A build-to-suit usually takes 12 to 24 months from site selection to move-in. A standard design on a site that is already graded and permitted can be done in 6 to 12 months, while a complex or specialized project can run 24 to 36 months.
The surprise for most business owners is where the time goes. Close to half of a build-to-suit project timeline is spent before anyone digs, on plans, approvals and permits. This guide walks through each stage, what moves the dates, and how to work backward from the day the tenant needs to be in the new space.
How long does a build-to-suit take from start to finish?
Most build-to-suit projects take 12 to 24 months, split into 5 stages. Published ranges for each stage look like this:
| Stage | Typical length | What happens |
|---|---|---|
| 1. Requirements and site selection | 1 to 3 months | Define the building, find the land, agree on basic lease terms |
| 2. Design and the work letter | 2 to 4 months | Site plan, floor plan, engineering, the work letter that sets who builds what |
| 3. Zoning, entitlements and permits | 3 to 12 months | City review, public hearings, building permit |
| 4. Construction | 4 to 12 months | Site work, foundations, structure, systems, finishes |
| 5. Inspections and handover | About 1 month | Final inspections, occupancy sign-off, punch list, keys |
These ranges come from Google’s Ai Overview, which draws on SimonCRE and theBrokerList, and from Lev and Board & Vellum. Lev puts the typical build-to-suit lease timeline at 15 to 24 months, and 24 to 36 when the property specifications are difficult.
Stages overlap. Design keeps going while the city reviews the plans, and the developer or landlord can order long lead equipment early. That overlap is why the total is shorter than the stages added up.
What happens in months 1 to 3?
The first 1 to 3 months turn the tenant’s business needs into a written list of requirements and a piece of land. Nothing gets built until both are settled.
Requirements cover size, layout, ceiling heights, loading docks, parking, power, data and room to expand. The clearer they are now, the fewer changes later, and changes are what push a project schedule.
Site selection runs at the same time. A good property has the right zoning, access, utilities and soil, and sits close to customers and staff. A site investigation checks the property for problems under the ground before the developer commits to the land. Skipping it is a risk that tends to show up later as a delay.
By the end of this stage the tenant and the developer agree on the basic terms of the build-to-suit lease: the project, the delivery date and how the rent will be set. In most deals the developer pays for the site and construction, and the tenant signs a long lease, often 10 to 20 years, priced to cover the project costs. If you are new to the structure, start with what a build-to-suit lease is.
How long do design and the work letter take?
Design usually takes 2 to 4 months. It ends with a work letter, the part of the lease that lists exactly what the landlord will build and when.
The architect and engineers draw the site plan, floor plan and building systems. Board & Vellum puts schematic design and contractor selection at 2 to 4 months on its own, and full permit drawings at up to 2 more months of production time.
The work letter is the construction rulebook. It names the materials, finishes and standards, the approval deadlines on both sides, and how changes are handled. Every late answer from the tenant and every change after signing can move the delivery date and add costs, so read it with the same care as the rent terms. For the tenant’s business, this document matters as much as the rest of the lease.
This is also where costs get set. Most of the budget is decided by design choices, which is why an owner’s representative does the most good before design begins. For ranges on what a new project costs, see cost to build a commercial building per square foot.
How long do zoning, entitlements and permits take?
Zoning, entitlements and permits take 3 to 12 months, and this is the stage most likely to slip. SimonCRE calls entitlement one of the riskiest stages in the whole development process, and Hollingsworth notes some cities add 6 months to a project schedule just for approvals.
The stage has 2 parts:
- Entitlement – the city agrees the use and the site plan fit. That can mean a rezoning, a conditional use permit, a variance or a planned unit development (PUD), each with a planning commission review and a city council vote
- Building permit – the city checks the construction drawings against the code. A simple review takes a few weeks; a full review can take months
In Central Minnesota, each city runs this process on its own calendar. Planning commissions and city councils meet on set dates, and a missed submittal deadline can cost a full month. Water and sewer access charges (SAC/WAC) also need to be worked out with the city. St. Cloud, Sartell, Sauk Rapids and Waite Park each handle these steps a little differently.
A property that already has the right zoning skips most of this stage. Hollingsworth reports that a permit in hand can save 3 to 6 months.
How long does construction take?
Construction takes 4 to 12 months for most build-to-suit projects. A simple single-story building sits near the low end; a larger one with heavy power, special equipment or several floors sits near the high end.
The order is the same on almost every project: site work and utilities, foundations, the structure, the roof and walls, then mechanical, electrical and plumbing, then interior finishes.
2 things set the finish date more than the crew does:
- Long lead items – electrical gear, rooftop heating and cooling units, steel and custom equipment can take months to arrive. They are ordered early, or the project waits for them
- Weather – rain, frozen ground and extreme cold slow earthwork, concrete and roofing
During construction, someone on the owner’s side of the table should read every pay application and change order before the tenant signs off. A change order signed unread is one of the fastest ways to lose both money and time.
