Introduction

Even the best-planned site preparation project can grind to a halt when permits get delayed—or denied. From wetlands and drainage to grading and utilities, land development requires a maze of approvals that can cost you time and money if not handled properly.

At Vanguard Land Service, we’ve seen first-hand how permitting mistakes can set projects back by weeks or even months. The good news? With the right planning and awareness, these pitfalls are entirely avoidable.

1. Not Identifying Wetlands Early

One of the most common permitting surprises involves wetlands and protected areas. What looks like a simple low spot or drainage ditch may actually be classified as a jurisdictional wetland under federal or state law.

The risk:
Developers who start clearing or grading without proper wetlands identification can face stop-work orders, fines, and lengthy remediation.

How to avoid it:

• Conduct a wetlands delineation early in the planning process.
• Work with a qualified environmental consultant.
• Maintain buffer zones where required.
• Include wetland data in your site plan submission.

Even small projects can be impacted—so it’s better to verify before a shovel hits the dirt.

2. Ignoring Utility Easements and Conflicts

Underground utilities—like water, gas, electric, and fiber—often crisscross development sites in ways that aren’t obvious from the surface.

The risk:
Excavation or grading over utility easements can lead to damage, dangerous situations, or forced redesigns after construction starts.

How to avoid it:

• Always call 811 before you dig to have utilities marked.
• Review recorded easements and utility maps as part of your survey.
• Coordinate with utility companies early—especially for new connections or relocations.
• Avoid building permanent structures over active easements.

This small step can save major costs and headaches down the road.

3. Missing Grading or Drainage Permits

In many areas, grading, drainage, and stormwater management permits are required before any land movement begins.

The risk:
Skipping or misunderstanding these requirements can result in erosion problems, sediment runoff fines, and denied occupancy certificates later.

How to avoid it:

• Check local county or parish requirements for grading permits and stormwater pollution prevention plans (SWPPPs).
• Work with an engineer who understands drainage calculations and retention design.
• Keep proper erosion control measures in place throughout the project.

Local inspectors pay close attention to these details, and noncompliance can quickly stall your progress.

4. Overlooking Environmental and Floodplain Regulations

Projects located near creeks, flood zones, or protected habitats must meet additional environmental requirements.

The risk:
Failure to comply can trigger permit suspensions or redesigns that eat into your timeline and budget.

How to avoid it:

• Check FEMA flood maps before purchasing or developing land.
• Identify if environmental impact assessments (EIAs) are required.
• Avoid stockpiling materials or disturbing soil in flood-prone areas.
• Include flood mitigation measures in your design plans.

5. Submitting Incomplete or Inaccurate Plans

Even if you’ve done your research, submitting incomplete documents to the permitting office is one of the biggest sources of delay.

The risk:
Every missing signature, outdated plan, or unverified report restarts the review process.

How to avoid it:

• Double-check submission requirements with your local planning or permitting authority.
• Ensure your site plan, survey, grading plan, and utility layout are up-to-date.
• Use digital submittals where available to speed up communication.
• Assign one project manager to handle all permitting communication.

A well-organized submittal can mean the difference between a 2-week approval and a 2-month delay.

6. Underestimating Lead Times

Permitting offices are often overloaded—especially during the spring and summer building seasons.

The risk:
Assuming quick turnaround times can throw off your entire construction schedule.

How to avoid it:

• Start the permitting process as soon as site design is 60–70% complete.
• Build buffer time into your project schedule.
• Stay proactive—follow up with permitting staff regularly and politely.
• Keep copies of all correspondence for reference.

A little patience (and planning) goes a long way toward keeping your project on track.

Conclusion: Plan Ahead, Build Smart

Permitting might not be the most exciting part of site preparation—but it’s one of the most important.
By identifying potential issues early, keeping documentation clean, and coordinating with the right experts, you can avoid unnecessary setbacks and build with confidence.

At Vanguard Land Service, we help landowners and developers prepare their sites efficiently—from clearing and grading to erosion control and drainage—while staying fully compliant with local permitting regulations.

Need help planning your next site prep project? Contact Vanguard Land Service for expert guidance that keeps your project moving from the first permit to the final pour.