How Long Does a Commercial Build-Out Take in Palm Beach County? (2025 Real Timelines)

By Pajaziti & Associates · Licensed Commercial GC, CBC1265699 · Palm Beach County, FL

One of the most common questions we hear from business owners is: "How long will this take?" It's also one of the questions where the internet gives the worst answers. Vague ranges like "3 to 12 months" aren't useful when you're trying to negotiate a lease commencement date, plan a business opening, or coordinate with vendors and staff.

Here are real timelines based on projects we've completed in Palm Beach County — not averages from national sources.

The Three Phases Every Commercial Build-Out Goes Through

Before getting into specific timelines, understand that every commercial build-out has three distinct phases:

1. Design & Pre-Construction — Architect drawings, engineer coordination, landlord approval
2. Permitting — Plan submission, review, revisions, permit issuance
3. Construction — Actual build, inspections, punch list, Certificate of Occupancy

Most people only count Phase 3 when estimating timelines. Phases 1 and 2 routinely add 2–4 months to a project before a single nail is driven.

Office Build-Out Timeline — Palm Beach County

A standard 2,000–5,000 sq ft office build-out in Palm Beach County takes 4–6 months from lease signing to Certificate of Occupancy. Complex offices with extensive millwork, data center rooms, or large conference facilities take longer.

Restaurant Build-Out Timeline — Palm Beach County

Restaurant build-outs are the longest category due to Health Department review, hood system lead times, and the complexity of commercial kitchen construction. Plan for a minimum of 6 months from lease signing. Full-service restaurants with complex kitchens regularly take 8–10 months.

Medical Office Build-Out Timeline — Palm Beach County

What Slows Down Commercial Build-Outs in Palm Beach County

• Permit review backlogs — Palm Beach County building department workloads fluctuate. Express review is available for an additional fee and can save 2–4 weeks.
• Incomplete drawings — Plans submitted without proper structural, MEP, or fire protection drawings will be rejected and resubmitted, adding 4–6 weeks.
• Change orders — Design changes after permits are issued require permit revisions. Avoid changes after submittal.
• Material lead times — Custom millwork, specialty HVAC equipment, and commercial kitchen equipment can have 8–16 week lead times. Order early.
• Landlord approval — Many leases require landlord approval of construction drawings. Budget 1–3 weeks for this process.

How to Negotiate Your Lease Around Build-Out Timeline

The single biggest mistake tenants make is starting their rent obligation before they can open for business. Negotiate these lease provisions:

• Free rent period — Request 3–6 months of free rent or reduced rent during build-out
• Delayed rent commencement — Tie rent start to Certificate of Occupancy, not lease execution
• Construction allowance tied to delivery — Ensure TI reimbursements are tied to inspection milestones, not arbitrary dates

A licensed GC can provide a realistic build-out schedule before you negotiate your lease — giving you hard data to back up your requests for free rent and delayed commencement.