Owner Provided Items Lead Time Calculator

OPI schedule drives construction coordination.

Item cost

Lead time weeks

Need-by weeks from now

Cost per week delay

Slack weeks

Risk cost if slack consumed

Weeks from now to order

How the math works

Slack = need-by − lead time. Below 2 weeks = risk of delay × cost per week.

22 − 18 = 4 weeks slack. Safe order date: 2 weeks from now. Low risk — on track.

How to Use

Enter item cost.
Enter lead time weeks.
Enter need-by date weeks from now.
Enter cost per week delay.
Read slack and risk cost.

Frequently Asked Questions

OPI typical items?

Kitchen appliances (restaurants), specialty HVAC, laboratory equipment, branded millwork, elevators (some jurisdictions). Owner sources to save cost or ensure brand. GC installs. Coordination critical — late OPI stops install chain.

Lead times?

Standard office FF&E: 8-14 weeks. Kitchen equipment (restaurant): 10-20 weeks. Custom millwork: 12-18 weeks. Specialty HVAC: 16-30 weeks. Elevators: 12-24 weeks. Generators: 14-30 weeks. 2023 supply chain: add 50-100%.

Risk management?

Order 25% earlier than minimum. Confirm lead time weekly. Status alerts 2-3 weeks before due. Expedite fees authorized upfront. Temp rentals as backup. OPI coordination often the weakest link in commercial projects.

How often should I rerun this?

Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.