Why 'We'll Figure It Out Later' Costs So Much More
I was at a community meeting in October. They were proposing a "quick" addition to their building. The contractor was lined up to start in December.
The only problem? No permits in hand. No application at the Pierce County Building Department. Not even a set of working drawings ready to submit.
December was never going to happen. Maybe June.
When I asked how they planned to handle the HVAC needed for the addition, they said they'd figure it out in permitting. Well, now we're talking August once we get through that back and forth.
The Compounding Cost of "Later"
Permitting is not a formality you handle after you've made all your decisions. It's a constraint that shapes those decisions from the start. When you skip that step early, you don't save time. You gamble with it.
And here's what that gamble costs:
December to June: Lost the original timeline. The contractor's schedule fills up. Now you're competing for an August or September start—if you're lucky.
June to August: The HVAC question comes back during plan review. The county wants mechanical drawings. You don't have them. Back to the drawing board. Add another month or two.
August Reality: Your "quick" December project is now 8+ months delayed. Your contractor moved on to other work. Material costs increased. And the people who need to use that space? They've been waiting nearly a year.
That's the compounding cost of "we'll figure it out later."
This Happens With Homeowners Too
Someone finds a contractor they like, gets excited about the price, and wants to start next month. But they haven't checked setbacks. Haven't verified if their idea is even allowed. Haven't thought through what happens when the county asks for engineering drawings they don't have.
I've seen this pattern dozens of times:
Month 1: Homeowner gets a quote from a builder. "We can start in 6 weeks!"
Month 2: They submit for permits. The county comes back with questions about setbacks, easements, or structural loads.
Month 3: The builder says, "We need stamped engineering drawings." That's 4-6 weeks, if you can find an engineer to take it on right away.
Month 4: Engineering reveals the design violates code requirements. Back to the drawing board.
Month 6: They're sitting in the same spot—except now they've lost their contractor's schedule, their budget assumptions are outdated, and they're more frustrated than when they started.
What "Clarity Before Commitment" Actually Looks Like
This isn't about being pessimistic. It's about being realistic.
Before you commit to a timeline, a contractor, or a budget, you need to understand:
What the zoning actually allows (setbacks, height limits, lot coverage)
What the building code requires (structural, mechanical, accessibility)
What the review process looks like (how long, what triggers additional review)
What decisions need to be made upfront (HVAC sizing, foundation type, drainage)
When you have that clarity early, timelines don't just appear realistic—they actually happen.
The Questions I Ask Every Client
Before we talk about design, before we talk about aesthetics, I ask:
Have you verified what's allowed on this site?
Do you know what the county will require for this type of project?
Have you thought through the systems? (HVAC, electrical, plumbing)
What's your realistic timeline—not your hopeful one?
These questions aren't fun. They're not inspiring. But they prevent the kind of delays that turn excitement into exhaustion.
The Lesson
Clarity before commitment. Understand what's required, what's realistic, and what could go wrong before you lock in timelines or budgets.
It's slower at first. It prevents the kind of delays that turn a December project into a June maybe. Or an August reality.
If you're planning a project and want to know what's actually possible before you commit, that's where I start.
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