One of the most common questions we hear is: "How long will this take?" The honest answer is that it depends on the project type, the municipality, and whether you have drawings and permits ready before construction starts. This guide gives you realistic timelines based on projects VNG has completed across the GTA.
Typical Commercial Renovation Timelines by Project Type
| Project Type | Size Range | Permit Time | Construction Time | Total Timeline |
|---|---|---|---|---|
| Office tenant improvement (basic) | 1,500-3,000 sq ft | 6-10 weeks | 4-6 weeks | 10-16 weeks |
| Office tenant improvement (complex) | 3,000-8,000 sq ft | 6-10 weeks | 6-10 weeks | 12-20 weeks |
| Medical office / dental | 1,500-4,000 sq ft | 8-12 weeks | 6-10 weeks | 14-22 weeks |
| Restaurant (full build-out) | 1,200-3,500 sq ft | 10-16 weeks | 8-12 weeks | 18-28 weeks |
| Retail fit-out | 800-3,000 sq ft | 5-8 weeks | 3-6 weeks | 8-14 weeks |
| Industrial office addition | 1,000-4,000 sq ft | 5-8 weeks | 4-8 weeks | 9-16 weeks |
These timelines assume a professional designer or architect is engaged, drawings are complete at the time of permit submission, and no major design changes happen during construction.
Phase 1: Pre-Construction (2-4 Weeks)
Before any permit is submitted, pre-construction work happens. This includes the site visit, scope review, coordination with the designer, and preparing the quote. If you do not have drawings yet, add 4-8 weeks for design, depending on the complexity of the space.
VNG typically completes the site visit within 2 business days of inquiry and delivers an itemized quote within 5 business days of the visit.
Phase 2: Permit Approval
Permit timelines vary significantly by municipality:
- Toronto: 6-10 weeks for standard commercial TI. 10-18 weeks for change-of-use or complex projects.
- Mississauga: 6-10 weeks for standard. 8-12 weeks for medical.
- Brampton: 6-9 weeks for standard commercial.
- Vaughan, Markham, Richmond Hill: 5-8 weeks for most commercial projects.
These are calendar weeks from a complete submission with no deficiencies. If the building department issues a deficiency letter (which happens on roughly 30-40% of first submissions), add 2-4 weeks for response and re-review.
Phase 3: Construction
Construction timelines depend on the scope of work, number of trades involved, and whether the space is occupied or vacant.
A basic office renovation with drywall, paint, flooring, and electrical takes 4-6 weeks for a 2,000-3,000 sq ft space. A medical office with full mechanical, plumbing, and millwork takes 6-10 weeks. A restaurant with kitchen MEP, hood systems, and custom millwork takes 8-12 weeks.
These timelines assume work proceeds without major delays from material lead times, inspection holds, or design changes.
What Causes Delays
The most common delay causes on commercial renovations in Ontario:
- Incomplete drawings at permit submission. Missing mechanical or electrical drawings trigger deficiency letters that add weeks.
- Long-lead materials. Custom millwork, specialty tile, and imported fixtures can have 6-12 week lead times. Order early.
- Design changes during construction. Every change order requires re-coordination and potentially re-permitting.
- Base building surprises. Asbestos, outdated electrical panels, or plumbing that does not meet current code.
- Inspection scheduling. Municipal inspectors are sometimes backed up 1-2 weeks.
Fast-Track Options
If your timeline is compressed, VNG offers fast-track delivery. This involves extended hours, weekend crews, and parallel trade execution. Fast-track typically compresses a 10-12 week project into 4-6 weeks. The premium for fast-track work is 10-20% above standard pricing.
Contact VNG to discuss your project timeline. We will tell you up front whether your target date is achievable and what it takes to get there.
Ready to start your project?
Tell us what you're building. We'll come back with a clear scope, honest timeline, and a number you can trust.