Struggle to Clear Dallas’ Building Permit Backlog is Far From Over, But at Least There’s Progress

It took a village — and a new permitting chief — to make a dent in the backlog of paperwork as Dallas builders try to get their permits processed. But the problem is far from solved, officials said this week. 

And along the way, builders have shed light on another problem that’s plagued Dallas for years — exclusionary zoning. 

Nathaniel Barrett, founder and CEO of Barrett Urban Development, told CandysDirt.com that small improvements have been made in permitting over the last couple of months but it’s too little, too late. 

“It’s still a very slow and frustrating process,” Barrett said. “I recently had a tenant whose certificate of occupancy went several weeks without any feedback or review. It frustrated them so much they ended up backing out of the lease.” 

Phil Crone, executive director of the Dallas Builders Association said some builders have still been waiting several months for a permit, although he typically hears from those in a worst-case scenario. 

“From what I’ve seen, staff has shown a deep commitment to diving into the backlog, while at the same time, trying to make the process itself more efficient and improve the software,” Crone said. “I’ve encouraged them to be even more proactive and find people who are stuck. I know there are dozens in there who may not know they can contact the Dallas Builders Association, their council person, or city management to help.”

“We need to fix our zoning problems. Having more than 1,200 [planned developments] is absurd. The more we can simplify zoning and increase what can be built by-right, the better we can prevent this from happening again. More importantly, we can put an end to the exclusionary history of zoning that’s still being written in our city.” 

Phil Crone, Dallas Builders Association

Crone added that the current process still needs work. 

“I’ll be satisfied once it operates efficiently and effectively with permit timelines that are at least competitive with surrounding cities and everyone there values the customers who depend on them,” he said. 

How We Got Here

The building permit backlog is a lengthy saga, but in short, here’s what happened. 

Permits got backed up during the COVID-19 pandemic in 2020. The city was understaffed and prematurely rolled out new software. City Manager T.C. Broadnax appeared dismissive of the problem, which caused a major loss in business and money. Broadnax’s lack of attention to the permitting crisis, among other issues at City Hall, put him on the hot seat for a minute when four council members requested his employment contract be placed on an executive session agenda. The item was later removed.

Andrew Espinoza was named the city’s chief building official June 1 and promised to correct the problems that plagued the permitting department for two years. 

Now with two full months under his belt, Espinoza said turnaround times decreased 55 percent in June and remained steady in July. 

“We hope the downward trend will continue in the upcoming months,” he said. 

An updated version of ProjectDox electronic software was released Monday, so it remains to be seen whether that will speed up the process. 

Builder Jeff Dworkin of JLD Custom Homes said the city’s building officials are doing a good job and are “really good at communicating to the development community.” 

“We’re still at 33-plus days for a single-family permit, so that’s still too long,” Dworkin said. 

District 1 Councilman Chad West has long advocated for a more efficient permitting process and raised the suggestion of using third-party review for permitting.  

“The city manager and the entire staff have taken action to address industry concerns. It really is a top-down reflection that things are improving,” West said during a Tuesday council meeting. 

Espinoza said Development Services plans are leveraging third-party providers with whom they are currently working, in addition to other measures that will streamline the process. 

City initiatives outlined during this week’s budget workshop include a plan to reform the building permit process and improve customer experience through investments in a new centrally-located facility with enhanced technology and expanded staffing. City administrators also want to overhaul development codes to be more modern, updated, user-friendly, streamlined, consistent, clear, and aligned with all city plans and policies.

Director of Planning and Urban Design Julia Ryan said the development code must be simplified so the timeline for a zoning change is faster and easier than it is now. Simple zoning changes can take up to eight months under the current process, Ryan said. 

Thirty-nine additional positions have been added to expedite the permitting process, Espinoza said. An affordable housing team also has been assembled to prioritize and “shepherd through” projects that meet affordable housing criteria. 

“We’re going to deliver a lot faster,” Espinoza said. 

Room for Improvement

Espinoza told CandysDirt.com that he’s pleased with the new direction of the department but strives to be better, serve better, and deliver better. 

“Our community deserves this,” he said. “Our goal is to be the best Development Services Department in the country. We are not there yet but that’s where we are headed.”

The chief building official acknowledged he’s got to continue leveling up the department. 

“We need to get a better handle on our technology and leverage it to be more efficient,” he said. “We need to embrace newer software resources which will lead to better communication, quicker response times, and an improved customer experience.” 

The building community also has some ideas for how the department can improve. Development “champions” like Crone, Linda McMahon, and Alan Hoffmann have been good partners during the transition, Espinoza explained. 

Crone said he’s pleased that the city hired Espinoza and an assistant building official — a sign that administrators are taking industry concerns seriously. 

“Mr. Espinoza and the entire management team are working toward the same goals we are,” Crone said. “None of us are satisfied with where we are yet, but they are doing a great job making the necessary alignments of people, processes, and policy. I’m so glad the industry spoke in such a strong voice earlier to get those positions filled.” 

Barrett said he’s communicated his frustration to the Dallas City Council. 

“I do feel like the city is basically trying to do the same things we always have, which hasn’t worked for the last two-and-a-half years, so I’m not sure why it would start working now,” he said. “In my opinion, the city needs to rethink its approach to permitting and create a limited review path for low-risk permits: Permits with no change of use, occupancy, or egress — basically most renovation permits — should be self-certified by the architect or engineer. This would free up a lot of time for the review of higher-risk permits. Pair this with other reforms and we could immediately and drastically reduce permitting times.”

Crone reiterated that he’d like to see competitive timelines and improved culture. 

“Throw a lifeline to those who are stuck and then start addressing why we ended up in this mess in the first place,” he said. “There is a litany of processes that Dallas makes more complicated than anywhere else for no real reason. Beyond that, we need to fix our zoning problems. Having more than 1,200 [planned developments] is absurd. The more we can simplify zoning and increase what can be built by-right, the better we can prevent this from happening again. More importantly, we can put an end to the exclusionary history of zoning that’s still being written in our city.”