The approval/permit phase of a construction project is clearly the most misunderstood and frustrating time for the Owner, who, to quote Nike would like to , “Just do it”.
When one wants to remodel, build an addition or build new, it will require approvals from the local municipality. This process includes submission of applications, fees, drawings and related documentation to explain the project to an agency within the municipality. Watch https://youtu.be/jW5Tespo5co
1. The skinny….
These municipal agencies, such as a building department or engineering department, are typically composed of qualified employees that may have experience and education in their field of review. Often, there is a mixture of agencies, boards and committees that will also review the project together or before the building department.
These agencies will analyze what is being done and confirm that the project complies with applicable regulations and often refer the project for further review by other agencies or boards. Often their points of view differ and can cause delays even within the same department. Additionally, submission requirements, codes and regulations are constantly changing -which can also wreak havoc for municipal agencies and design professionals alike.
Add to this, the fact that many building departments over the past several years have been out-sourcing the drawing review process. This leads to further finger pointing and decreased efficiency in goal of getting a building permit. These consultants are typically paid per review! So they are actually incentivized to create more reviews and further hinder the review process. Ouch!
From experience, I suggest to get as much information related to submission requirements and carefully package your submission while observing submission deadlines to avoid later disappointments. Make sure to make copies for your records…’nuf said.
The Boards or committees might include professionals, volunteers or a combination of both. The committees may also include county-based, state based or regional reviews depending on the scope of the project. These boards address additional aspects of compliance such as environmental conservation, zoning regulations, appearance, traffic impact, neighborhood or town planning, etc. . In addition to this, many areas have local Home-owners or Neighborhood Associations that may require their blessing before submitting a project to the Municipality.
Often we will find that municipal agency staffing is inadequate. Expect to wait,. Expect unreasonable application / drawing reviews and objections.
2. So what length of time should one expect at this time for these reviews and related approvals?
For most smaller projects that our office has done over the past 26 years.: It generally takes between 4 – 8 weeks for your project to be reviewed and sent to one board for review. If all goes smoothly and there are not objections or revisions needed, we advise our clients that an additional 4-8 weeks usually are needed to obtain a building permit and allow construction to start. Medium sized projects -add another 50% in time.
For larger projects, or projects that are built in environmentally sensitive areas, or projects that may face neighbor opposition a period of 3-6 months is very common for obtaining necessary approvals.
3. What about just doing the work without permits?
Projects built without permits are easily discovered by the building department officials. The tell-tale signs of dumpsters, calls from nosy neighbors, contractors with an axe to grind, even the friendly Postal Worker who may be keeping an eye out for construction debris in dumpsters on behalf of their friend at the building department (really!) and property transfers each signal the building department that work may have commenced without proper approvals. At this juncture a stop-work order or other form of violation may be issued.
These penalties create delays, involve punitive fines, possible tax increases and will involve far more effort resolving than having obtained the approvals in the proper manner.
Give us a call first, to review your specific situation call Steve now 914 674 2950!
