A fit-out programme fails for one of two reasons. Either the durations are wrong from the start - compressed to win the tender, not to reflect what the works actually take - or the sequence is wrong. Activities that depend on each other are shown running in parallel. Procurement lead times are not shown at all. The M&E coordination period is half the time it needs to be. The result is a programme that the site team ignores because they know it does not reflect reality, and a baseline that cannot support an extension of time claim because it was never credible to begin with.
The Correct Sequence for a Fit-Out Programme
A fit-out programme has a logical sequence that the works must follow regardless of commercial pressure to compress it. Deviating from that sequence without a specific reason - and a risk assessment of the consequences - creates problems that are harder to fix than the delay you were trying to avoid.
Procurement Lead Times You Cannot Compress
The following lead times are industry averages. They vary by supplier, specification, and market conditions. Any programme that does not account for them is likely to produce programme risk on long-lead packages.
Why Most Programmes Fail in Week Four
The first four weeks of a fit-out project are where programmes fail. Not because the works are difficult, but because of three common issues:
The M&E engineer has not issued coordinated drawings because the partition layout is still being revised. The partition contractor cannot start until the coordinated drawings are issued. The programme shows partitions starting in week three.
The building manager access agreement was not finalised before mobilisation. The hoist installation is delayed because the structural loading approval is outstanding. The programme shows full-site access from day one.
The principal contractor placed the subcontract orders two weeks before start on site. Three of the subcontractors cannot mobilise to programme because they have not finished their previous projects.
A programme that is honest about what it takes to start a fit-out project properly will look less impressive in a tender. It will look significantly better when the project is running four weeks in and the client is comparing your progress to what you said you would achieve.
Written by a Senior PM with 18 years of UK fit-out experience. Content is for guidance only and does not constitute professional advice. Always verify against your specific contract and applicable legislation.