Why Permitting Can Derail a TI Project

In tenant construction, permits often become the critical path. Your framing crew can’t start without approved drawings. Your MEP subs can’t rough-in without plan review. And if the AHJ (Authority Having Jurisdiction) requires resubmissions or clarifications, the project can grind to a halt.

Factors that complicate permitting:

• Varying local codes and review cycles
• Inconsistencies across jurisdictions, especially in urban cores
• Limited intake days or plan check staffing shortages
• Surprise code interpretation changes

Without a strategy, you’re at the mercy of the local building department’s timeline. But with the right approach, you can work smarter within their process and avoid unnecessary delays.

Tip #1: Engage the AHJ Early

One of the most effective ways to speed up tenant improvement permitting is getting in front of the building department before submission. Especially in high-volume municipalities, early engagement helps:

• Clarify what’s required before submitting
• Confirm which codes or standards are most critical
• Build rapport with plan reviewers

Schedule a pre-submittal meeting if possible—many jurisdictions offer this service, and it can give your project a head start. For example, the City of Austin’s Development Services Department explicitly encourages pre-submittal consultations to improve review outcomes.

Tip #2: Use Standard Permit Sets When Possible

Many repeat landlords or national retailers maintain pre-approved standard TI sets. If your client has these, submit them early as “master plans” or reference designs. They can streamline review, especially when paired with a concise project-specific scope.

Even if a full master plan approach isn’t viable, providing:

• Sample details
• Code compliance sheets
• Pre-approved system layouts
• can speed up review by showing reviewers familiar, compliant content.

Tip #3: Break the Work Up With Deferred Submittals

If you’re on a fast-moving project, deferred submittals can help you begin work while waiting on certain approvals.

Common deferred items include:

• Fire alarm or fire sprinkler drawings
• Structural steel shop drawings
• MEP system details

This strategy allows you to start shell or core work while finishing design or coordination on specialty systems. Make sure your AHJ allows deferred submittals and that the sequencing is clearly noted in the permit set.

Tip #4: Submit Incomplete Drawings Intentionally (When Permitted)

Some jurisdictions allow an initial “permit set” that’s 80–90% complete, followed by an addendum or revision once final selections (e.g., finishes or lighting layouts) are made.

This is especially useful for fast-paced TIs where:

• Client sign-offs lag behind construction
• Long-lead items aren’t finalized at time of submission

Note: Not all AHJs will allow this, and those that do often have strict formatting or documentation requirements. But when it’s possible, it’s a valuable strategy for keeping boots on the ground while plans evolve.

Tip #5: Know the Fast-Track Options

Some cities offer expedited or over-the-counter review options—you just have to know how to qualify.

These might include:

• Express review programs (e.g., LA’s Counter Plan Check)
• Walk-through options for limited scope TIs
• Third-party review services approved by the city

Check with your local AHJ for available programs and qualifications. For instance, San Francisco’s Department of Building Inspection provides multiple tiers of over-the-counter reviews depending on project size and scope.

Tip #6: Invest in Plan Quality and Completeness

This may seem obvious, but it’s often overlooked: poor-quality drawings cause delays. Common pitfalls include:

• Missing code summaries
• Incomplete keynotes or elevations
• Ambiguous scope notes

Reviewers are trained to flag anything unclear. Submitting a clean, clearly scoped set with a complete index and code compliance sheet can drastically reduce back-and-forth cycles.

Consider doing a mock plan check internally before submitting—especially if you’re new to a jurisdiction.

Tip #7: Keep Your Team Aligned

Permitting isn’t just the architect or engineer’s job. Everyone on the project team—from GC to subs—should understand the permitting timeline and scope. That includes:

• Knowing what’s in or out of scope on the permit set
• Understanding which drawings are approved and which are deferred
• Coordinating shop drawings or long-lead items early

This reduces the risk of unauthorized work, costly rework, or missed inspections due to misunderstandings.

Downstream Makes Equipment Coordination Easier—Permit or No Permit

While you can’t always control the permit timeline, you can control your jobsite readiness. That’s where Downstream comes in.

Need a lift delivered as soon as the green light comes in? Looking for a compactor, material hoist, or dumpster on standby once demo is approved?

Downstream lets you compare rates and availability across vetted local suppliers. That means:

• No wasted time chasing down vendors
• No guesswork around pricing or lead time
• No more excuses when you’re ready to roll and your equipment isn’t

Whether your permit comes through tomorrow or in two weeks, Downstream helps you stay flexible and ready.

Final Thoughts

Permitting will never be the most glamorous part of tenant improvement—but it is one of the most influential. By understanding how local jurisdictions operate and using proven construction permitting strategies, you can reduce the permitting bottleneck and keep your project moving.

Engage early, plan smart, and coordinate clearly. And when it’s time to get to work, make sure Downstream is part of your toolkit.

Additional Resources

• San Francisco Over-the-Counter Permit Information
• City of Austin Commercial Plan Review Process
• Building Success: The Right Equipment for Retail Construction
• Making the Most Out of Tenant Improvements: Key Areas and Equipment

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