How Long Does an Office Fit-Out Take in the Philippines? Here Is the Real Timeline — Not the Optimistic One.

Most companies plan for 10 weeks. Most projects take 20 to 30. The difference is not bad luck — it is a gap between what people expect and how the process actually works.

You have signed the lease. Now someone asks: when can we move in?

That question seems simple. In practice, it is one of the most commonly misjudged decisions in a corporate fit-out. Teams pick a move-in date, work backwards to set a start date, and assume the middle part — design, permits, and construction — will fit neatly in between.

It often does not. And when the timeline slips, everything tied to it slips too: the lease on your old office, your staff transition plan, your IT setup, your client commitments.

This article walks you through the real phases of a Metro Manila office fit-out, how long each one takes, and what you can do to protect your move-in date from the start.

20–30

weeks. That is a realistic fit-out timeline for a mid-size office (300–600 sqm) in BGC, Makati, or Ortigas — from lease signing to move-in day. Planning for anything shorter without a head start on design and permits is the most common timeline mistake corporate teams make.

Section 1

The six phases of a fit-out — and how long each one takes

A fit-out is not just construction. It has six phases, and each one has to finish before the next one can start properly. Delays in the early phases push every phase after it..

PHASE	WHO HANDLES IT	HOW LONG
Space planning and design	Your design team	3 – 5 weeks
Building management approval	Building admin office	2 – 6 weeks
Building permit (LGU)	Your contractor + LGU	3 – 8 weeks
Construction and fit-out works	Your contractor	8 – 14 weeks
Testing, snagging, and sign-off	Contractor + building	1 – 2 weeks
Furniture, IT, and move-in	Your team + suppliers	1 – 2 weeks

Total: 18 to 37 weeks — depending on your space type, your building, and your LGU.

The wide range is real. A warm shell unit in a cooperative building with a fast LGU can move quickly. A bare shell floor in a new BGC tower with a strict building admin and a slow permit queue can take much longer.

Section 2

The two phases most companies forget to plan for

Most companies focus on construction. They think about walls, floors, and furniture. The two phases that cause the most delays are the ones that happen before construction even begins.

Building management approval

Before any construction starts, you need sign-off from your building's property management team. They review your design plans to make sure they follow the building's fit-out rules.

This process takes 2 to 6 weeks. If your plans do not meet the building's standards, they are sent back for revision. You fix them and resubmit. The clock resets.

WHY THIS SURPRISES PEOPLE 

Every commercial building in Metro Manila has its own fit-out manual — a document that lists approved materials, construction hours, contractor requirements, and submission rules. A design that ignores these rules will be rejected. The fix is simple: get the manual before your design team starts work, not after they finish. 

The building permit (LGU)

This is a separate permit from the building management approval. It comes from the local government — the city or municipality where the building sits.

Permit processing in Metro Manila takes 3 to 8 weeks on average. Some LGUs are faster. Some have backlogs. You cannot predict it with certainty, but you can start early.

No construction can legally begin without this permit in place. Any contractor who says otherwise is asking you to take a risk that is entirely yours to carry.

Section 3

One factor that adds weeks without anyone noticing

Most commercial buildings in BGC, Makati, and Ortigas only allow fit-out construction during evenings and weekends.

This is not a special rule. It is standard policy. Buildings do it to avoid disturbing other tenants who are working normal hours.

What it means for your timeline: a job that would take 8 weeks working Monday to Friday, daytime, can take 10 to 11 weeks when restricted to nights and weekends. That is a 20 to 30 percent extension — on top of everything else.

Ask your contractor early: what are the construction hours in this specific building? If they do not know, find out together before the schedule is locked in.

The condition of your space also affects the timeline significantly. A bare shell unit (empty concrete, no systems) needs the most work. A warm shell (basic structure in place) needs less. A semi-fitted unit (partial fit-out already done) needs the least. Always confirm your space type before accepting any contractor quote or timeline.

Section 4

How to protect your move-in date from day one

You do not need to rush the work. You need to start the right things earlier.

✓  Work backwards from your move-in date.  Pick the date you need to be in. Count back using the realistic phase durations above. That tells you when design must begin — and whether your current plan has enough time.

✓  Get the building fit-out manual before briefing your designer.  This one step eliminates the most common cause of redesigns and resubmissions. Your designer needs to know the rules before they draw a single line.

✓  Run permit applications in parallel with design wherever possible.  Some LGUs allow early lodgement. Some buildings allow preliminary submissions. Your contractor should know which steps can overlap and which cannot.

✓  Order long-lead items before construction starts.  Imported furniture, specialty lighting, and custom joinery can take 8 to 16 weeks to arrive. If you wait until construction is underway to order them, they will not be ready when you need them.

✓  Build a 2-week buffer into your schedule — and protect it.  Permit queues, building admin responses, and supplier deliveries can all shift. A 2-week buffer is not wasted time. It is the difference between a smooth move-in and a crisis.

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If you counted back from your move-in date using the real phases — not the optimistic estimate — would your design work have already started by now?

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TALK TO UODC ARCHITECTS

We help companies plan office fit-outs in BGC, Makati, Ortigas, and Quezon City that stay on schedule — from the first conversation to the day you move in.

Book a Free Consultation → https://www.uodc-architects.com/start-your-project

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UODC Architects  ·  Architecture · Interior Design · Design-Build  ·  Metro Manila  ·  uodc-architects.com