By Scott Rhodes, Rhodes Architecture

If you have been into an agency of jurisdiction to pull a permit or do business recently, you have probably noticed it’s very quiet; almost vacant. With the economy in the shape it is, we all would logically expect permitting to be down. It would follow then, that the permitting process would speed up. Unfortunately, the opposite is true. Permitting is taking longer, and agencies are now inventing reasons for permits on existing structures or ways to charge additional fees.

Permit Time Lines
Permit time lines have increased dramatically in the last year. In a recent conference with A&E professionals, it was nearly unanimous that permitting has become so bad that it is creating contractual scope issues and in some cases threats of law suits by owners with a tedious grip on their funding. With new permits drastically down, one would think that the process would go faster. As an example, PierceCounty processed over 20,000 permits in 2008. Based on 3rd quarter permitting, 2009 will be around 11,500 permits processed. One permit specialist at local city when queried, stated that permitting is about one-quarter of what it was eighteen months ago. This trend, together with state-wide budget cuts, have created a massive budget crunch at city hall. Each jurisdiction has tried to meet the budget challenge in it’s own way. The common trend with the reviewers however, appears to be, “Look busy and keep my job.”

Rhodes Architecture, and all of our sub-consultants have noticed and discussed the following frustrating permitting situation:

• Increased review time lines
• Exceeding state mandated review times due to “staffing”
• Increased number of comments (2x or 3x normal)
• Increased number of resubmittals (about twice normal)
• Request for third party engineering or review
• Requests for additional detailing or calculations beyond normal
• Requests for specialized engineering (ie, fire protection engineering, traffic
• engineering) on normal commercial projects
• Additional requirements not spelled out in the pre-application meeting or letter
• Increase in traffic mitigation reviews and fees
• Increases in fees
• Increase in inspection times

I Don’t Need a Permit for That
Another alarming trend is that jurisdictions are inventing ways of creating permit applications. In one city, we have had multiple calls to provide permits for existing structures after the Fire Marshall inspection had revealed “unpermitted and noncompliant” changes to the building that have existed for over a decade. In another city, we have had calls from multiple owners stating they need a permit before a new tenant, with no change in use, can occupy the building since the space has been vacant for more than six months. In another, DOT crews are reporting “damaged and non-compliant structures” to the building department.

What does that mean to the construction industry in the greater Puget Sound? The private funding issues, together with tougher, longer permitting, will likely delay projects slated for a 2010 start. Small maintenance and repair projects may now be red tagged until a permit is applied for the work.

Expanded Services
Here are some ideas to help with the permitting process and increase your bottom line. As a value-added service, provide or expand preconstruction services. As part of value engineering, assist the design team with constructability and document coordination issues prior to permitting. Complete value engineering as early in the process as possible. Suggest industry standard construction details to the design team as a way to facilitate permitting comments. Assist owners with budgeting, funding, and bank documentation as early as practicable. Make sure you don’t need a permit for minor work. Charge a fee for bird-dogging trades permits due to the new requirements.

Scott Rhodes is Principal of Rhodes Architecture. His experience covers the entire west coast with over 300 projects delivered design-build or team-build in a collaborative project centered delivery approach. Feel free to email questions to rhodesarchitecture@gmail.com. Visit us on the web at www.rhodesarch.com.