Welcome to Permission to Build, a series where we delve into how regulations shape our built environment—both as catalysts for progress and sources of paralysis. Through conversations with owners, designers, builders, innovators, and regulators, we’re working to answer one fundamental question: How can we get you permission to build?

For our first episode, I sat down with Steve Ferris, a veteran of the permitting world and former Director of Development Services for the City of Denver. With over 30 years of experience on both sides of the permitting process, Steve offers a rare perspective on how building departments operate and what it takes to navigate them successfully.

Watch the full conversation here:

What Makes a Building Department Tick?

Steve’s career spans jurisdictions of all shapes and sizes, from small towns to major metro areas. As Denver’s Director of Development Services from 2013 to 2016, he oversaw the city’s transition from post-recession recovery to a full-blown development boom. Today, he helps project owners streamline permitting and approvals using the insights he gained on the other side of the desk.

One of Steve’s key takeaways? The incentives for project teams and city reviewers are fundamentally different. Developers, architects, and contractors want speed and cost efficiency. Reviewers, on the other hand, are tasked with protecting public safety and enforcing codes. As Steve puts it:

“They get their hands slapped if they miss something in the code. But no one’s handing out gold stars for helping projects move faster.”

Behind the Curtain: A Day in the Life of a Reviewer

Building department reviewers aren’t just shuffling papers—they’re highly skilled professionals, often with advanced degrees in fields like engineering or fire safety. Their job involves digging into the technical details of projects, from structural calculations to life safety systems.

A typical reviewer might juggle 10 permits at once, balancing in-depth reviews for large, complex projects with quicker follow-ups on smaller ones. And because city staffing fluctuates with economic cycles, bottlenecks can form during growth periods, causing frustrating delays for project teams.

Steve’s Tips for Navigating the Permitting Process

Here are three strategies Steve shared to help teams navigate the approval process more effectively:

1. Develop a Permit Strategy
   • Plan the project in phases based on anticipated permit timelines.
   • Break down permits into manageable components like excavation, foundation, and superstructure.
   • Ensure your design documents are complete and well-organized before submission.
2. Build Relationships with Reviewers
   • Schedule pre-application meetings to clarify expectations.
   • Show respect for their expertise and engage them in technical discussions.
   • Be transparent about your project’s timeline and dependencies.
3. Escalate Wisely
   • While escalation is an option, it’s best used sparingly. Save it for critical issues, like extended delays or clear misinterpretations of the code. As Steve says, “You only have so many favors you can ask.”

Building in Denver: Challenges and Opportunities

Denver consistently ranks as one of the toughest places to permit. Steve advises patience and meticulous preparation. For example, permitting a 200-unit multifamily project could take 12–18 months for a clean site. He stresses building realistic timelines into purchase agreements and ensuring your design team understands what’s required at each stage.

That said, Denver offers opportunities for teams that plan strategically. The city allows concurrent rezoning and development review, and it’s possible to start building permit reviews while finalizing site plans—if you can juggle multiple agencies effectively.

Technology’s Role in Permitting

Steve sees technology as both a challenge and a game-changer in permitting. While many cities have adopted robust tools to manage reviews, project teams often lag behind. Bridging this gap is critical, and platforms like Pulley aim to help teams manage their side of the process with the same level of precision and sophistication.

In the end, Steve’s insights remind us that permitting is as much about relationships and strategy as it is about paperwork. Whether you’re building in Denver or beyond, success starts with understanding the system—and working collaboratively to navigate it.

Stay tuned for more episodes of Permission to Build as we explore how to unlock the potential of the built environment.

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