the other hand, are preferred for their speed and meeting building codes.