NEW CONSTRUSTION DEMO AND BULDING PERMIT PROCESS WITH EXPEDITOR

10 Replies

I have a property that I would like to buy, demo and build a new single family home.  I have an architect, expeditor and contractors.  I am wanting some insight on using an expeditor for the entire demo and building permits process.  I would like to know how long should I expect to wait to receive permits for demo and building if my architect is quick on making any changes and I hire a good expeditor?  Does anyone know a good expeditor?  I'm in the city of Atlanta.  Kirkwood area.

this New Construction thread from @Joshua Dorkin  is a compilation of posts related to J Scott doing a spec build in the Atlanta area.  I think it has just the answers you are looking for.  After reading it myself you definately need the expeditor.....

If the jurisdiction is City of Atlanta and this is your first (or second or tenth) build, I would highly recommend using an expeditor.  We spent months getting nowhere, until we hired a great expeditor who got everything done in about a month.  We still use her on every Atlanta project.

Happy to send you the name of the company we use if you can't find it in that thread...

Yes please send the name of the company.  Also do you have an architect you would recommend?  @JScott How long would you estimate it might have taken if you had used the expeditor from the [email protected] No its not my first flip.  Ive flipped about a dozen homes.  My most recent was one within the city of Atlanta where I added on to the rear of the home.  

@Galen Dawes  Awesome! We should definitely connect as I'm always investing/flipping in Kirkwood, O4W, etc. Check out 1693 Hosea Williams - that's one we're currently working on.

Expeditors are awesome, but sometimes they can only do so much. If all the surveys/drawings/etc are up to par, you can save a few weeks of time. But, if the city finds issues or you have a tougher reviewer for permits, it can delay the process.

@J Scott I'm always on the hunt for expeditors, which one would you recommend?

Originally posted by @Galen Dawes:

Yes please send the name of the company.  Also do you have an architect you would recommend?  @JScott How long would you estimate it might have taken if you had used the expeditor from the [email protected] No its not my first flip.  Ive flipped about a dozen homes.  My most recent was one within the city of Atlanta where I added on to the rear of the home.  

Here's the expeditor:

Dianne Barfield

Barfield Consultants
P.O. Box 475
Morrow, Ga. 30260
Phone: 770 477-0403
Cell: 404 606-0403

Feel free to tell her that VanderBuilt Custom Homes (my partner) referred you...

With City of Atlanta, the hardest part is getting through intake (initial review at the main desk before they even accept the plans from you).  It can take weeks of revisions to just get them to accept the plans for review.  This is where having a great expeditor can really help -- they can tell you what you need to get through intake and actually get into the process.

Once you're through intake, depending on who you get as the reviewer and how good your plans are, I would expect 1-2 months is pretty typical to get to a final building permit.

The best thing you can do is to hire an architect/draftsman who knows what they're doing, has done it before, and whose plans don't tend to get put through the merry-go-round at the building department.

Like contractors, many architects talk a great game... but very few have actually had much experience in dealing with the many asinine requirements Atlanta puts on plan intake. 

Check references (and building permits) and find out the last time your architect submitted a plan set. Go back and check how many times the plans got kicked back. You want to see as few kick-backs as possible.

Getting through the City of Atlanta is 4 parts having plans that conform to the intake requirements, and 1 part filling in the paperwork correctly. 

The requirements are pretty clearly stated on the checklist, the problem is that few people take the time to read them and adhere to them... or make the first-timer mistake of assuming that 'they don't really check this stuff' (Protip: They do.)

The only real value of an expeditor is their ability to practice diplomacy in the building department, and the value of not having to go and talk to the intake personnel yourself (AKA: Time savings).

Originally posted by @Aaron McGinnis:

The only real value of an expeditor is their ability to practice diplomacy in the building department, and the value of not having to go and talk to the intake personnel yourself (AKA: Time savings).

 Agreed with everything Aaron said...

One thing I'll add to the above is that the good expeditors can actually walk behind the desk and talk to the people they need to talk to.  The one we used was a former employee in the permit department and knows everyone behind the counter...this makes things MUCH easier...

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