By Dan Paetzold, Senior Construction Manager 

Self-storage construction in the South is booming because many homes don’t have basements.

Securing necessary permits remains a rigorous process. If you’re investing in a ground-up development, here’s a clear breakdown of the key steps shaping the permitting journey—using Tulsa, OK as an example.

Always check local state and municipal rules before investing in any ground-up deal.

The 5 essential features of any permitting process:

1. Research the permit center & development services.

All commercial permit applications—building, electrical, mechanical, plumbing, zoning—are managed through the City’s Permit Center and Development Services Department at City Hall (cityoftulsa.org).

As applications are public, they’re available online. The EnerGov Self-Service Portal allows applicants to submit forms, upload plans, pay fees, schedule inspections, and track status at the City Hall site. Applicants can schedule code compliance meetings online.

At the City Hall site, you can find where all plans are stored.

2. Every developer must understand plan reviews.

Before issuance, applications undergo staged reviews including:

• Architectural/building code
• Zoning compliance
• Water, sewer, drainage

The best design teams build locally, so they understand what permitting committees review first and at which times. Additional reviews, like floodplain, historic preservation, and fire suppression, depend both on geography and project details. All reviewers are certified to ensure strict adherence to local and national codes.

Developers comprehend which reviews take the longest, then buffer them into the timeline.

3. Build contingencies for timing & common delays.

Processing times have increased.

For commercial projects over $1 million, permit approvals now average ~75 days, up from ~62 just two years ago.

Delays affect smaller projects, now taking around 31 days vs. ~26 in earlier benchmarks. Contributing factors include increased plan complexity, applicant response times, and additional legal or code-related reviews. Developers craft a careful balance between development speed and safety/code enforcement.

Once the days pass, it’s time for inspections.

4. Prepare for inspections & final checks.

Once permits are issued, applicants can schedule specialized inspections using the portal or phone.

A final inspection is required before occupancy, and all trade permits must be complete. Developers rely on general contractors to verify all sub-contractors prior to final inspections. Building inspectors understand the code best, so the best general contractors overprepare.

The developer ensures GCs prepare for every critical milestone months in advance.

5. The greatest developers streamline the permitting path.

Here’s how they do it:

• Pre-submission prep: Join code compliance meetings to build confidence before applying.
• Early cooperation: Pre-development/infrastructure meetings help flag issues early.
• PartnerTulsa liaison: Utilizing inter-departmental resources, such as Tulsa’s Business Services liaison, helps the developer anticipate delay risk. Local Chambers of Commerce provide superior resources in these situations.

Prepare a Lessons Learned document after every job to improve on the next.

Final Word

Permit timelines have extended as planning committees scrutinize larger developments.

Tulsa’s commercial permitting process is robust and thorough, with modern online tools and helpful support. Proactive engagement—using pre-development meetings, compliance tools, and digital services—can help reduce delays and streamline your approval process.

✅ Action Items for Developers

By investing time upfront with planning meetings and online portals, developers can better navigate the updated permitting landscape and keep projects moving forward.