Municipal permitting is often cited as the primary source of construction delays, but Mike Marden, a registered architect and licensed general contractor at WDS Architecture in Phoenix, argues that the most damaging delays occur before any documents are submitted. He points to two key issues: reliance on informal city conversations and a sequential project model that wastes time.
Marden says clients often call the city and receive generic information that they treat as authoritative. “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. However, such conversations are not documented, lack official status, and the checklists provided may not apply to the specific project. This generic guidance can lead to unrealistic timelines and unexpected surprises during review.
The conventional approach—complete design, submit for permits, wait for approval, then build—inherently creates delays. While permits are reviewed, no construction occurs, and the lease clock runs. Marden also highlights the gap between design completion and contractor selection, which can add weeks or months. “Did you think about the gap where you’re bidding and trying to find a contractor, meanwhile, permits are ready and you’ve signed the lease?” he asks.
Firms that consistently meet timelines compress the process. They engage the city early, understand specific jurisdictional requirements, and start non-permit construction activities during review. Marden explains, “We can start building the project as we’re turning in for a permit. We’re the contractor, already contracted with the Owner, and have spent months participating in the design. We can go right up to first inspection with our work, gaining a month versus waiting on bid results, contracts, permits, and mobilization.”
This parallel approach is possible only when architect and contractor are integrated. WDS Architecture, which holds dual credentials, applies this method. By being both architect and contractor, the firm can mobilize early—staging, layout, scoping, testing, demo, and ordering materials—while permits are pending. They also use their ongoing relationships with local jurisdictions to provide realistic timelines and advise clients on site selection. A location with attractive pricing may carry hidden permitting complexity, while a cleaner site could open sooner.
Marden emphasizes that the permitting timeline clients are often told is likely understated, and the gap often stems from pre-submission decisions, not city processing speed. For business owners planning commercial build-outs, understanding these dynamics is crucial to avoiding costly delays.
