Commercial construction projects frequently face permitting delays, but a Phoenix-based architect and contractor argues that many of these setbacks are self-inflicted and occur before a single document is filed. Mike Marden, founder of WDS Architecture and WDS Commercial, says the most damaging delays stem from how clients approach the permitting process in its early stages.
One common pitfall, Marden explains, is treating conversations with city counter employees as authoritative guidance. Clients often call the city, describe their project in general terms, and receive generic answers about timelines and required documentation. This advice is rarely specific to their project. '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 says. 'First of all, that's not a documented conversation. There is no log number or record. None of that's official. And everything on the checklist might not even apply.' Such informal advice can lead clients to plan around unrealistic expectations, only to discover discrepancies during the review process.
Another structural issue is the traditional sequential model: complete design, submit for permit, wait for approval, then start construction. This approach treats permitting as a gate that halts all progress. While the permit is under review, the lease clock runs, the contractor stands by, and trade partners remain idle. Marden notes that the gap between design completion and construction start is often extended by contractor selection and mobilization, compounding the delay. '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?' Marden asks.
Firms that consistently meet their timelines, Marden says, compress the process by engaging the city early, understanding specific inspector requirements, and starting non-permit construction activities during review. At WDS Commercial, 'We can start building the project as we're turning in for a permit,' Marden says. 'We're the contractor, already contracted with the Owner, and have spent months participating in the design. If we are questioned or told to turn in drawings, well, we have already done that because we are also the Architect! We can go right up to first inspection with our work, gaining a month versus waiting on bid results, contracts, permits, and mobilization, losing a month or two.'
This integrated approach is possible because WDS holds dual credentials as both an architecture firm and a general contractor. The same team that designs the project also builds it, allowing for parallel activities like staging, layout, and material ordering while permits are pending. The firm also leverages relationships with local jurisdictions to provide realistic timelines and advises clients on site selection to avoid costly permitting surprises. Marden cites an example where a seemingly cheaper location with existing conditions may require extensive code updates, erasing apparent savings. 'It's 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.
For business owners planning commercial build-outs, the takeaway is that permitting timelines often underestimate reality, and the gap frequently originates in pre-filing decisions. Marden emphasizes that proactive engagement and integrated design-build approaches can mitigate these delays. For more information, visit wds.build.
