Story by: PR Team
February 17, 2026
Breaking Down the Five Phases and How Disciplined Planning Keeps Projects Moving
“How long is this going to take?”
It’s one of the first questions asked on almost every commercial project, and for good reason. Timelines affect financing, leasing, staffing and operations. What most people want isn’t a guess; they want to know whether the process itself can be trusted.
The honest answer is that commercial construction doesn’t move in a straight line. It moves through a series of phases, each with its own risks, dependencies and opportunities to either gain clarity or lose time. Projects stay on track when those phases are respected and managed deliberately, not rushed.
Every project moves through five distinct phases, each with its own timeline and challenges. Here’s what the commercial construction timeline actually looks like.
Preconstruction is where schedules are either made realistic or quietly compromised.
This phase includes early budgeting, design coordination, constructability reviews, value engineering and schedule development. When the builder is involved early, as in a Design-Assist-Build approach, the team pressure-tests the design against real-world conditions before anyone mobilizes to the site.
Catching conflicts here matters. A duct run that clashes with the structure, long-lead materials that aren’t accounted for, or systems that don’t coordinate on paper will cost time later, no matter how aggressive the construction schedule looks.
Well-run preconstruction often shortens the overall timeline by removing uncertainty upfront. Rushed preconstruction almost guarantees delays downstream.
Typical range: 4-12 weeks, depending on complexity.
Permitting is the most unpredictable part of the timeline.
Review durations vary by jurisdiction, workload and project type. Even clean, coordinated submittals can take longer than expected, depending on staffing and review cycles. The best teams plan for that uncertainty instead of pretending it won’t exist.
Early builder involvement helps here as well. Coordinated drawings, realistic code interpretations and prompt responses to comments reduce friction, but no contractor can force a permit faster.
The mistake is assuming best-case timing. The smarter move is to build a buffer into the schedule so a delayed permit doesn’t derail everything before construction even starts.
Typical range: 6-16 weeks, sometimes longer in larger municipalities.
This is the phase most people picture: site work, structure, enclosure, MEP systems, interiors and finishes. But construction isn’t about moving as fast as possible; it’s about sequencing work so trades can operate efficiently without getting in each other’s way.
Pushing too hard early usually backfires. Overlapping trades too aggressively reduces productivity and increases rework. Skipping cure times or compressing inspections creates quality issues that show up later, often when they’re harder to fix.
Projects that finish on time maintain a steady pace, address issues early and adapt without panic when conditions change. Weather, material lead times and unforeseen site conditions happen. Good planning absorbs those variables instead of amplifying them.
Typical range: 6-18 months, driven by building type and system complexity.
Inspections are not a single hurdle at the end of the job. They occur throughout construction and are tied to specific milestones: foundations, framing, rough-ins, fire protection, life safety and final occupancy.
Each inspection is a checkpoint. Work cannot proceed until approvals are granted, and inspector availability is its own scheduling variable. Projects stay on track when inspections are planned into the schedule from day one, and work is truly ready when inspectors arrive.
Failed or rushed inspections don’t just cost days; they compound delays across trades.
Closeout is often underestimated. It includes punch list completion, final inspections, commissioning, documentation, and turnover.
A rushed closeout delays occupancy and creates lingering issues long after construction is finished. A disciplined closeout brings the project to a clean conclusion, with systems operating properly and documentation in order.
This phase protects the owner, the builder and the building’s long-term performance.
Typical range: 3-6 weeks, depending on system complexity.
Most commercial projects take 12-24 months from preconstruction kickoff to certificate of occupancy. Some take less. Complex projects take longer.
What matters more than the number is how the timeline is built and managed. Projects stay on schedule when decisions are made early, designs are coordinated thoroughly, and the process is treated with respect. That’s where early collaboration, particularly through Design-Assist-Build, proves its value.
A realistic timeline isn’t pessimistic. It’s honest. And in commercial construction, honesty is what keeps projects moving and outcomes intact. Planning a commercial project? Let’s talk about building a realistic timeline that protects your investment. Contact Ferrara Buist to get started.
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