Permitting Manager/Preconstruction Manager

Position Purpose:

The Permit Manager is responsible for leading and overseeing the permitting, preconstruction readiness, and project start process for residential construction projects. This position ensures projects are properly evaluated, documented, permitted, and positioned to start construction efficiently and in accordance with applicable local, state, and federal regulations. The Manager provides leadership and direction to the Permit team while partnering closely with Construction, Land Development, Purchasing, Estimating, Engineering, Sales, Operations, and external consultants and government agencies. A key responsibility of this position is to proactively identify and resolve preconstruction, site, jurisdictional, and permitting issues before they impact project schedules, starts, or construction operations. The ideal candidate has strong experience with scattered-site/scatter-lot residential development and understands the unique challenges associated with varying jurisdictions, site conditions, zoning requirements, utility availability, lot-specific requirements, and municipal permitting processes. The Manager is responsible for developing and implementing processes that improve permit cycle times, reduce rework, minimize delays, and create a more predictable and efficient path from project release through construction start.

General Duties and Responsibilities:

• Lead, supervise, coach, and develop Permit Coordinators and other team members responsible for permitting and project starts.
• Establish clear expectations, priorities, performance standards, and accountability for the Permit team.
• Proactively manage the permitting pipeline to ensure projects are worked ahead of construction schedules and all required documentation is available, accurate, and complete.
• Review projects during the preconstruction phase to identify potential permitting, zoning, site, utility, plan, documentation, or jurisdictional issues that could delay construction.
• Develop and implement strategies to identify and resolve issues before permit submission whenever possible, reducing rejected applications, plan revisions, resubmissions, and unnecessary cycle time.
• Provide leadership and expertise regarding scattered-site/scatter-lot permitting, including the challenges associated with multiple jurisdictions, municipalities, counties, HOAs, site conditions, utilities, zoning requirements, and varying local processes.
• Establish standardized pre-permit and preconstruction requirements to ensure projects are permit-ready before entering the permitting process.
• Partner with Land Development, Construction, Engineering, Purchasing, Estimating, and other internal teams to resolve project issues and establish clear requirements for project release.
• Coordinate with architects, engineers, surveyors, consultants, municipalities, counties, utility providers, and other external stakeholders to facilitate timely approvals.
• Oversee the permit application process and ensure applications, plans, supporting documentation, fees, and other required information are accurate and complete before submission.
• Review permit comments, corrections, and agency requests and coordinate timely responses with the appropriate internal or external resources.
• Identify recurring permitting and preconstruction issues and develop corrective actions, process improvements, and preventative measures.
• Serve as the primary escalation point for complex permitting issues, jurisdictional conflicts, delayed approvals, and projects at risk of missing construction-start dates.
• Build and maintain effective working relationships with building departments, planning and zoning departments, municipalities, counties, and other regulatory agencies.
• Stay current with changes to building codes, zoning requirements, permitting procedures, development regulations, and industry best practices.
• Monitor permitting and project-start schedules and proactively communicate risks, delays, and recovery plans to management and stakeholders.
• Establish and monitor key performance indicators related to permit cycle time, application quality, rejections, resubmissions, outstanding requirements, and project-start readiness.
• Maintain accurate permitting and project information in JDE and other applicable systems.
• Provide regular reporting, status updates, forecasting, and escalation information to management, clients, and stakeholders.
• Develop and maintain standardized processes, checklists, workflows, and documentation to improve consistency and efficiency across jurisdictions and projects.
• Coordinate residential building project starts and ensure all required approvals, documentation, and prerequisites are satisfied before construction begins.
• Collaborate with Construction teams to ensure a smooth transition from permitting and preconstruction into field operations.
• Investigate delays and identify root causes to prevent similar issues from recurring.
• Provide training, guidance, and support to Permit Coordinators regarding permitting requirements, jurisdictional processes, documentation standards, and issue resolution.
• Ensure project documentation is accurate, complete, accessible, and properly organized throughout the permitting and preconstruction process.
• Assist with special projects, process improvement initiatives, and other duties as assigned.

Qualifications

• Bachelor’s degree in construction management, Business, Engineering, Planning, or a related field preferred; equivalent industry experience may be considered.
• 5+ years of progressive experience in residential construction, permitting, preconstruction, land development, or a related field, with demonstrated leadership or supervisory experience.
• Strong working knowledge of local, state, and federal regulations, building codes, zoning requirements, and permitting processes.
• Demonstrated experience working with municipalities, counties, building departments, planning and zoning departments, and other government agencies.
• Strong understanding of scattered-site/scatter-lot residential construction and the permitting challenges associated with projects across multiple jurisdictions and varying site conditions.
• Demonstrated ability to identify preconstruction issues before they become permitting or construction-start issues.
• Experience reviewing plans, site information, surveys, engineering documents, utility requirements, and other project documentation for completeness and potential permitting concerns.
• Proven ability to manage multiple projects, jurisdictions, deadlines, and competing priorities simultaneously.
• Demonstrated experience improving processes, reducing delays, and increasing efficiency within a permitting or preconstruction operation.
• Strong problem-solving, analytical, decision-making, and organizational skills.
• Ability to recognize potential issues, determine appropriate solutions, and drive those solutions through completion.
• Strong leadership and team-development skills with the ability to coach, mentor, and hold team members accountable.
• Excellent written, verbal, and interpersonal communication skills.
• Ability to effectively communicate with executives, field personnel, internal departments, customers, consultants, and government officials.
• Proficiency with JDE and other software applications used for project, permit, document, and workflow management.
• Highly organized and detail-oriented with the ability to work effectively in a fast-paced, deadline-driven environment.
• Professional demeanor with the ability to establish and maintain effective relationships with internal and external stakeholders.
• Demonstrated reliability, accountability, and consistent attendance.
• Ability to perform the essential functions of the position, with or without reasonable accommodation.

Essential Functions

• Ability to analyze project information and apply applicable rules, regulations, codes, and processes to specific situations.
• Ability to identify potential permitting, preconstruction, and project-start risks and determine appropriate solutions.
• Ability to evaluate multiple solutions and select the most effective course of action based on project requirements, schedule, regulations, and business objectives.
• Ability to organize complex information, processes, and projects in a logical and effective manner.
• Ability to manage multiple priorities and projects while meeting established deadlines.
• Ability to read, interpret, and understand plans, specifications, permits, regulations, written communications, and technical documentation.
• Ability to effectively communicate complex permitting and preconstruction requirements to individuals with varying levels of technical knowledge.
• Ability to lead meetings, facilitate issue resolution, and communicate project status and risks to management and stakeholders.
• Ability to work collaboratively across departments and with external agencies and consultants.
• Ability to sit at a computer or participate in meetings for extended periods.
• Ability to travel as needed to attend meetings with government agencies, project teams, or other stakeholders.