Metal Framing Contractor in Austin TX: CFS Framing Built to Spec

ROA Drywall is a metal framing contractor in Austin serving general contractors, developers, and owner-operators across the metro.

We handle cold-formed steel framing for commercial tenant finish-outs, office build-outs, retail interiors, medical spaces, and residential additions.

We work from construction documents. We pull UL design numbers before framing starts. We coordinate with MEP trades to sequence the job correctly. We do not create problems for the next trade.

This is a complete breakdown of what metal framing contractor in Austin work actually involves at a spec level, what ROA handles, and how we operate on a commercial or residential jobsite.

What Is Cold-Formed Steel Framing

Cold-formed steel framing (CFS) uses thin-gauge galvanized steel rolled into studs, tracks, channels, and accessories at room temperature. It is the standard interior framing system for commercial construction across Austin.

CFS framing is produced to consistent dimensional tolerances that wood cannot match. Studs are straight. Tracks are flat.

Walls framed in steel stay plumb across multiple tenant cycles without the warping and shrinkage that wood framing produces in Central Texas humidity cycles.

Steel does not absorb moisture, expand with heat, or provide a substrate for mold.

For commercial interiors that will be reconfigured over a building’s life, CFS is the correct system.

ROA installs CFS framing as part of a complete scope that includes drywall installation, taping and finishing, and painting. One crew, one scope, one schedule.

Metal Stud Gauges and When Each Applies

Gauge selection is one of the most consequential decisions in a metal framing scope. Wrong gauge on a tall partition or a fire-rated assembly creates a code compliance failure.

ROA selects gauge from the construction documents or, on design-build scopes, from the applicable IBC code table for non-load-bearing partitions.

• 25 gauge (0.0188 inch): the lightest and most common gauge for non-load-bearing interior partitions up to approximately 10 feet tall. Standard for most tenant finish-out partition work in Austin office and retail projects.
• 22 gauge (0.0283 inch): non-load-bearing partitions in the 10 to 14 foot range and anywhere additional rigidity is required. Common in taller open-office environments and retail spaces with higher ceiling heights.
• 20 gauge (0.0346 inch): heavy non load bearing partitions and light structural applications. Used for demising walls requiring additional lateral stability and for exterior curtain wall framing on low-rise applications.
• 18 gauge (0.0451 inch): structural load-bearing applications. Used where walls carry vertical load in addition to lateral forces. Requires an engineer’s specification.

Stud spacing compounds the gauge decision. 16 inch on center spacing uses more material than 24-inch but produces a stiffer wall. 16 inch is standard before Level 5 finish in applications where flat, deflection-free surfaces are required.

Non-Load-Bearing Interior Partitions

Non-load-bearing interior partitions are the most common metal framing scope ROA handles in Austin.

These walls divide commercial space into offices, conference rooms, corridors, and support areas. They must meet the deflection criteria in the construction documents. ROA’s metal framing service covers every non-load-bearing partition application.

The deflection criteria for interior non-load-bearing partitions in most Austin commercial projects is L/240. That means a 10 foot tall wall cannot deflect more than half an inch at the top when lateral load is applied.

Meeting L/240 on a 12-foot wall in 25-gauge stud requires 16-inch on-center spacing or stepping up to 22-gauge.

We confirm the correct specification before framing starts rather than after the wall is up and failing its deflection check.

• Track installation: floor track shot to slab at correct layout, head track at deck or at drop ceiling elevation, with slotted deflection track where the structure above will move independently of the partition.
• Stud installation: studs plumb, at specified spacing, and properly secured to both floor and head track with the correct screw pattern.
• Lateral bracing: bridging channel or blocking installed at mid-height or per engineered specification for walls exceeding standard height-to-gauge ratios.
• Rough openings: door and borrowed light openings framed with proper headers and king studs sized for the opening width and wall height.

Full-Height Floor-to-Deck Partitions

Full-height walls from the floor slab to the structural deck above are required for demising walls, corridor walls in multi-tenant buildings, and any wall requiring fire rating or sound attenuation.

These partitions introduce coordination requirements that shorter walls do not have.

The structural deck above is not flat. It has MEP systems, structural members, and spray fireproofing that all affect where and how the top track can land.

• Slotted deflection track: required at the top of full-height partitions to allow vertical movement of the structure above without transferring load into the partition or cracking the drywall face.
• MEP penetration coordination: full-height walls that cross electrical conduit runs, plumbing, or HVAC ductwork need penetrations pre-located from MEP rough-in drawings before framing is laid out.
• Fire stopping at penetrations: every penetration through a fire-rated full-height wall requires approved fire stopping material. This is a code requirement, not an option.

