Municipal permitting is often blamed for commercial construction delays, but according to Mike Marden, a registered architect and licensed general contractor at WDS Architecture in Phoenix, the most damaging delays occur before a single document is submitted. Marden identifies two critical pre-filing mistakes that can cost months: treating informal city counter conversations as official guidance, and following a sequential project model that idles construction during permit review.
Clients frequently call the city to ask about requirements and timelines, receiving generic answers from counter staff. Marden notes that these conversations are not documented and are based on a script, not the specifics of the 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." The result is that clients plan around inaccurate assumptions, discovering discrepancies only after the review process begins.
The sequential model, where design is completed, permits are obtained, and then construction starts, also builds in delays. During permit review, no construction occurs, but the client's lease clock is running and trade partners are idle. Marden also points out that clients who wait until drawings are finished to find a contractor 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 by engaging the city early, knowing specific inspector requirements, and starting non-permitted work while review is underway. Marden explains that at WDS Commercial, because the firm is both architect and contractor, "We can start building the project as we’re turning in for a permit." This parallel approach can save a month or more compared to waiting for bids, contracts, and mobilization.
WDS's dual credentials enable this integration. Marden says the firm can begin staging, layout, scoping, testing, demo, subcontracting, and ordering materials during the permit period. The firm also leverages ongoing relationships with local jurisdictions to provide realistic timelines and advises clients on permitting strategy during site selection. A cheaper site may carry hidden code compliance costs, while a more expensive clean site could lead to a faster opening. "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," Marden says.
For Phoenix business owners, the takeaway is that pre-filing decisions, not city processing speed, often determine the true timeline. Engaging professionals who understand local requirements and can parallelize work is key to avoiding costly delays.
