Construction project phases and a realistic timeline

Projects move through predictable phases. Knowing them helps you plan decisions before they hold up the schedule.

The phases

1. Feasibility: site, zoning, budget, concept.
2. Design: schematic, design development, construction documents.
3. Permitting and procurement: permit review, bidding, ordering long-lead items.
4. Site preparation: clearing, grading, utilities.
5. Foundation.
6. Structure and envelope: framing, roof, windows, cladding.
7. Interior: rough-in, insulation, drywall, finishes.
8. Closeout: inspections, snagging, handover.

Where schedules slip

Permit review, design changes after pricing, and long-lead items such as windows. Order lead-time items early; see long-lead planning.

Make a schedule you can use

List activities, durations and dependencies, and mark which depend on you, such as selections and payments. Use a timeline template and update it at each meeting.

Weather and seasons

Concrete, roofing and painting depend on weather. Build float into those activities rather than a single completion date.

Offsite construction

Factory work can run in parallel with site work, but only if design is frozen early; see design freeze.

Quick answers

• How long does a house take? It depends on size, system, permits and weather. Ask for a written schedule from the builder.
• What is a long-lead item? Anything with a long order-to-delivery time, which must be ordered early.
• What is float? Spare time in a schedule activity that can slip without delaying the end date.

Rules differ by country, state and city. Confirm requirements with your local authority having jurisdiction and with the licensed professionals on your project; nothing here is legal, engineering or financial advice.

Questions people ask

How long does a house take?

It depends on size, system, permits and weather. Ask for a written schedule from the builder.

What is a long-lead item?

Anything with a long order-to-delivery time, which must be ordered early.

What is float?

Spare time in a schedule activity that can slip without delaying the end date.

Sources and further reading

• American Institute of Architects
• NAHB

Text Digital Oro

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