Commercial construction delays are frequently attributed to municipal permitting, but according to Mike Marden, a registered architect and licensed general contractor at WDS Architecture in Phoenix, the most significant delays often occur before a single document is filed. Marden highlights that clients frequently rely on informal conversations with city employees, which are not project-specific and can lead to inaccurate timelines and missing requirements. 'They often say, We already spoke with someone at the city. They said we just turn in this form and this is roughly the time,' Marden notes. 'First of all, that is not a documented conversation. There is no log number or record. None of that is official.' This lack of official guidance results in clients planning around a generic checklist that may not apply to their specific project, leading to unexpected hurdles during review.
Beyond the information gap, Marden identifies a structural issue in the conventional sequential model, where design is completed, permits are sought, and only then does construction begin. During permit review, no construction activity occurs, wasting valuable time. 'Every week of permit review is a week of pure elapsed time with no construction progress,' he says. Additionally, clients often delay contractor selection until after design completion, further extending the timeline. Marden points out that this gap is often overlooked: 'Did you think about the gap where you are bidding and trying to find a contractor, meanwhile, permits are ready and you have signed the lease?'
Firms that consistently meet their permit timelines do not just move faster through the standard process; they compress the process itself. They engage with the city early, understand jurisdiction-specific requirements, and begin non-permitted construction activities while review is underway. Marden explains that at WDS, the integrated design-build model allows this parallel approach: 'We can start building the project as we are turning in for a permit. We are the contractor, already contracted with the Owner, and have spent months participating in the design.' This integration enables activities like staging, layout, and even demo to proceed during the permit review, saving a month or more compared to traditional methods.
WDS Architecture's dual credentials as both an architecture firm and a general contractor are central to this strategy. By having the same team design and build, they can mobilize early and maintain a realistic understanding of what specific inspectors require. Marden also emphasizes the importance of engaging clients on permitting strategy during site selection, as code compliance and existing conditions can significantly impact timelines. 'It is like building a project twice, when dealing with existing conditions, removing what is there so that new material can be installed to meet code,' he says. A location that appears cost-effective may carry hidden permitting complexities, while a more expensive clean site might lead to a faster opening.
For business owners planning commercial build-outs, the practical implication is clear: the permitting timeline they have been told to expect likely understates reality, and the gap often stems from pre-submission decisions. By adopting an integrated design-build approach and understanding the nuances of local jurisdictions, project teams can mitigate these delays and deliver projects on schedule.
