Today is going to be another COVID related podcast, but before you say, “oh no this is going to be depressing“ and just skip over this one, stick with it because we only start out with the doom and gloom. It does get better.

First the doom and gloom: The pandemic has exposed many weaknesses in the way we go about our daily lives and has exacerbated existing problems. The existing problem that both Larry and I have run into around town lately has been obtaining building permits. The city of Dallas has been backed up with an overflow of permit applications because of the recent switch to working remotely due to the virus and also because the city of Dallas has not fully embraced an all electronic submittal process. In talking with other architects and contractors, Larry and I have found fence permits that are normally an hour long process with the city that have become a six week ordeal. We talked to another residential architect who, went in for permit in May, and as of today still doesn’t have a permit for that project. Because the city is so backed up, the reviewers are looking for reasons to push a project back to the back of the line on paperwork errors or other trivial technicalities.

To top all this off, a fantastic article in D Magazine by Bianca Montes on September 8 estimated that there were almost 900 permit applications waiting to be processed with about half of them being for residential projects. The backlog is causing these permits to be delayed their approval by almost two months. Since we have this backlog of projects at the city I thought it would be a good idea to address the situations that don’t need a building permit in Dallas (other cities will have similar lists/regulations) and other strategies useful in navigating this pandemic logjam.

Small residential projects that don’t need a permit:

1. Fences -

   • fences not enclosing a pool and under 6’-0”

   • fences under 4’-0” in the front yard

2. Retaining walls less than 4’-0” tall

3. Detached accessory structures under 200 square feet - these are those backyard sheds that have become so popular as office spaces during the pandemic, but also includes patios and carports.

4. Storm windows, rain gutters, insulation, and other small repairs/upgrades.

5. Decks and platforms no more than 30” above grade, sidewalks, and driveways

6. Any interior remodeling that is non-structural and doesn’t increase the floor area of the house.

These are the basics, but if you have an HOA or live in a historic district you will be subject to many more restrictions not covered here (lucky you).

Given all the delays, how can architects help guide projects through this pandemic permitting problem? First, we can design a client’s project in phases such that anything not needing a permit can be done first while the permit is going through the city. To that end, we can also design projects that may steer clear of ever having to pull a permit if a client really can’t afford the delay.

Two, we can recommend someone whose job it is to navigate the permitting process for your project. These people have often worked at the city before and know the process and the people handling the permit. It will add additional costs to the owner, but may be worth it if the project is big enough.

Last and probably most important, us architects should communicate with the client. Explaining the situation the city is in, being transparent about the project’s timeline, and setting realistic expectations are all imperative given the new reality we all live in now. Hang in there though, this will get better.