How Long Does a Commercial Fitout Take? Timelines by Project Type
Once the budget question is answered, the next one is always about time: when can we open? For most businesses the opening date is fixed — a lease commencement, a school holiday trading peak, a franchise deadline — so understanding how long a fitout takes is critical to planning.
This guide sets out realistic timelines for common commercial fitout types, walks through each phase from first consultation to handover, and explains the things that most often cause delays. The figures reflect how Fix It Up Pty Ltd plans and delivers projects across Brisbane and South East Queensland.
A useful rule of thumb: construction is only part of the timeline. Design, quoting and approvals can take as long as the build itself, so the earlier you start the conversation, the more control you have over your opening date.
Typical fitout timelines by project type
The table below shows indicative end-to-end durations. The shorter figures are the on-site construction window for a straightforward project; the longer figures account for design, approvals and more complex scopes. Larger or heavily serviced projects can run beyond these ranges.
| Fitout type | Construction (from approval) | Typical total project |
|---|---|---|
| Retail shopfit | 4–12 weeks | 8–16 weeks |
| Office fitout (200–500 sqm) | 8–14 weeks | 12–20 weeks |
| Cafe / restaurant fitout | 8–14 weeks | 14–22 weeks |
| Medical / dental fitout | 8–14 weeks | 14–24 weeks |
| Custom joinery package | 3–8 weeks (from drawing approval) | 5–12 weeks |
Indicative timelines for the Brisbane / SEQ market. Construction durations are measured from approval; total project time includes design, quoting and approvals.
The phases of a fitout, step by step
Every Fix It Up project follows a clear, structured sequence. Understanding where the time goes in each phase helps you plan backwards from your opening date with confidence.
- Consultation (around 1 week) — we meet on-site or virtually to understand your vision, budget and timeline, and review existing plans to identify key requirements.
- Design & quote (2–4 weeks) — we prepare detailed shop drawings and a fixed-price quote covering all trades, so there are no surprises on invoice day.
- Approvals & scheduling (2–6 weeks) — we handle council and building approvals, book all subcontractors and issue a firm programme aligned to your lease dates. This phase varies most with scope.
- Construction (4–14 weeks) — our site team manages daily progress, quality checks and trade coordination, with regular updates so you stay informed.
- Handover (around 1 week) — a thorough defects inspection is completed before keys are handed over, backed by a written workmanship warranty.
How joinery lead times affect the programme
Custom joinery is frequently on the critical path. Lead times typically range from 3 to 8 weeks from drawing approval, so the date you sign off shop drawings often sets the date your fitout can finish.
Because we manufacture joinery in our own workshop, we can begin fabrication as soon as drawings are approved and coordinate delivery to suit the site programme — rather than waiting on a third-party supplier's queue. Approving drawings promptly is one of the most effective things a client can do to protect the opening date.
What causes fitout delays
Most overruns are not caused by construction — they are caused by decisions and approvals upstream. The common culprits are predictable and largely avoidable with early planning:
- Late design decisions — finishes, layout or scope changes after drawings are signed off ripple through the whole programme.
- Slow drawing approvals — joinery and trades cannot start until drawings are signed, so a delayed sign-off directly delays handover.
- Council and building approvals — change of use, fire upgrades and development applications can take weeks; lodging early is essential.
- Long-lead materials and equipment — specialist finishes, joinery hardware and commercial equipment can carry multi-week lead times.
- Landlord and centre requirements — fitout-guide approvals, contractor inductions and restricted work hours within centres can add time.
- Latent conditions — issues uncovered behind existing walls or in base-building services may require additional works mid-project.
- Variations — changes requested during construction must be documented and priced, which can pause affected trades.
How to hit a fixed opening date
When the opening date cannot move, the programme is built backwards from it. Retail deadlines in particular are non-negotiable, so we stage every milestone to land on time. These are the habits that keep a fixed date achievable:
- Start early — engage your fitout contractor before the lease is signed so design and approvals run in parallel, not after.
- Approve drawings promptly — every day a drawing sits unsigned is a day off the back end of the programme.
- Lodge approvals first — get council, building and landlord approvals moving as the first priority, not the last.
- Order long-lead items immediately on sign-off — protect the critical path before construction even begins.
- Use one contractor for all trades — a single programme and single point of accountability removes the gaps where time is lost.
- Build in contingency — a realistic programme allows a buffer for approvals and latent conditions rather than assuming a perfect run.
Key Takeaways
- A retail shopfit typically takes 4–12 weeks to build; an office of 200–500 sqm runs 8–14 weeks from approval.
- Custom joinery has a 3–8 week lead time from drawing approval and is often on the critical path.
- Design, quoting and approvals can take as long as construction — total project time is usually well beyond the build window alone.
- Most delays come from late decisions, slow drawing sign-offs and approvals — not from the construction itself.
- To hit a fixed opening date, start early, approve drawings fast, lodge approvals first and use one contractor for all trades.
Frequently Asked Questions
How long does a retail shopfit take?
How long does an office fitout take?
What is the lead time for custom joinery?
What causes most fitout delays?
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Get a Fixed-Price Quote for Your Space
Indicative guides only go so far. Contact our team for a free, no-obligation fixed-price quote tailored to your tenancy, scope and timeline.