Estimated Construction Time Lines

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Hey Everyone,

One of the biggest questions I get is how long will this project take to get done. It is not always a straight forward question to answer but I wanted to put a basic idea together for investors so they can get a grasp of construction and what is involved.

The first thing to note is what goes on that creates time. So one of the key things is obviously the time it takes a sub or labor to complete the line item, installing cabinets, paint etc. This is different based on the level you are hiring, if you hire someone cheaper they are usually a one man crew or very busy and doing volume of jobs, so they we usually take longer. If you pay more for something then they are usually hiring help and focusing on quality so they will be faster because of the help and also because they will have more time to get your job done. Next there is the order of construction, the flow, obvious things like you can't put a floor in till after you paint, to the less obvious of you would want the plumber in before the electrician because pipes are harder to get around things then a wire is so the plumber should pick his route first. Also an electrician will have more trouble running wire if there are a bunch of other subs in the way as he tries to run the unwieldy 50-100ft wire through a wall. Also permits come into play, typically you can get them in and approved within a month, but if you are applying for just one it could be quicker. Also if the town needs an architect to create plans then it will take longer. 

I have included all these items into the timelines below MINUS any common delays like the town taking longer to approve a permit, or subs being booked on other jobs, or weather delaying exterior work, or draws coming in slow form lenders. 

So lets start with a Cosmetic rehab-(lets say it includes) Updating everything in the bathrooms, updating everything in the kitchen, new paint, new floors throughout, new trim where needed, new int and ext doors, new light fixtures, drywall repair where needed, new outlets, landscaping clean up, putting in a few new windows, power washing the house, servicing all mechanicals, inspecting all electric and plumbing.

Lets go by sqft

Single family:

single story houses up to 1500 sqft- about 6-8 weeks

Single story houses 1500sqft-2500sqft- about 8-10 weeks 

single story houses 2500sqft- 3500 sqft- about 10-12 weeks

Two story house up to 1500sqft- about 7-9 weeks 

two story house 1500sqft- 2500sqft about 9-11 weeks

two Story house 2500sqft-3500sft about 11-13 weeks

Multi Units:

2 unit 2000sqft-3000sqft 10 weeks-14 weeks

2 unit 3000sqft-4000sqft 14weeks-17weeks

3 unit 3000sqft-4500sqft 15weeks-18 weeks

4 unit 3000sqft-4500sqft 17weeks- 20weeks

Now lets say it was a full gut rehab (all items from cosmetic) plus running all new electric from panel to the outlets, all new hvac forced air or boiler both heat and ac, and new plumbing through out. A new roof and new siding. everything but any major framing changes 

Single family:

single story houses up to 1500 sqft- about 12 weeks 15 weeks

Single story houses 1500sqft-2500sqft- about 13-17 weeks

single story houses 2500sqft- 3500 sqft- about 17-20 weeks

Two story house up to 1500sqft- about 13-16 weeks

two story house 1500sqft- 2500sqft about 15-19 weeks

two Story house 2500sqft-3500sft about 18-21 weeks

Multi Units:

2 unit 2000sqft-3000sqft 15 weeks-19 weeks

2 unit 3000sqft-4000sqft 17weeks-20weeks

3 unit 3000sqft-4500sqft 20weeks-22 weeks

4 unit 3000sqft-4500sqft 21weeks- 25weeks

Now remember these are all general breakdowns. There are absolutely times it could be faster or (unfortunately) slower, but these are good safe estimates to go with to make sure you factor in construction holding time. 

Please let me know your thoughts and experiences as well!