Your lease is signed, the space is empty, and you're wondering: how many months until we actually open? Tenant improvement timelines vary wildly depending on scope, complexity, and your market—but knowing what to expect helps you avoid costly delays and set realistic revenue targets. Here's what actually happens during a build-out and how long each phase takes.
Understanding the Full Timeline
A basic tenant improvement project typically runs 8–16 weeks from permit approval to occupancy, though this can stretch to 6+ months for complex builds. The timeline breaks into distinct phases: design finalization, permits and approvals, hard construction, inspections, and move-in. Each phase has natural dependencies, meaning delays early on cascade downstream.
The biggest variable isn't construction itself—it's permitting. A simple office refresh might sail through in 2–3 weeks. A restaurant kitchen or medical facility involving plumbing, HVAC, or specialized systems can spend 4–8 weeks in the permitting queue alone, depending on your jurisdiction and whether the city has backlog issues.
Phase Breakdown: What Takes How Long
Design and Specifications (2–4 weeks) You'll finalize floor plans, material selections, and MEP (mechanical, electrical, plumbing) layouts with your general contractor or design team. This isn't optional—rushing here creates costly change orders later.
Permits and Pre-Construction Approvals (2–8 weeks) Your contractor submits plans to the city. Reviewers may request modifications, especially for code compliance around egress, fire ratings, or ADA accessibility. Some cities prioritize faster turnarounds; others have 6–week review backlogs. Budget conservatively and ask your contractor about local review timelines upfront.
Hard Construction (4–12 weeks) This is the physical build-out: framing, drywall, flooring, painting, fixtures, and finishing work. Duration depends heavily on scope. A 3,000-square-foot office with standard finishes runs 8–10 weeks. A 5,000-square-foot space with custom millwork, multiple electrical zones, and upgraded HVAC might need 12–16 weeks. Sequencing matters—you can't install flooring until walls are up and inspected.
Final Inspections and Punch Lists (1–3 weeks) Building officials inspect electrical, plumbing, fire safety, and life safety systems. Most projects need at least one re-inspection. Your contractor will create a punch list of minor fixes (trim work, paint touch-ups, fixture adjustments). These typically take 1–2 weeks to complete.
Real Factors That Slow Things Down
- Supply chain delays: Long-lead items like custom cabinetry, specialized HVAC units, or imported fixtures can add 4–8 weeks. Order early or design around readily available products.
- Unforeseen conditions: Discovering asbestos, hidden structural issues, or undersized electrical panels forces scope changes and regulatory filings.
- Design changes mid-build: Every change order adds 1–3 weeks and costs 10–20% more than original budgets.
- Contractor availability: Busy contractors in hot markets may slot you in 2–3 months after signing. A slow market might start immediately.
- Jurisdiction backlog: Major cities often have 4–6 week permit queues. Suburban or rural areas may turn around permits in 7–10 days.
Timeline Checklist for Your Project
- Week 1–2: Sign lease, hire architect/designer and general contractor
- Week 2–4: Finalize design and submit for permits
- Week 6–12: Permits approved; construction begins
- Week 10–20: Hard construction and systems installation
- Week 18–22: Final inspections and punch-list work
- Week 22–24: Certificate of Occupancy and move-in
This assumes no major delays. Add buffer time if you're in a jurisdiction known for slow permitting or if your project involves specialized trades.
Protecting Your Timeline
Request a detailed construction schedule (a Gantt chart) from your contractor before signing. Make decisions on materials and finishes during design, not during construction. Include a contingency timeline—plan for 10–20% schedule buffer, especially if you have revenue-dependent opening dates. Ask your contractor how they handle delays and whether penalties or bonuses apply for early completion.
If you're comparing contractors or need help finding trusted build-out specialists who understand your local timeline realities, Mercoly lets you review and compare tenant improvement providers in one place.
Frequently Asked Questions
Q: What's the difference between a soft bid and a guaranteed maximum price (GMP) in a TI project? A soft bid is an estimate with price adjustments likely; a GMP locks price but usually requires more detailed upfront design, adding 1–2 weeks but protecting your budget.
Q: Can I move in before the Certificate of Occupancy is issued? No. Operating without a CO exposes you to liability, fines, and potential lease violations. Wait for final sign-off from building officials.
Q: How much does a typical tenant improvement cost per square foot? Office refreshes run $50–$150/SF; full build-outs with systems work range $200–$400/SF. Medical, restaurant, and lab spaces climb to $400–$800/SF due to specialized requirements.
Ready to move forward? Start by comparing trusted build-out contractors in your area to understand realistic timelines for your specific project.