When it comes to commercial construction permitting in the US, unfortunately, there isn’t a single “US-wide” process.
Permits are managed, assessed and approved on a jurisdiction level, meaning that if you’re opening a store in Chicago, the process will likely be a WHOLE lot different to opening a store in Los Angeles.
This makes it all the more important to have an early clarity, or a permitting consultant that knows how to deal with specific jurisdictions.
As a short guide, this will cover all the steps, stakeholders, and risks you need to consider when diving into the commercial construction permitting process here in the US.
I’ll cover the permit approval process, the local AHJ (Authority Having Jurisdiction) and even what the permitting timeline may look like.
Who Regulates Commercial Construction Permits?
In short, permitting authority in the US is local, not federal, which means your exact location determines who will regulate your construction permit.
State building codes, which are often based on the International Building Code, can be administered differently city by city or county by county.
Early on in the process, the most important thing is to determine the AHJ, so you’re not chasing your tail trying to figure out who you need to submit to, wasting your time and falling into a constant loop of time-heavy review cycles.
The first thing is to figure out whether the property is a part of the city, or the unincorporated county, which can either be done through the city’s GIS mapping portal, or the county assessor’s property search function. Once you’ve confirmed this, you can be confident of your AHJ, however in some cases you may need to confirm the zoning designation or if there are any overlays or requirements from other reviewing agencies like the local Fire Department or HIstoric Preservation board.
Step-by-Step: The Commercial Permitting Process
1. Pre-Application & Due Diligence
This is where you confirm the zoning and AHJ, any land use restrictions, and whether there are any environmental or special district overlays as mentioned above.
2. Design & Documentation
Getting all your designs and papers in order is the next port of call – Architectural drawings, MEP plans and code compliance documentation is the key here.
3. Submission to the AHJ
Now you have your papers and you know who they need to be submitted to. Be careful to ensure you find out with your AHJ the relevant submittals – what needs to be digital, and what needs to be paper.
4. Plan Review & Comments
Here’s where requests for information come into play, you’ll hear back from your AHJ on what revisions need to be made, and if something’s been missed, that’s where you’ll start on a potential cycle of back and forths.
5. Permit Approval & Issuance
Once all of your reviews and comments have been resolved and the necessary agencies have signed off, the permitting process shifts to the approval phase. Before your construction permits are approved, you’ll typically have to pay any final fees, and verify any contractor details.
6. Inspections During Construction
To ensure the work aligns with approved plans and code, inspections will be completed at key stages of construction or fit out. Provided you pass all inspections, you’ll receive a Certificate of Occupancy, meaning the building can legally operate.
How Long Does Commercial Permitting Take?
Unfortunately, there’s no one-size-fits-all answer here – commercial permitting timelines vary significantly by jurisdiction, project scope and how busy the relevant agency is.
- What affects timelines:
- Project size
- Occupancy type
- Incomplete documentation
- Agency backlog
- Project size
That said, my commercial permitting projects fall far below the average wait time, as a result of diligence and just knowing the process. With a professional permitting consultant, you can reduce the opportunity for delays through preparedness and clarity minimising any wasted time.
Where do Commercial Permits Commonly Stall?
There are a number of stages of the process where stalls may occur, most of the time, with some extra research and a keen eye for detail, they can be avoided.
These include:
- Zoning conflicts
- Code misinterpretation
- Incomplete submissions
- Multi-agency reviews
How a Permit Consultant Fits Into the Process
From the earliest stages of due diligence and research, right through to final approval, a Permit Consultant is there to make the process as smooth and stress free as possible.
Prior to submission, documents and drawings will be reviewed for completeness and potential conflicts.
Throughout the permit submittal phase, your Permit Consultant will help to interpret comments, manage reviews and coordinate responses between your team and the authorities.
In instances where multiple agencies are involved – including fire, environmental and special districts, the structured oversight of an expert will ensure submissions are aligned and timelines are as controlled as possible.
Regardless of where you are in the US, managing your commercial permitting process can be an overwhelming time-sink, especially when you have so much on your plate.
No matter what stage of the process you’re in – the very start, after an unsuccessful submission or anywhere in between, I’m here to ensure only the smoothest management of the journey.
If you’re navigating a commercial permit in the US, I’ve got your back.
Reach out here to get started.