The first question most businesses tend to ask when planning a fit-out project or moving to a new space concerns time. Accurate understanding of reasonable commercial fit-out timelines is crucial for negotiating leasing terms and making adequate preparations for a smooth operation.
Standard Fit-Out Timeline Stages
There is a certain order that any fit-out project follows, including several stages that all take time. Brief consultations and planning usually take about one-two weeks, or three-four weeks in case of complex projects and multiple stakeholders involved.
Design development will usually last 3-8 weeks, depending on the specifics of your project. Simple cat B fit-out jobs usually require fewer weeks, while custom fit-out designs or alterations to listed buildings may take up more weeks. Speed and effectiveness of your client decision-making procedures have great influence on how much time your fit-out will take.
Planning and approval process adds another 8-12 weeks if a planning permission is required. Many Cat B office fit-out projects do not require planning permission, yet building regulations approval will always be needed. Standard building regulations approval process will take 4-6 weeks. If structural works are required, the process may take even 8-12 weeks.
Procurement and mobilisation processes consume 2-4 weeks between designing approval and works beginning. Custom-designed furniture, special finishes or other special provisions may add some extra weeks – 6-10 weeks in case of complex procurement.
Actual construction and installation stage is probably the most visible aspect of any fit-out. Depending on your needs and project’s nature, the process will last 4-16 weeks (and more), starting from small refurbishment works ending with major alterations and installation of services.
Snagging and handing over will usually take about 1-2 weeks after works completion.
Typical Fit-Out Project Lengths
Refurbishment projects not involving any services changes (painting, replacing floor coverings and furniture) will usually take 6-10 weeks (from instructions until handing over). The projects include minimal design work, no statutory approvals and construction lasting 3-4 weeks.
Cat B fit-out projects in conventional office buildings will usually take 14-20 weeks (overall). The projects include designing of 4-6 weeks, building regulations approval of 4-6 weeks (concurrently to the designing process), procurement of 3 weeks and construction period of 8-10 weeks. Typical cat B fit-outs include creating new partitions, installing new finishes, installing improved lighting, setting up data system and new furniture.
More complex projects involving services installations or structural changes will take 20-28 weeks overall, including 12-16 weeks of construction.
Fit-outs and conversions of historical buildings may require 30-40 weeks or more. Designing will become a bit more complex due to conservation requirements; Listed Building Consent will take 12-16 weeks; Construction will also become more difficult because of that.
Factors Influencing Your Project Timeline
Condition of your building is a crucial factor affecting how long your project will take. For instance, asbestos removal and structural works will require additional weeks of preparation before the actual fit-out works start. You can discover that problem during your initial assessment.
Decision-making processes will be the most variable aspect influencing the fit-out length. Any round of revisions will add one-two weeks to your design process. Companies with clear structures and delegated decision-making will make the process smoother.
Increased use of special finishes and materials will mean longer procurement process. Most commercially available products are delivered within 4-6 weeks; yet, bespoke finishes and furniture or international shipments may take 12-16 weeks. Procuring of long-lead items ahead of time is a great idea to avoid problems in the future.
Your contractor may require 4-6 weeks of notice during busy construction periods.
Ways to Accelerate the Fit-Out Process
There are certain measures that can help shorten your fit-out project time. First of all, design and build procurement method can help you to cut up to 3-6 weeks off your standard fit-out program.
Pre-construction procurement of long-lead products allows ordering materials prior to full designing completion, while manufacturing of furniture and special finishes can be conducted simultaneously with design process.
Shift working helps to reduce construction period by up to 25-40%. Night and weekend shift work will require labour premium payment (up to 30-50%); yet, considering the cost of being delayed, it will often pay off.
How to Plan for a Reasonable Time
Standard industrial guidelines allow adding 10-15% of contingency to the programme for simpler projects and 20-25% for more complex ones. Major reasons for delay include design revisions during construction (one-three weeks), delayed materials delivery (one-four weeks) and unforeseen building conditions (two-six weeks).
Standard fit-out of 3,000-5,000 square feet of office building will take about 16-20 weeks from instructions to occupation. Easier projects will take less time; more complicated projects will take more. Being cautious about unreasonable short quotations is important. Shortening time will only raise costs and risks, as well as reduce quality.
Commercial fit outs are big investments – it’s wise economy to invest sufficient time in them.
Professional planning is needed to create the realistic fit-out project schedule. Paradigm Interiors knows how to make it happen.