Most office fit-outs take somewhere between four and twelve weeks on site, but the honest answer depends on the size of the space, how much is being changed and how early the groundwork is done. As a commercial fit-out and drylining contractor based in Tiverton, we see the same handful of factors decide whether a project runs to programme or drifts. Here is what actually drives the timeline, so you can plan your move-in date with confidence.
For a straightforward refresh of a small office, say up to 200 square metres with new partitions, a lick of paint, flooring and some electrical alterations, allow two to four weeks on site. A mid-sized Cat B fit-out of 200 to 500 square metres, where you are creating meeting rooms, a kitchenette and new ceilings from an open shell, typically runs six to ten weeks. Larger or more complex projects, particularly those involving structural alterations, new mechanical ventilation or a full Cat A to Cat B conversion, can stretch to twelve weeks or more.
Those figures cover time on site only. The full journey from first conversation to handover is longer, because design, quotations, landlord consent and material lead times all sit in front of the build. A sensible rule of thumb is to start planning three to six months before the date you need to be in.
The build itself follows a fairly fixed sequence. First fix comes early: metal stud partitioning goes up, and electricians and plumbers run cables and pipework through the open framework. Drylining follows, with plasterboard, taping and jointing or a skim finish, and this stage is hard to compress because plaster and jointing compounds need proper drying time before decoration. Rushing it shows in the finished walls.
After that come suspended ceilings, second fix electrics, joinery and doors, then decoration and flooring last so they are not damaged by other trades. Commissioning, testing and snagging round things off. On a typical eight-week programme, partitioning and first fix take roughly the first three weeks, drylining and ceilings the middle fortnight, and finishes the final three.
In our experience the biggest delays happen before anyone lifts a tool. Landlord consent for alterations to a leased office can take four to eight weeks on its own, and Building Regulations approval is needed where you alter fire escape routes, structure or drainage. Late design changes are the other classic culprit: moving a partition on paper costs nothing, but moving it after first fix means redoing electrical runs and reboarding walls.
Material lead times matter too. Standard plasterboard and metal stud are usually available within days, but glazed partition systems, specialist acoustic doors and bespoke joinery can carry lead times of four to six weeks, so they need ordering early. Finally, working in an occupied building slows things down, as noisy work such as drilling and cutting often has to happen out of hours or in agreed windows.
Lock the design before work starts, especially anything buried in the walls such as data points, power positions and plumbing. Appoint your contractor early enough that long-lead items can be ordered during the consent period rather than after it, which alone can save a month. If you are in a leased building, start the landlord conversation the moment you have a sketch scheme.
Be realistic about phasing if you need to keep working through the fit-out. Splitting a project into two phases so staff can decant from one half to the other typically adds ten to twenty percent to the overall duration, but it avoids the cost of temporary premises. A good contractor will talk you through that trade-off honestly at quotation stage, and around Devon we find mid-Devon and Exeter projects often favour phased working because suitable short-term office space is thin on the ground locally.
Yes, evening and weekend working is common in occupied buildings, particularly for noisy stages like partitioning and drilling. It usually adds cost and stretches the calendar duration, so most projects use a mix of normal hours and agreed quiet-work windows.
You will need it if the work affects fire escape routes, structural elements, drainage or major electrical installations, which covers most full fit-outs. Using a Building Control approver or approved inspector early keeps this running alongside design rather than after it, so it rarely delays a well-planned project.
Aim to have a contractor appointed two to three months before you want work to start. That allows time for surveys, firm pricing, landlord consent and ordering long-lead materials, all of which take longer than most people expect.
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