One of the most common questions we hear from doctors planning a new practice space is: How long will the build-out take? While every project is unique, there are some clear timelines you should plan for when setting expectations.
The Typical Timeline: 9 to 12 Months
In most cases, a medical office build-out takes
9 to 12 months from the day you sign the lease, to the day you can open the doors. This range accounts for the permitting, planning, and the actual construction.
Cold Grey Shell vs. Warm Grey Shell
Your starting point has a big impact on the timeline:
- Cold Grey Shell: If you’re starting with a bare space (no rooftop units, no electricity, just a dirt floor), you should expect at least
12 months.
- Warm Grey Shell: These spaces already have some infrastructure in place such as rooftop units, electricity, and sometimes a partial concrete layout. Build-outs here typically take around
10 months, but it’s smart to plan for the full
12 months to be safe.
Approvals and Permits
One of the most overlooked steps is municipal plan approval. Cities often take
6 to 8 weeks just to review and approve your construction plans. After that, contractors will need the remaining time to complete the build-out.
Complexity Matters
Not all medical spaces are created equal:
- General medical offices with exam rooms: Usually fall within the 9 to 12 month window.
- Surgical centers or specialty practices: Can take significantly longer. In Arizona, for example, you must secure approvals not only from the city but also from the Arizona Health and Safety Department. The more complex the use, the longer the timeline.
Can You Speed Things Up?
Some practices attempt to “goose” the timeline by starting design and planning work before the lease is signed. While this might shave a few weeks off, it comes with serious risk. If the deal falls through, you’ve already spent money on plans for a space you won’t occupy. For that reason, we don’t recommend it.
The Bottom Line
If you’re preparing for a new practice location, plan on
9 to 12 months from lease signing before you’re ready to open. That buffer ensures you’re covered for municipal approvals, construction timelines, and unexpected delays.
