← Insights
Delivery14 Jul 20266 min read
What a realistic fit-out timeline looks like
A 15,000 sq ft office takes 12–16 weeks on site. The programme rarely fails on site, it fails in the eight weeks before it.
Fit-out programmes are quoted from mobilisation, which is why they look shorter than the projects people remember. Here is the whole thing, pre-construction included.
Indicative programme, 15,000 sq ft
| Stage | Duration | Runs in parallel with |
|---|---|---|
| Brief, survey, benchmarked budget | 1–2 weeks | Building fit-out guidelines review |
| Design development and BOQ freeze | 3–4 weeks | Landlord drawing submission |
| Approvals and long-lead procurement | 2–4 weeks | Mobilisation planning |
| Civil, partitions, ceiling grid | 3–4 weeks | MEP first fix |
| MEP second fix, flooring, joinery | 3–4 weeks | Furniture manufacture |
| Finishes, furniture install, snagging | 2–3 weeks | Testing and commissioning |
| Handover and close-out documentation | 1 week | Final measured account |
* Indicative only. Building conditions, statutory approvals and long-lead items shift these materially.
The four real causes of delay
- Long-lead items ordered late. Imported furniture, custom glazing, VRV outdoor units and switchgear carry 6–12 week lead times. If they are ordered after site starts, site waits.
- Landlord approvals treated as a formality. Drawing submissions, NOCs, working-hour restrictions and hoisting slots are a programme item with a duration, not a phone call.
- Design decisions left open. Every finish not selected at BOQ freeze becomes a decision taken under time pressure, usually at a higher price.
- Statutory clearance sequencing. Fire NOC and occupancy paperwork depend on completed works being inspected in order. It cannot be compressed at the end.
How to protect the date
Freeze the BOQ before mobilising, release long-lead purchase orders at freeze, and hold a weekly look-ahead that names the decision owner for every open item. A programme survives on procurement discipline, not on site headcount.
Have a quote or a BOQ in front of you? Send it across and we will read it line by line.
