Commercial Construction Timeline: From Bid to Certificate of Occupancy
A realistic phase-by-phase timeline for commercial construction projects — preconstruction, permitting, construction, and closeout — with typical durations and the levers that compress schedule.
Owners ask "how long?" before "how much?" — and for good reason. A delayed opening costs rent, payroll, debt service, and brand momentum. Below is a realistic, phase-by-phase commercial construction timeline with the durations we plan against on real projects, and the levers that compress schedule when the calendar matters.
The Full Commercial Construction Timeline
| Phase | Typical duration | What happens |
|---|---|---|
| Preconstruction | 4 – 10 weeks | Programming, conceptual estimating, site due diligence, delivery-model selection |
| Design | 8 – 20 weeks | SD → DD → CDs, MEP coordination, owner sign-offs |
| Permitting / AHJ review | 4 – 16 weeks | Plan check, corrections, health, fire, ADA, energy code |
| Bidding / GMP | 3 – 6 weeks | Sub bids, value engineering, GMP commitment |
| Mobilization | 1 – 2 weeks | Site logistics, utilities, fencing, deliveries |
| Construction | 12 – 36 weeks | Demo → structure → MEP rough → finishes → equipment |
| Inspections & closeout | 2 – 4 weeks | Final inspections, punch list, TCO/CO, owner training |
| Total (TI) | 4 – 7 months | Tenant improvements inside existing shells |
| Total (ground-up retail / restaurant) | 7 – 12 months | Pad through opening |
| Total (healthcare TI) | 6 – 12 months | Adds OSHPD / state hospital review |
| Total (ground-up healthcare) | 14 – 30 months | Hospital additions and full facilities |
Phase Detail
Preconstruction (weeks 1–10)
This is where schedule certainty is actually won. A disciplined preconstruction workflow — site investigation, conceptual estimating against SD documents, AHJ pre-application meetings, long-lead identification — kills the surprises that derail mid-project schedules. Skipping preconstruction to "get into the field faster" is the most common cause of multi-month overruns.
Design (weeks 4–24, often overlapping)
Design-bid-build runs design and construction in series. Design-build runs them in parallel — architecture, engineering, and construction collaborate from day one, so MEP coordination and constructability reviews happen during DD, not as RFIs during framing. On most projects, design-build compresses the total schedule 15–30%.
Permitting (weeks 12–28, AHJ-dependent)
Permit duration varies dramatically by jurisdiction. A retail TI in a fast-turn city may permit in 4 weeks; the same scope in a slow plan-check market can take 16. Healthcare adds state-level review (e.g. OSHPD, HCAi). Build the permitting calendar from the AHJ's published timelines, not a generic average.
Construction (weeks 16–52)
Construction duration is driven by structural scope, MEP density, and finish complexity. Self-performing concrete, framing, or finishes pulls those crews onto your critical path under direct control — instead of waiting on a subcontractor's schedule. For multi-site retail programs, concurrent execution across markets is the schedule lever that matters most.
Closeout (weeks 50+)
Closeout is where mediocre contractors lose 2–4 weeks. Disciplined contractors build the punch list weekly during finishes, schedule final inspections before they're needed, and walk owner training before substantial completion. The result: TCO or CO on the date committed at GMP signature.
Levers That Compress the Schedule
- Design-build delivery — overlap design and construction (15–30% faster).
- Early procurement — release long-lead items (switchgear, RTUs, custom millwork, kitchen equipment) at DD instead of CDs.
- Self-perform crews — direct control over critical-path trades.
- AHJ pre-submittal meetings — fewer plan-check cycles.
- Phased construction — open core space while finishing perimeter.
- Concurrent multi-site execution — for rollouts, run sites in parallel rather than series.
Levers That Stretch the Schedule
- Late scope changes that trigger redesign and re-permit
- Owner-supplied equipment without lead-time coordination
- Underestimating AHJ review duration
- Designing without subcontractor input on means and methods
- Selecting the low bid from a sub that's already overcommitted
Build a Schedule, Not a Wish
A committed schedule is the deliverable of preconstruction — not a guess on the kickoff call. We build durations bottom-up from trade-by-trade quantities, AHJ-specific review timelines, and committed lead times, then commit to that schedule in the GMP.
Related reading: Commercial construction cost per square foot · How to choose a commercial general contractor
Ready to Build a Real Timeline?
Request preconstruction support and we will return a project-specific schedule with AHJ assumptions and long-lead callouts within five business days.