Guide
How Long Does A Commercial Build Out Take?
Realistic timelines by space type, and what actually causes the delays.
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The Direct Answer
Most commercial build-outs take 4 to 9 months from signed lease to open doors. Construction itself is usually only 8 to 20 weeks of that. Design and permitting take the rest, and permitting, not construction, is the stage that most often blows the schedule.
Stage By Stage
Durations are typical rather than guaranteed. Your jurisdiction is the biggest variable in the whole table.
| Stage | Typical Duration | What Is Happening |
|---|---|---|
| Space assessment and scope | 1 to 2 weeks | Walkthrough, existing conditions, lease and work letter review, preliminary budget. |
| Design and engineering | 3 to 8 weeks | Architectural and MEP drawings, franchisor standards coordination, equipment layouts. |
| Bidding and contract | 2 to 3 weeks | Trade pricing, schedule of values, contract execution. |
| Permit submittal and review | 3 to 12+ weeks | Plan review, comment responses, resubmittal, permit issuance. The wild card. |
| Construction | 8 to 20 weeks | Demo, rough-in, inspections, finishes, fixtures. |
| Inspections and certificate of occupancy | 1 to 3 weeks | Final inspections across trades, health and fire where applicable, then the CO. |
| Fixture, equipment and move-in | 1 to 3 weeks | Owner equipment, furniture, IT, merchandising and staff training. |
Stages overlap in practice. Bidding usually runs into the tail of design, and long-lead ordering starts at contract rather than at rough-in.
Construction Duration By Space Type
This is the construction stage only. Add design and permitting on the front, and fixture and equipment install on the back.
| Space Type | Typical Construction Duration |
|---|---|
| Small retail, under 2,000 sq ft | 6 to 10 weeks |
| Standard retail | 8 to 12 weeks |
| Office | 10 to 16 weeks |
| Med spa and wellness | 12 to 18 weeks |
| Restaurant | 12 to 20 weeks |
| Dental and medical | 14 to 22 weeks |
The Five Things That Actually Cause Delays
Permitting.
Review queues, incomplete submittals, and resubmittals that go to the back of the line. The controllable part is submittal quality: a complete, coordinated, code-compliant first submittal is the single highest-leverage thing on the entire schedule.
Long-lead items.
Rooftop HVAC units, electrical switchgear, custom millwork, specialty glazing, franchisor fixture packages. Some have lead times measured in months, and they get ordered at contract signing rather than when the framing is done.
Change orders.
Every mid-project change stops something. A design change after permit can require a revision submittal, which means going back into review.
Concealed conditions.
Undersized electrical service, cast iron waste lines at end of life, asbestos-containing floor tile, structural surprises above the ceiling. This is why we recommend investigative demo before pricing older space.
Inspection scheduling.
In busy jurisdictions, inspector availability is a real constraint. Health department pre-opening inspections for restaurants are booked, not summoned.
How To Make It Faster
- Bring the contractor in before you sign the lease. Conditions found during negotiation do not delay construction; found in month two, they do
- Start design immediately. Design and permitting are the long pole, and every week lost at the front is a week lost at the back
- Submit complete. Resubmittals are the most avoidable delay in construction
- Order long-lead items at contract, not at rough-in
- Freeze the design at permit. Changes after issuance can require revision review
- Ask about after-hours work. Overtime is buyable, and if the rent clock is expensive enough it is often worth it
A Realistic Example
A 3,000 square foot retail franchise location, cooperative jurisdiction, warm shell. Roughly seven months from lease to open.
| Week | Stage |
|---|---|
| 1 to 2 | Walkthrough, scope, preliminary budget |
| 3 to 8 | Design and engineering, franchisor review |
| 7 to 9 | Bidding and contract, overlapping design completion |
| 9 to 17 | Permit submittal and review |
| 17 to 27 | Construction |
| 27 to 29 | Inspections and certificate of occupancy |
| 29 to 31 | Fixtures, merchandising, staff training |
| Week 31 | Open |
A restaurant or a dental practice in a slower jurisdiction runs longer. This is a good case, not a promise.
FAQ
How long does permitting take?
Can construction start before the permit is issued?
What is the fastest a build-out can be done?
Does paying more make it faster?
When should I set my opening date?
Next step
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