A tenant improvement (TI) timeline is the most underestimated part of a commercial relocation. Sales teams promise "8 to 10 weeks"; reality lands at 14 to 18. Here's a realistic 16-week TI timeline that survives contact with actual construction.
Weeks 1-2: Planning and Programming
Engage architect and project manager. Conduct space programming with stakeholders. Confirm headcount, departmental adjacencies, conference and collaboration needs. Establish budget envelope and schedule constraints.
Weeks 3-4: Schematic Design
Architect produces test fits and preliminary floor plans. PM and client review against business goals. Iterate. Lock in the final concept.
Weeks 5-6: Design Development
Architect develops detailed plans: power, data, mechanical, plumbing, finishes, millwork. Furniture vendor begins space planning. Long-lead FF&E identified and quoted.
Weeks 7-8: Construction Documents and Bidding
Architect issues construction documents. PM issues competitive bid package to qualified general contractors (typically 3-5). GCs walk the space, submit pricing, and answer clarification rounds.
Week 9: GC Award and Permitting
PM and client evaluate bids on price, schedule, and qualifications. Award contract. Submit permit applications. Long-lead FF&E orders placed.
Weeks 10-13: Construction
Demolition, MEP rough-in, framing, drywall, finishes. Weekly OAC (owner/architect/contractor) meetings. PM tracks budget, schedule, change orders, and quality. Furniture installation begins toward end of construction.
Weeks 14-15: Substantial Completion and Punch List
GC achieves substantial completion. PM walks space with client, architect, and GC; documents punch list. Final cleaning. IT install (data, AV, security).
Week 16: Move and Occupancy
Weekend move-in. Day 1 triage to resolve workspace issues. Building orientation for employees. Celebrate.
Where Schedules Break
The most common slip points: permit delays (add 2-4 weeks if not anticipated), long-lead millwork or custom furniture, MEP coordination conflicts, and late-stage scope changes. A disciplined PM mitigates all four.
Get a realistic schedule built for your specific project.