The short answer: for most retail brands, plan on 12 to 18 months from the decision to opening day in Florida. That breaks down into roughly 3 to 6 months for market analysis and site search, 2 to 4 months for the letter of intent and the lease, and 6 to 9 months for design, permits and build-out, which depends heavily on the city and the concept. Food concepts and spaces that need major work sit at the long end.
The phases at a glance
| Phase | Typical duration |
|---|---|
| Market analysis and site search | 3 to 6 months |
| LOI and lease negotiation | 2 to 4 months |
| Design, permits and build-out | 6 to 9 months |
| Decision to opening | 12 to 18 months |
The phases overlap when a team runs them in parallel, which is how the faster projects stay near 12 months.
Months 1 to 6: market and site
The first decision is the market and the trade area, and only then the site. Modeling demand, testing economics and touring a shortlist takes three to six months for most brands. It is tempting to compress this phase. It is also the phase where the most expensive mistakes are made, because everything after it is built on the choice. See how to choose a retail location.
Months 4 to 8: LOI and lease
The letter of intent settles the business terms; the lease turns them into a contract. Negotiating with more than one landlord, reviewing the landlord's lease form with your attorney and agreeing on the work letter usually takes two to four months. A brand forming its US entity, opening bank accounts and arranging any guarantee should do that in parallel, not after. See how to negotiate a retail LOI.
Months 8 to 18: design, permits, build-out and opening
After the lease, the schedule depends on the space and the city:
- Design and engineering for the space and your brand standards.
- Building permits from the city or county, with review times that vary by jurisdiction and workload.
- Construction, including any landlord work that must be finished first.
- Inspections and approvals to open. In the City of Miami, for example, a business generally needs a Certificate of Use, which requires inspections, and business tax receipts from both the city and Miami-Dade County.
- Fixtures, hiring and training, which can overlap with the last weeks of construction.
What usually causes delays?
- A space that needs more work than expected: new electrical service, plumbing, ventilation or structural changes.
- Permit comments that send drawings back for revision.
- Landlord work that is late, which pushes your own start.
- Long lead times for equipment and fixtures.
- A rent start date negotiated before anyone knew the real schedule.
How to save time without cutting corners
- Run the tracks in parallel. Entity, banking and guarantee structure alongside the site search; architect and contractor reviews before the lease is final.
- Favor second-generation space that already fits your use when the economics allow it.
- Negotiate dates, not just money. Delivery condition, landlord work deadlines and a rent start tied to permits protect the schedule.
- Engage local professionals early. An architect and a permit expediter who know the jurisdiction can save months.
How Site Logic helps
Site Logic plans the timeline with the market decision, so the lease dates match what the build-out can actually deliver. For brands entering the US, our US market entry work covers the path from market choice to signed lease. For a step-by-step view of a Miami opening, see how to open your first retail store in Miami.
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Frequently asked questions
Can a retail store open in Florida in six months?
Sometimes, when the brand takes a second-generation space that already suits its use, negotiates quickly and needs little construction. For a first store in a new market, or a food concept that needs a full build-out, 12 to 18 months is more realistic.
When does rent start on a new retail lease?
It depends on the lease. Rent often starts on the earlier of the store opening or a set number of days after the landlord delivers the space, so the number of days should reflect a realistic permit and construction schedule.
Why do restaurants and food concepts take longer to open?
They usually need more infrastructure, such as ventilation, grease interceptors and plumbing, more design work, and more inspections and health approvals before they can open.
What licenses are needed to open in the City of Miami?
Generally a Certificate of Use and a Business Tax Receipt from the City of Miami, plus a Miami-Dade County business tax receipt, and any industry license your business requires.