Architecture and Building Permit Process Gantt Chart
The Problem: Permit Delays Are the Leading Cause of Construction Cost Overruns
A construction project that runs on schedule during design and permitting runs on schedule in the field. A project that hits permit delays pays for it twice: the carrying cost of financing without progress, and the premium of re-mobilizing a construction crew that moved on to other jobs. Permit timelines vary by jurisdiction—some municipalities review in 4 weeks, others take 6 months—and architects who don't model this reality into their schedule set owners up for expensive surprises.
Design phases also have dependencies that aren't obvious to owners. Schematic design must precede design development. Design development must precede construction documents. Structural and MEP engineers can't finalize until the architectural design is set. All of this needs to be visible on a shared timeline.
A building permit process Gantt chart maps design phases, engineering coordination, permit submissions, review cycles, and construction milestones in one view. gantt-chart.io lets architects and project owners build this quickly, free, no sign-up required.
Prerequisites
Before building your architecture project schedule:
- Project type: Residential, commercial, mixed-use, tenant improvement
- Jurisdiction: Local permitting authority and known review times
- Entitlements needed: Zoning, variances, CEQA, historic review
- Construction delivery method: Design-bid-build, design-build, CM at risk
- Owner's hard deadline: Occupancy date, lease start, or opening date
Phase 1: Pre-Design and Programming (Weeks 1–4)
| Task | Duration | Depends On |
|---|---|---|
| Site analysis and surveys | 2–3 weeks | Site acquisition |
| Geotechnical investigation | 3–4 weeks | Site access |
| Program development with owner | 1–2 weeks | — |
| Zoning and code research | 1–2 weeks | Site confirmed |
| Entitlement pre-application meeting | 1 week | Zoning research |
If entitlements (variances, conditional use permits) are required, start those conversations immediately. They can add 6–18 months.
Phase 2: Schematic Design (Weeks 4–10)
| Task | Duration | Depends On |
|---|---|---|
| Schematic design development | 4–6 weeks | Programming complete |
| Owner review and approval | 1–2 weeks | Schematic complete |
| Preliminary structural and MEP concepts | 2–3 weeks | Schematic approved |
| Preliminary cost estimate | 1–2 weeks | Schematic approved |
Schematic design is the cheapest phase to iterate. Get alignment on the concept before moving to design development.
Phase 3: Design Development (Weeks 10–20)
| Task | Duration | Depends On |
|---|---|---|
| Architectural design development drawings | 4–6 weeks | Schematic approved |
| Structural engineering design | 4–6 weeks | Architectural SD complete |
| MEP engineering design | 4–6 weeks | Architectural SD complete |
| Civil engineering (if required) | 4–8 weeks | Site plan approved |
| Design development owner review | 1–2 weeks | All DD complete |
| Updated cost estimate | 1–2 weeks | DD complete |
Structural and MEP run in parallel with architectural DD—this is where good project management compresses the schedule.
Phase 4: Construction Documents (Weeks 20–36)
| Task | Duration | Depends On |
|---|---|---|
| Architectural construction drawings | 6–10 weeks | DD approved |
| Structural construction documents | 6–8 weeks | Structural DD complete |
| MEP construction documents | 6–8 weeks | MEP DD complete |
| Specification writing | 3–4 weeks | Drawings complete |
| Plan check coordination | 1–2 weeks | All CDs complete |
| 100% CD owner review | 1 week | All CDs complete |
All engineering disciplines must coordinate and cross-reference before submission. Uncoordinated drawings are the primary cause of plan check rejection.
Phase 5: Permitting (Weeks 36–52+)
| Task | Duration | Notes |
|---|---|---|
| Building permit application submission | 1–3 days | CDs complete |
| Initial plan check review | 4–24 weeks | Jurisdiction-dependent |
| Response to plan check comments | 2–4 weeks | Comments received |
| Resubmittal review | 2–8 weeks | Response submitted |
| Permit issuance | 1–5 days | Review approved |
| Fire, health, or utility authority reviews | Parallel | Per project type |
Research your jurisdiction's current backlog before finalizing the project schedule. Some cities post processing times online.
Phase 6: Bidding and Construction (Weeks 52+)
| Task | Duration | Depends On |
|---|---|---|
| Contractor bidding period | 3–5 weeks | Permit issued or issued for bid |
| Bid review and contract award | 2–3 weeks | Bids received |
| Construction mobilization | 1–2 weeks | Contract executed |
| Foundation and structure | Varies | Mobilization |
| MEP rough-in | Varies | Structure |
| Finishes and commissioning | Varies | MEP rough-in |
| Certificate of occupancy inspection | 1–2 weeks | Construction complete |
Build Your Architecture Project Schedule
Open gantt-chart.io, set your project start and target occupancy date, and map every phase and permit dependency. Free, no account required.