ROA confirms MEP rough-in completion and reviews deck conditions before framing full-height walls.

Framing to deck before plumbing and electrical are roughed in creates penetration conflicts that add cost and delay.

Fire-Rated Metal Framing Assemblies

Fire-rated wall assemblies are specification-critical. A wall installed to the wrong UL design number fails inspection and creates a schedule impact across every trade.

ROA installs fire-rated metal framing assemblies to the specific UL listing called out in the construction documents.

The UL design number determines every element of the assembly: stud gauge, spacing, board type, layer count, and fastener pattern.

None of these elements are interchangeable without retesting the entire assembly.

• 1 hour fire-rated partition: standard for demising walls between tenant suites in most Type B occupancies in Austin. Typically single-layer 5/8-inch Type X gypsum on each face at 24 inches on center.
• 2 hour fire-rated partition: required for stairwell enclosures, elevator shaft walls, mechanical room boundaries, and corridor walls in higher occupancy classifications. Typically requires double-layer 5/8-inch Type X on each face.
• 2 hour fire-rated ceiling assembly: floor-to-floor fire barrier assemblies in multi-story buildings require both the wall and the ceiling plenum above to be enclosed with rated assemblies.

We pull UL design numbers at bid stage and verify them against the construction documents before framing starts.

GCs working with ROA do not receive a surprise at inspection because we installed the wrong assembly.

Acoustic and STC-Rated Partitions

Sound attenuation in commercial buildings has real performance consequences. A conference room with STC 40 walls provides almost no speech privacy.

A medical exam room that does not meet HIPAA acoustic guidelines is a compliance problem.

STC (Sound Transmission Class) performance in a metal-framed partition is determined by the assembly, not just the drywall. The framing method, cavity treatment, and board configuration all contribute to the final rating.

• Standard 25 gauge studs with single-layer drywall: achieves approximately STC 35 to 40. Adequate for open-plan visual separation but insufficient for speech privacy in private offices or conference rooms.
• Acoustic batt insulation added to the stud cavity: raises STC by 5 to 8 points depending on batt density. Moving a standard single-layer assembly from STC 37 to approximately STC 44.
• Resilient channel on one face with acoustic batt: achieves STC 50 to 54 range for single-stud assemblies. Resilient channel decouples the drywall face from the stud, reducing vibration transmission through the framing.
• Double-stud or staggered-stud assembly: separates the two drywall faces entirely. Achieves STC 55 to 60 or higher with acoustic batt fill. Required for recording studios, medical suites, and executive conference rooms.

Most Austin commercial office projects specify STC 45 to 50 for private offices and STC 50 to 55 for conference rooms. ROA installs to the specified rating and knows which assembly achieves which target.

Ceiling Soffits and Bulkhead Framing

Ceiling soffits and bulkheads define zones, conceal MEP runs, and create the ceiling geometry specified by the architect.

They require accurate layout and solid framing to hold a flat drywall surface through the life of the building.

• Perimeter soffit: framed along the ceiling perimeter to create a dropped ceiling plane that conceals lighting fixtures, ductwork, and electrical conduit runs near the window line.
• Freestanding bulkhead: a beam-like ceiling element that projects down from the structural ceiling plane, creating zone transitions or concealing a specific MEP run that cannot be relocated.
• Radius and curved soffits: architectural soffits in retail, hospitality, and restaurant projects often include curved or radiused elements that require kerfed track or pre-bent steel to frame the curve.
• Chase walls: vertical enclosures around plumbing stacks, structural columns, or MEP shafts framed in CFS and finished with drywall to produce a clean wall surface.

Soffit and bulkhead framing coordinates directly with the MEP rough-in. The framing cannot close until the MEP runs inside are complete. ROA confirms readiness with the GC before framing any enclosed ceiling or soffit element.

Exterior Curtain Wall Framing

Exterior curtain wall framing in light-gauge steel is used on low-rise commercial buildings where the exterior wall carries no structural load but must resist wind loads.

It must span between structural elements and provide a backing surface for cladding or continuous insulation.

• Gauge requirements: exterior curtain wall framing typically requires 18-gauge or heavier studs because wind load calculations produce lateral forces that exceed the capacity of interior partition gauges.
• Stud depth: deeper studs (6-inch or 8-inch) are common in exterior wall applications to provide cavity depth for continuous insulation and to achieve required thermal performance.
• Bridging and lateral bracing: required at intervals specified by the structural engineer to prevent lateral buckling of tall exterior studs under wind load.
• Moisture control at penetrations: exterior framing intersects windows, doors, and through-wall MEP penetrations that all require proper flashing and sealant coordination.

