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How Long Will the Whole Project Take From Design to Turnover?

Most residential builds (lot owners) typically take 4 to 9 months from design start to turnover, depending on permit readiness, house size, storeys, and finish level.

  • Fast-track (simple design + complete documents + flat lot): ~4–6 months

  • Typical (custom design + normal approvals + standard finishes): ~6–9 months

  • Complex (2-storey, many upgrades, siteworks/retaining, frequent changes): ~9–12+ months


The Real Timeline Breakdown (End-to-End)

Phase 1: Planning + Design (3–8 weeks)

What happens:

  • Requirements interview + budget alignment

  • Concept layout (space planning)

  • Design development (final room sizes, windows, roof, elevations)

  • Engineering coordination + signed/sealed plans

  • Initial BOQ/specs alignment (so design matches budget)


Typical duration: 3–8 weeks Big delay trigger: changing the room count/layout after costing.

Phase 2: Permits + Clearances (2–6+ weeks)

If documents are complete, government service standards target shorter processing windows (often framed under “simple/complex/highly technical” timelines). In practice, real timelines expand when there are revisions, missing signatures, or queued inspections.


Typical duration: 2–6+ weeksBig delay trigger: incomplete requirements, re-submission cycles.

Phase 3: Pre-Construction (1–3 weeks)

What happens:

  • Final BOQ + specs freeze (what is included/excluded)

  • Procurement plan (long-lead items: windows/doors, roofing, tiles, cabinets)

  • Mobilization (temporary facilities, site layout, safety)


Typical duration: 1–3 weeks

Phase 4: Construction Proper (3–10 months depending on size/complexity)

Quick guide by house type

  • 40–60 sqm bungalow: 10–14 weeks

  • 60–90 sqm bungalow: 12–18 weeks

  • 90–130 sqm bungalow: 16–24 weeks

  • 80–120 sqm 2-storey: 20–32 weeks

  • 120–180 sqm 2-storey: 28–40 weeks

What affects this the most:

  • Roof complexity

  • Number of bathrooms (waterproofing + tiling time)

  • Custom cabinetry scope

  • Weather + curing windows

  • Siteworks surprises (soft soil, drainage, retaining)


Phase 5: Punchlist + Testing + Turnover (2–4 weeks)

What happens:

  • Final inspection/punchlist

  • Corrections, cleaning, commissioning (basic testing)

  • Turnover documentation (warranty, as-built notes if provided)


Typical duration: 2–4 weeks

Phase 6: Occupancy / Certificate of Occupancy (often overlaps; 1–3+ weeks)

Don’t skip this: under PD 1096 rules, a building generally shouldn’t be used/occupied without the required occupancy clearance/certificate.


The 7 Things That Delay Projects Most Often

  1. Changing layout midstream (bedroom moves, bigger kitchen, extra T&B)

  2. Permits with incomplete documents (resubmissions)

  3. Late finish decisions (tiles, fixtures, lights, paint system)

  4. Siteworks surprises (drainage, hauling, retaining)

  5. Material lead times (windows/doors/cabinets/custom items)

  6. Weather + curing time (especially during prolonged rains)

  7. Cashflow timing (delayed releases slow procurement and manpower)


How to Hit a Target Move-In Date (Simple System)

How Long Will the Whole Project Take From Design to Turnover?
How Long Will the Whole Project Take From Design to Turnover?

 
 
 

Do You Provide a Detailed BOQ and Specifications?

Yes—any serious build should come with a detailed BOQ (Bill of Quantities) and written specifications. That’s the only way you can compare quotes fairly, control your budget, and avoid “assumed” items that become surprise charges later.


A detailed BOQ lists the materials, quantities, and scope of work per trade. Specifications define the exact quality level (brands, thickness, mix ratios, installation standards, allowances).Together, they make the quote transparent and enforceable.


What a “Detailed BOQ” Should Include (Non-Negotiable Sections)

1) Preliminaries

  • Mobilization, supervision, safety, temporary facilities

  • Construction schedule + deliverables

2) Siteworks

  • Excavation, backfill, compaction

  • Hauling allowance (truckloads or m³)

  • Drainage scope, termite treatment (if included)

3) Structural Works

  • Concrete works (footings/columns/beams/slab)

  • Rebar sizes and estimated quantities

  • Formworks and scaffolding scope

4) Walls + Plastering

  • Wall system type (CHB/AAC/panel) and thickness

  • Plastering/rendering scope and finish level

5) Roofing

  • Roof framing type and thickness

  • Roof sheets brand/profile, insulation (if any)

  • Gutters/downspouts scope

6) Architectural Finishes

  • Floor finish per area (tile size/type/allowance)

  • Ceiling type and design (flat/drop/cove)

  • Paint system (primer/topcoat brand + coats)

  • Doors/windows specs (frame type, glass thickness, screens, hardware)

7) Plumbing & Sanitary

  • Pipe type (PPR/uPVC), sizes, and layout scope

  • Waterproofing locations (T&B, balconies)

  • Fixture list with allowance/spec

8) Electrical

  • Wire type/brand and sizes

  • Panelboard capacity, breakers

  • Number of outlets/switches/lighting points

  • Grounding details, meter base scope (if included)

9) Turnover & Warranty

  • Punchlist process

  • Testing/commissioning

  • Warranty coverage and after-sales


What “Specifications” Must Clearly State

A BOQ without specs is still risky. Your specs should define:

  • Materials: brand/model, grade, thickness (not “standard”)

  • Installation method: waterproofing system, tile adhesive, curing

  • Allowances: exact ₱ cap per item (tiles, fixtures, lighting)

  • Finish level: Basic vs Standard vs Premium definitions

  • Exclusions: clearly written to avoid disputes

If specs are vague, expect variation orders.


