By Emmanuel Deschamps, VP of Operations · June 25, 2026
"When will it be done?" is the question every owner cares about most, because time is money — on financing, on leasing, on operations. The truthful answer is that a commercial project moves through predictable phases, and delays almost always trace back to a few avoidable causes. After delivering more than $2 billion in construction, keeping projects on schedule is the discipline we're proudest of.
The Phases, and What Each One Takes
- Preconstruction (weeks to a few months). Budgeting, value engineering, permitting and procurement planning. Time invested here shortens everything after it.
- Permitting and approvals (highly variable). Often the least predictable phase, driven by your jurisdiction — which is why we start it early and in parallel.
- Sitework and foundations. Clearing, earthwork and the substructure the building sits on. Weather and soil conditions influence this most.
- Structure and envelope. The frame goes up and the building is closed in — a visible, fast-moving stretch once materials are on site.
- Interior fit-out and systems. Mechanical, electrical, plumbing and finishes. The more complex the use, the longer this runs.
- Closeout and handover. Commissioning, inspections, walkthrough and warranty. Short, but rushed closeout causes headaches later.
What Quietly Adds Months
In our experience, schedules rarely slip because crews are slow. They slip because of incomplete drawings that generate change orders, long-lead materials ordered too late, permitting started too late, and decisions that sit unmade on an owner's desk. Every one of these is manageable when it's anticipated early.
How to Protect Your Schedule
The single biggest lever is front-loading the work in preconstruction — locking down design decisions, ordering long-lead items, and starting permits in parallel rather than in sequence. Your choice of delivery method matters too: design-build can overlap design and construction to compress the overall timeline. It's all part of how we plan and deliver every project.