Funding type
This project is privately funded, on private land for private use.
F&F Japanese Grill in Irving, TX
2654 N. Belt Line Rd 2654 N. Belt Line Rd, Irving, TX, 75062
F&F Japanese Grill is a renovation/alteration project at 2654 N. Belt Line Rd 2654 N. Belt Line Rd, Irving, in Dallas County, TX, tracked from its Texas Department of Licensing and Regulation (TDLR) registration. Construction complete (TDLR inspection passed Oct 2026). The project has an estimated value of $280K across about 1,857 sq ft.
- Estimated project value
- $280K
About this figure
Estimated construction cost supplied in the TDLR filing. This is not a current property appraisal or a final construction invoice.
- Reported floor area
- 1,857 ft²
About this figure
Square footage reported for this scope of work. It may cover only part of a larger property.
- Estimated cost / ft²
- $151/sqft
About this figure
Calculated from this filing’s estimated cost divided by its reported square footage. Available only when both figures are supplied; it is not a market benchmark.
- Scheduled duration
- 3 months
About this figure
The interval between the filed start and completion dates. These dates describe the proposed schedule and do not measure actual construction progress.
The project record
Project timeline
Explore filed milestones and scheduled dates. Open a milestone for its source.
4 timeline dates shown.
Project registered · TDLR filing
Registration of the project with the Texas Department of Licensing and Regulation.
Source: TDLR filing
View source recordScheduled construction start · Scheduled date
A date supplied in the filing; this does not confirm that work started or finished.
35 days after the preceding date shown.
Source: TDLR filing
View source recordScheduled completion · Scheduled date
A date supplied in the filing; this does not confirm that work started or finished.
92 days after the preceding date shown.
Source: TDLR filing
View source recordInspection complete · TDLR filing
The filing records completion of the accessibility inspection.
132 days after the preceding date shown.
Source: TDLR filing
View source record
📰About F&F Japanese Grill
F&F Japanese Grill completed a 1,857 sq ft interior remodeling project at 2654 N. Belt Line Rd in Irving, TX. The renovation, valued at an estimated $280,000, was registered with TDLR in February 2026 and marked as Inspection Complete in October 2026. This specific filing documents the physical construction work and accessibility compliance for the tenant space.
The scope of work, filed as "Interior Remodeling By Tenant," aligns with the owner's intent to update the dining space. Philip Kim is listed as the owner of record. Edwin Lim Alfaro served as the registered accessibility specialist for the project. The work was privately funded on private land for private use, distinguishing it from public infrastructure projects.
Project Scope and Cost
The estimated cost of $280,000 places the project close to the Dallas County median for renovation/alteration filings, which stands at $249,000. However, the cost per square foot of $151 is above the county median of $72 per square foot. The scheduled build window of 92 days matches the county median duration for similar projects. These metrics suggest a standard commercial remodel with higher finishing costs per unit area.
The site is located in ZIP code 75062, an area with a Census-estimated population of about 52,756. Median household income in this ZIP code is $70,792, and housing is mostly renter-occupied.
Completion Status and Context
Construction began in March 2026. The project passed its final TDLR accessibility inspection in October 2026. This confirms that the physical construction work is complete. Nearby registered projects in Irving include Irving Towne Center and QuikTrip # 995, both listed as renovation/alteration work. Philip Kim has one other TDLR-registered project, Sulbing in Haltom City, totaling $300,000. The presence of these projects suggests a continued trend of commercial improvements in the area, with this specific grill renovation adding to the local dining infrastructure.
Inspection Complete
Final inspection completed, awaiting project closure
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F&F Japanese Grill is a Renovation/Alteration project located at 2654 N. Belt Line Rd 2654 N. Belt Line Rd, Irving, TX 75062 in Irving, Texas. The project has an estimated value of $280K covering 1,857 sq ft. Philip Kim is the property owner. The project was registered with TDLR on February 3, 2026.
Frequently Asked Questions
Is F&F Japanese Grill open for business?
The TDLR record confirms the construction is complete and the final TDLR accessibility inspection was passed. It does not confirm operational status. Third-party listings indicate the business has been active, but the TDLR filing only tracks construction compliance.
Who owns the F&F Japanese Grill project?
Philip Kim is listed as the owner/developer of record for this project in the TDLR filing. The project is privately funded and located on private land.
When did the renovation finish?
The project passed its final TDLR accessibility inspection in October 2026. Construction started in March 2026, resulting in a scheduled build window of approximately 92 days.
What is the size of the renovated space?
The interior remodeling covers 1,857 sq ft. The estimated cost for this space is $280,000, which calculates to $151 per square foot.
What is F&F Japanese Grill?
F&F Japanese Grill is a renovation/alteration project at 2654 N. Belt Line Rd 2654 N. Belt Line Rd in Irving, Texas, registered with the Texas Department of Licensing and Regulation (TDLR). Scope of work: Interior Remodeling By Tenant
Is F&F Japanese Grill open in Irving?
Construction on F&F Japanese Grill is complete — TDLR records show the project passed its required accessibility inspection in Oct 2026. The building is finished and very likely open.
Where is F&F Japanese Grill located?
F&F Japanese Grill is located at 2654 N. Belt Line Rd 2654 N. Belt Line Rd, Irving, TX, 75062, in Dallas County.
Who is the owner or developer of F&F Japanese Grill?
Philip Kim is the property owner/developer of record for F&F Japanese Grill, per its TDLR project registration.
How much does F&F Japanese Grill cost and how big is it?
F&F Japanese Grill has an estimated construction value of $280K and approximately 1,857 square feet (about $151/sqft), based on its TDLR filing.
Scope of Work
Interior Remodeling By Tenant
Note: This project is registered under the Texas Accessibility Standards (TAS) program. TDLR registration is required for commercial and public facility construction to ensure compliance with accessibility requirements under Texas Government Code Chapter 469.
Location & views
2654 N. Belt Line Rd 2654 N. Belt Line Rd, Irving, TX, 75062
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