Why BOQ + Specs Protect You (Real Benefits)

  • Prevents hidden exclusions

  • Makes quotes comparable (apples-to-apples)

  • Controls upgrades and allowance overruns

  • Reduces rework and change orders

  • Protects both owner and contractor legally


Red Flags (Meaning BOQ is NOT truly detailed)

  • “Lump sum” only with no breakdown

  • No quantities, no unit costs, no scope per area

  • “Tiles included” without tile size/allowance

  • “Electrical included” without point count and wire sizes

  • Siteworks included without hauling allowance


What to Ask Your Builder (Copy-Paste)

  1. Can I see the BOQ per trade with quantities and scope?

  2. Can you provide a specification sheet (brands/standards/allowances)?

  3. Are siteworks, permits, and utilities included? If not, what’s excluded?

  4. How do you handle allowance overruns and variation orders?

  5. Can you attach BOQ + specs as part of the contract?


Do You Provide a Detailed BOQ and Specifications?
Do You Provide a Detailed BOQ and Specifications?

 
 
 

What’s Included and Excluded in Your Quotation or Cost per Sqm? (The Checklist That Prevents Budget Blowouts)

Cost per sqm” is only useful if you know exactly what’s inside the price. Two builders can quote the same ₱/sqm and deliver completely different outputs because of allowances, exclusions, and vague scopes.


A reliable quotation must include:

  • Scope per trade (what work is covered)

  • Material/brand/specs (or clear allowances)

  • Quantities/BOQ (or a detailed breakdown)

  • Inclusions + exclusions list (written, not verbal)

  • Siteworks + permits + utilities clarity


Why Cost per Sqm Misleads Lot Owners

Cost per sqm becomes dangerous when:

  • the quote says “included” but no specs

  • finishes are “allowance only” (too low)

  • siteworks/hauling are capped with small limits

  • utilities are assumed “by owner”

  • the design is not final (sqm changes later)

Rule: If it’s not written, it’s not included.


What’s Usually INCLUDED (If It’s a True Turnover Build)

Use this as your baseline checklist.

1) Preliminaries

  • mobilization, temporary facilities (sometimes)

  • site supervision (engineer/foreman)

  • safety and protection works (basic)

2) Structural + Shell

  • excavation (with stated scope), footings, columns, beams, slab

  • walls (CHB or panel system), plastering/rendering (if included)

  • roof framing + roof cover + gutters (specs matter)

  • exterior paint system (primer/topcoat spec)

3) Architectural Finishes

  • floor tiles (with tile size + brand/allowance)

  • ceiling system (type + height + design complexity)

  • interior paint

  • doors/windows (materials + thickness + hardware)

  • stairs (if 2-storey)

4) MEPF (Mechanical/Electrical/Plumbing)

  • plumbing rough-in + fixtures (with allowance/spec)

  • electrical rough-in + panelboard + outlets/switches (count matters)

  • lighting points (often included, fixtures often NOT)

5) Standard Turnover Testing

  • basic testing/commissioning (limited)

  • punchlist rectification (within scope)


What’s Commonly EXCLUDED (The “Hidden” Budget Killers)

Even good builders exclude these unless explicitly included:

A) Siteworks beyond a basic allowance

  • excess excavation, extra hauling/trucking

  • retaining walls (sloped lots)

  • major drainage works / soak away systems

  • poor soil solutions (extra footing depth, more rebar)

B) Permits + professional fees

  • signed/sealed plans, design fees (sometimes separate)

  • building permit fees, processing, revisions

C) Utilities & connections

  • electric meter/service application, transformer upgrades (if needed)

  • water meter connection, tank + booster pump

  • septic upgrades, leach field extensions

  • internet conduit beyond basic

D) External works

  • perimeter fence, gate, driveway upgrades

  • landscaping, exterior lighting, CCTV

  • kitchen cabinetry and wardrobes (often excluded or allowance only)

E) Owner-supplied items

  • appliances, specialty lighting fixtures, premium sanitary fixtures

  • smart home systems, solar, water heater systems


The 12 Questions You Must Ask Before You Sign

  1. Is this quote construction-only or full turnover?

  2. Do you have a written inclusions/exclusions list?

  3. What are the allowances for tiles, doors, windows, fixtures, cabinets?

  4. How many outlets, switches, lighting points are included?

  5. Roof spec: what thickness/type of steel, insulation, gutter scope?

  6. Paint system: how many coats, what brand/class?

  7. Waterproofing: where exactly is it applied (T&B, balconies)?

  8. Siteworks: what’s the hauling allowance (truckloads/m³)?

  9. Are permits included? If yes, what exactly (fees + processing + sign/seal)?

  10. Utilities: what’s included for water tank, pump, meter base, grounding?

  11. What’s the change order (VO) process and markup?

  12. Is there a BOQ or detailed breakdown I can review?


Red Flags (Walk Away or Rewrite the Contract)

  • “All-in” but no inclusions list

  • “Standard finishes” without specs

  • allowances with no amounts

  • no VO/change order rules

  • lump-sum quote with no BOQ or breakdown


Best Practice: Demand a 1-Page Inclusions/Exclusions Matrix

Ask your builder to provide a simple legend:

  • ✅ Included

  • ⚠️ Included with allowance (state ₱ amount)

  • ❌ Excluded (owner pays)

  • ◻️ Optional add-on (priced)

That one page prevents 80% of disputes.


What’s Included and Excluded in Your Quotation or Cost per Sqm? (The Checklist That Prevents Budget Blowouts)
What’s Included and Excluded in Your Quotation or Cost per Sqm? (The Checklist That Prevents Budget Blowouts)

 
 
 
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