Exterior curtain wall framing scopes require an engineer’s specification for stud gauge, spacing, and bracing. ROA frames to that specification. We do not substitute gauge or spacing in exterior applications without written engineer approval.

Residential Metal Framing in Austin

Metal stud framing is not exclusively commercial. Austin residential applications where CFS is the correct choice include basement finishing and garage conversions.

Home additions requiring fire separation and home theater rooms where acoustic performance is specified are also common residential CFS scopes.

• Garage conversion fire separation: IBC and Austin residential code require a fire-rated separation between an attached garage and living space. CFS framing with 5/8-inch Type X gypsum on the garage side meets this requirement.
• Basement and below-grade spaces: steel does not rot or develop mold in spaces prone to moisture infiltration. Below-grade partitions framed in CFS outlast wood framing in the same environment.
• Home theater and media room acoustic framing: staggered-stud or double-stud CFS assemblies with acoustic batt achieve the STC 55 to 60 performance that audiophile home theater specifications require.
• ADU and accessory structure framing: Austin’s active ADU market produces framing scopes where CFS is preferred for dimensional stability and resistance to Central Texas termite pressure.

For residential drywall scopes that follow metal framing, see our guide on residential drywall contractor in Austin.

Metal Framing for Tenant Finish-Outs

Tenant finish-out framing operates under hard schedule constraints. Lease commencement dates do not flex because a framing sub ran late. ROA treats every tenant finish-out schedule as a fixed endpoint and back-schedules from it.

Typical tenant finish-out framing scope:

• Demising wall construction: floor-to-deck partitions between suites, framed and boarded to the fire rating required by the lease and local code.
• Interior office partitioning: private offices, conference rooms, open-plan support walls, and reception enclosures framed to the construction documents.
• Glass wall rough opening framing: steel rough openings for glazing systems framed plumb and square to the glazing system manufacturer’s rough opening requirements.
• Millwork backing installation: steel blocking and backing panels in the wall cavity for wall-mounted shelving, monitor arms, marker board systems, and mounted millwork.

Austin’s office leasing market concentrates demand in the Domain, downtown, and South Lamar corridors. We are active in all three markets and understand how Class A finish-out specifications differ from Class B.

For the full picture of ROA’s commercial drywall scope, see the commercial drywall contractor in Austin guide.

Metal Framing for Office Build-Outs

Office build-outs in Austin range from single-suite tenant improvements to full-floor commercial fit-outs. The framing scope changes with each project type, but the accuracy requirements do not.

• Full-height partitions to deck: required for STC-rated conference rooms and any wall that must block HVAC noise transfer between occupied suites.
• Partial-height partitions: open office environments use 42-inch to 60-inch partitions for visual separation. These walls terminate below the ceiling plane and do not run to deck.
• Structural column enclosures: steel columns in open floor plates are typically enclosed in CFS framing finished with drywall to produce a flat wall surface that integrates with the partition layout.
• Ceiling soffit and bulkhead framing: architectural ceiling elements that define zones, break up the ceiling plane, and conceal MEP runs in tenant spaces.

We work from construction documents and shop drawings when provided.

On design-build scopes, we confirm all dimensions with the GC before framing layout. Errors at the framing stage propagate through every subsequent trade.

Metal Framing for Medical and Healthcare Spaces

Medical and healthcare framing in Austin carries stricter specifications than standard commercial work.

Scopes include medical office build-outs along the MoPac corridor, Dell Seton Medical Center District ancillary spaces, and outpatient clinic fit-outs.

• Lead-lined wall framing: X-ray and imaging room walls require framing to accommodate lead sheet lining per the radiation physicist’s shielding specification. Stud depth selection must account for lead thickness plus finish board.
• HIPAA-compliant STC partitions: exam room partitions must achieve STC 45 to 50 minimum for speech privacy compliance. Most medical GCs specify STC 50 with acoustic batt and resilient channel on exam room walls.
• Abuse-resistant backing: patient corridors and nursing station walls require backing panels and, in some specifications, abuse-resistant gypsum board over standard CFS framing.
• Cleanroom and infection control framing: sterilization areas and clean rooms may specify sealed wall surfaces that require specific framing and board combinations to achieve the required surface continuity.

Medical GCs and owners’ representatives require higher documentation standards than standard commercial clients. ROA provides submittal-ready framing plans and material certifications when the scope requires it.

Metal Framing for Retail and Restaurant Projects

Retail and restaurant build-outs in Austin include the most design-specific framing scopes in commercial construction.

Curved walls, radius soffits, cantilevered ceiling elements, and specialty profiles all require solutions that go beyond standard stud-and-track layout.

