How long does a commercial fitout take in NSW?

A typical small to medium commercial fitout in NSW takes 10 to 14 weeks from Heads of Agreement signing to opening day. The 12-week median breaks down into roughly 2 weeks of HoA-to-lease, 4 weeks of design, 2-4 weeks of approvals (CDC faster, CC slower), 4-6 weeks of construction, and 1 week of commissioning and handover. Specialty fitouts (medical, food production, large hospitality) can run 16 to 24 weeks because of additional approvals (Sydney Water trade waste, NSW Health, etc.) and longer-lead equipment.

What can delay a commercial fitout the most?

The three biggest delay risks are (1) approval delays (especially Sydney Water trade waste applications and council DAs which can each add 4-12 weeks); (2) long-lead equipment (custom switchboards, custom kitchen exhaust hoods, BMS hardware which can be 8-16 weeks if not ordered early); and (3) services capacity surprises mid-build (electrical or water capacity insufficient and discovered after demolition starts). The first two are managed by ordering early. The third is managed by doing a pre-lease services capacity check.

Can engineering design and council approval run in parallel?

Yes for most fitouts. The architect develops the layout in week 1-2, the building services engineers (mechanical, electrical, hydraulic, fire) develop their designs in week 2-4 in parallel, and the certifier reviews everything together for CDC lodgement in week 5. For DA pathway, the council DA is lodged earlier (week 3) with planning documentation, and detailed engineering is finalised for CC lodgement after DA approval. The CDC pathway is faster overall because it combines planning and construction approvals into one step.

Commercial Fitout Timeline NSW: The Typical 12-Week Programme

Section 1

The 12-Week Median

A typical small to medium commercial fitout in NSW takes 10 to 14 weeks from HoA signing to opening day. The 12-week median is a good planning anchor for cafes, retail, professional services, small medical practices, and small office fitouts under 250m². Larger or more specialised projects (food production, surgical clinics, gyms with custom plant rooms) run longer.

The programme has four phases: HoA to lease (~2 weeks), design (~4 weeks), approval (~2-4 weeks depending on CDC vs CC), and construction (~4-6 weeks). Phases overlap. The programme can compress to 8-9 weeks with experienced consultants and a CDC pathway. It can stretch to 16+ weeks with a council DA, custom long-lead equipment, or services capacity surprises.

Section 2

The Timeline at a Glance

Section 3

Week-by-Week

Week 1

HoA

Heads of Agreement signed. Brief architect, building services engineer, and BCA consultant. Order pre-lease services capacity check (electrical, water, gas).

Week 2

Lease & brief

Formal lease drafted by lawyers. Architect produces concept layout. Services capacity check completed. Confirm fitout scope is feasible within existing services.

Week 3

Design

Architect develops detailed layout. Mechanical, electrical, hydraulic, fire engineers begin design in parallel. Long-lead equipment specified (switchboard, exhaust hood, BMS).

Week 4

Design

Engineering disciplines coordinate via clash detection. Section J energy compliance prepared. Order long-lead items (typically 8-12 week delivery, hence ordering now).

Week 5

Approval lodged

Full design package lodged for CDC (if eligible) or CC (after DA). Builder tendered or D&C contract signed. Trade waste application lodged with Sydney Water if applicable.

Week 6

Approval / mobilise

Certifier reviews, raises requests for information. Builder mobilises, orders consumables, books loading dock. Long-lead items confirmed in production.

Week 7

CDC issued / strip out

CDC issued (typically 10-15 business days). Construction starts: strip out, demolition, services disconnections. Site induction with building manager.

Week 8

Rough-in

Mechanical, electrical, hydraulic, fire rough-in. Ducts, conduits, pipework installed in ceiling and walls before linings.

Week 9

Lining & fitout

Plasterboard, painting, joinery, flooring. Long-lead equipment delivered (switchboard, kitchen exhaust hood). Air conditioning units installed.

Week 10

Trades complete

Final fix electrical (light fittings, GPOs, switchboard energised), plumbing fixtures, mechanical commissioning starts. Sign-off begins on AFSS-affected items.

Week 11

Commissioning

Mechanical balancing, BMS commissioning, fire system testing, AFSS re-certification. Defects list compiled.

Week 12

OC & opening

Occupation Certificate issued. Defects rectified. Soft launch / training. Doors open.

Section 4

The Three Things That Blow Up the Timeline

Risk 1: Approval Delay

A council DA can take 6 to 16 weeks instead of CDC's 2-3 weeks. A Sydney Water trade waste application for food premises can add 4 to 12 weeks if not lodged early. NSW Health approvals for medical and pharmacy premises add similar time.

Mitigation: Confirm at HoA stage which approvals apply. Lodge trade waste applications in week 3-4 in parallel with design, not after CDC.

Risk 2: Long-Lead Equipment

Custom switchboards: 8-16 weeks. Custom kitchen exhaust hoods: 6-10 weeks. BMS controllers: 6-10 weeks. Specialty equipment (medical autoclaves, walk-in cool rooms, large UPS): 10-20 weeks.

Mitigation: Identify long-lead items in week 2 design brief. Order in week 4 once specification is firm. Do not wait for CDC issue to order.

Risk 3: Services Capacity Surprise

Discovering mid-build that the existing electrical supply is insufficient adds 4-12 weeks for an authority upgrade. Discovering insufficient water pressure adds 8-16 weeks through Sydney Water. These are dealbreakers for the programme.

Mitigation: Pre-lease services capacity check (week 1, $500-$1,500). Negotiate landlord remediation at HoA stage if existing capacity is insufficient.

Section 5

Who Needs to Know What

Section 6

References

Environmental Planning and Assessment Act 1979 (NSW), CDC and CC processes
Sydney Water, Trade Waste application timelines 2026
NSW Health, Premises approval requirements for medical and pharmacy
National Construction Code 2025, Section J energy efficiency

Commercial Fitout Timeline NSW: The Typical 12-Week Programme

The 12-Week Median

The Timeline at a Glance

Week-by-Week

The Three Things That Blow Up the Timeline

Who Needs to Know What

Need engineering for your fitout?

References

Related design memos

What Engineering Reports Do You Need for a CDC in NSW?

Building Services Engineering Report Timeline

Occupation Certificate: Building Services Sign-Off