How does the Minnesota construction season change the timeline?
In Minnesota, the season you break ground can move your move-in date by months. Frozen ground makes winter earthwork and foundations slower and adds costs, so most owners plan to break ground in spring and get the shell closed in before winter.
| When ground work starts | What to expect |
|---|---|
| Spring, after frost leaves the ground | Best window, with the full season ahead to enclose the shell |
| Summer | Still good, but the shell needs to close in before winter so interior work can continue |
| Fall | Foundations and structure race the frost; plan on winter protection |
| Winter | Possible with ground thaw, heat and blankets, but slower and more costly |
This is why the calendar matters more than the month count. A project that finishes approvals in November may wait until spring to start foundations, so a 14 month plan becomes an 18 month plan without anyone doing anything wrong. Plan the approvals so the permit lands before the construction season starts.
What happens at the finish line?
The last month covers 4 milestones: substantial completion, the certificate of occupancy, the punch list and rent commencement.
- Substantial completion – the building can be used for its purpose, even if small items remain
- Certificate of occupancy – the city’s sign-off, after final inspections, that people can occupy the building
- Punch list – the walkthrough list of unfinished or wrong items the contractor must fix
- Rent commencement – the date rent starts, usually tied to occupancy, possession or a set number of days after delivery
Read how the lease defines each one. If rent starts at substantial completion but the tenant cannot move equipment in until the city signs off, the tenant pays rent on property it cannot use. That is a cost risk worth settling before the landlord and tenant sign.
What slows a build-to-suit down, and what speeds it up?
Most project delays come from decisions and approvals, not from the construction crew, so that is where to manage the risk.
| Slows it down | Speeds it up |
|---|---|
| Unclear requirements at the start | A complete list before drawings start |
| Changes after the work letter is signed | Quick tenant answers by each deadline |
| A site that needs rezoning or a PUD | A site already zoned for the use |
| Missed city submittal dates | A team that knows the city’s meeting calendar |
| Long lead items ordered late | Equipment ordered while plans are drawn |
| Breaking ground at the start of winter | Approvals done before spring |
| Bad soil or wetlands found late | A site investigation before committing to the land |
| Financing not lined up | Financing approved before construction |
A standard prototype also helps. Hollingsworth reports a customized BTS facility on a pre-graded, permitted site in about 6 months, about half of what its client expected.
When should you start if your lease ends on a set date?
Start 18 to 24 months before your current lease ends. That covers the typical 12 to 24 month build-to-suit timeline plus a cushion for approvals, weather and moving in.
Work backward from the date you need to be operating:
- Pick your move-in date, then subtract 1 to 2 months for moving equipment and staff
- Subtract 4 to 12 months for construction, and check which season ground work will start in
- Subtract 3 to 12 months for zoning, entitlements and permits
- Subtract 2 to 4 months for design and the work letter
- Subtract 1 to 3 months for requirements and site selection
If the math lands in the past, you have options: extend your current lease, choose a site already approved for the use, or compare other paths. Our guide to build-to-suit vs leasing vs buying lays them out. If you are not sure yet whether to build, expand or relocate, Inventure BLUEPRINT is built for that decision.
How Inventure keeps a build-to-suit on schedule
Inventure Real Estate handles real estate development, including build-to-suit and lease-back, for businesses across Central Minnesota from our office in downtown St. Cloud. Our CEO, Doug Boser, worked on the construction side starting in 1989 and has been on the owner’s side since 2000, so he knows how contractors price and schedule a project.
We sit across from the city, the architect and the contractor, and we read every bid, pay application and change order before you sign. We know the local approval process, from PUDs and city council meetings to water and sewer access charges, and we plan around the Minnesota construction season.
Brokerage, development, owner’s representation and property management are under one roof, so the same team can find the site, see the project through and manage the property after. See the kinds of work we do on our Projects page. For funding or a sale-leaseback, our sister company Inventure Capital can help.
Planning a new commercial building? Talk to us about your building or call (320) 980-2300.
Frequently Asked Questions
Construction alone usually takes 4 to 12 months. From the first site search to move-in, most commercial projects take 12 to 24 months, because plans and city approvals come first.
It is build to suit. The phrase means the building is built to suit the tenant’s needs. You will also see it written as build-to-suit, built to suit or BTS.
Often the developer does, or puts it under contract once a tenant commits. In other deals the tenant or a landowner brings the land. Either way, the land has to be controlled before design and permits can start.
Usually the developer or an investor pays for the land and construction up front. The tenant pays it back through rent over a long lease, often 10 to 20 years, so the tenant keeps its cash for the business.
Rent usually starts at rent commencement, which the lease ties to the certificate of occupancy, possession or a set number of days after delivery. Check whether that date can arrive before the tenant is able to use the space.
Most guides break development into predevelopment, construction and operation, with steps like feasibility, finding a site, plans, approvals, construction and closeout inside them. Our guide to the real estate development process covers each one.