• Curved partition framing: radius walls and curved accent features are framed using kerfed track or pre-bent steel to achieve the specified radius without visible flat facets in the finished drywall surface.
• Cantilevered ceiling elements: floating ceiling features that project beyond the wall plane require steel structure attached to the building frame, not just the interior partition system.
• High-traffic wall backing: retail walls subject to cart and shelving impact require additional backing board or heavy-gauge stud selection to resist abuse without panel failure.
• Acoustic party walls: restaurant party walls in Austin’s mixed-use and multi-tenant buildings must meet local noise ordinance requirements, which in the 78701 and 78702 ZIP codes can require STC 55 or higher on shared walls.

South Congress, South Lamar, East Sixth, and the Domain all generate active restaurant and retail build-out demand.

We work in all four corridors and understand the schedule pressure that food and beverage openings put on the framing sub.

From Metal Framing to Finished Drywall

ROA is one of the few Austin framing contractors who also complete the drywall scope in-house. Metal framing from ROA hands off directly to ROA’s drywall installation crew without a subcontractor gap in the middle.

That integration matters for schedule and accountability.

When framing and drywall crews are from the same company, the framing crew knows exactly what the finish crew needs: plumb walls, consistent stud spacing, and clean rough openings.

• Drywall installation: Type X, standard, abuse-resistant, moisture-resistant, and lead-lined board all specified and installed from the same team that framed the wall.
• Level 4 and Level 5 finishing: Level 4 is standard for commercial painted surfaces. Level 5 is specified for high-gloss paint and critical-lighting environments. See the full breakdown of finish levels in our 
• commercial drywall finishing guide
• Painting: primer over fresh compound and finish coats handled by the same crew, eliminating the trade handoff where most painting defects originate.

For a complete breakdown of the commercial scope ROA handles from framing through paint, see the full guide on commercial drywall installation in Austin.

Metal Framing Cost in Austin TX

Metal framing pricing in Austin is scope-specific. These are the variables that drive cost on every project.

• Linear footage of wall: the primary unit for most framing bids. Price per linear foot varies by stud height, gauge, and spacing specified.
• Stud height: taller walls require heavier gauge to meet deflection criteria, increasing material cost. An 8-foot wall and a 14-foot wall in the same plan may require different gauges despite the same linear footage.
• Fire-rated assemblies: 2-hour assemblies cost more than 1-hour due to double-layer board requirements and more restrictive fastener patterns.
• Acoustic assemblies: resilient channel, acoustic batt, and staggered or double-stud configurations all add material and labor cost above a standard partition.
• Ceiling soffits and bulkheads: framed separately from partition walls and priced by square foot of soffit face rather than linear foot of wall.
• After-hours scheduling: tenant finish-out and repair scopes that must occur outside business hours carry a labor premium.

ROA provides line-item itemized estimates broken out by scope element. GCs and owners receive bid formats that make accurate comparisons across competing subs.

Call 512-293-9899 or submit a project inquiry online. We respond to commercial bid requests within 24 hours.

Austin commercial construction permit and development activity is tracked through the City of Austin Development Services Department.

Why Austin GCs and Developers Choose ROA for Metal Framing

• Spec literacy. We read construction documents and UL listings. We select gauge from the drawings, not from habit. We do not substitute materials without written approval.
• Fire-rated assembly compliance. We pull UL design numbers at bid stage and install to the listing precisely. No surprises at inspection.
• Integrated drywall scope. Framing hands off directly to our drywall crew. One contract, one schedule, one point of accountability.
• Schedule discipline. Tenant finish-out and build-out dates are hard constraints. We staff to the schedule, not to the budget.
• 24 hour bid response. Call 512-293-9899 today. We return commercial bid requests the same day or the following morning.
• Active in Austin’s commercial corridors. The Domain, downtown, South Lamar, South Congress, East Austin, and medical corridor along MoPac.

Read client reviews on Google, browse completed projects in the ROA Drywall projects gallery, and follow our work on Instagram @roadrywallaustintexas and Facebook.

For more on ROA’s full drywall and framing scope across Central Texas, visit the ROA Drywall resources page.

Related guides: drywall repair in Temple TX, drywall repair in Killeen TX, drywall patch repair in Lockhart TX.

FAQs: Metal Framing Contractor in Austin TX

Get Your Austin Metal Framing Scope Started

If you are a GC, developer, or owner-operator searching for a metal framing contractor in Austin who reads specs and installs to UL listings, ROA Drywall is ready to bid.

Call or text: 512-293-9899. We respond within 24 hours.

Submit a project inquiry: roadrywall.com/contact

ROA Drywall also serves Round Rock, Georgetown, Pflugerville, Lockhart, Killeen, and 20+ cities across Central Texas