Commercial construction projects frequently suffer permitting delays, but according to Mike Marden, a registered architect and licensed general contractor at WDS Architecture in Phoenix, the most damaging setbacks often occur before a single document is submitted. Marden, who leads the integrated design-build firm, points to two systemic issues: reliance on generic city guidance and a sequential project model that wastes time.
Clients often call city offices for information and receive generic answers that do not reflect their specific 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.” This scripted response can lead clients to plan timelines based on inaccurate expectations, only to encounter unexpected requirements during review.
Beyond information gaps, the conventional project sequence—complete design, submit permits, wait, then build—creates built-in delays. During permit review, the lease clock runs, contractors stand by, and no construction progresses. Marden also notes that clients often delay contractor selection until after design is finished, adding 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, understanding jurisdiction-specific requirements, and starting non-permitted work while review proceeds. At WDS Commercial, 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. 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 parallel approach is only possible when architecture and construction are integrated. Marden’s firm, with dual credentials as architect and contractor, can mobilize for activities like staging, layout, and material ordering while the permit is under review. Long-standing relationships with local jurisdictions also help the firm anticipate real requirements. “Over here, where we do this every day, we know what really needs to go in, how long it’s really going to take,” Marden says.
The firm advises clients on permitting strategy during site selection, before leases are signed. A location with a low price may carry hidden code compliance costs. “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 explains. A former restaurant space may require extensive updates, erasing apparent savings.
For business owners planning commercial build-outs, the lesson is clear: the expected permitting timeline likely underestimates reality, and the gap often stems from pre-filing decisions. Marden’s insights highlight the value of integrated design-build in mitigating delays. More information is available at wds.build.
