I don't know what point you think you're arguing against.
I am not denying permitting exists and it slows things down. The original point was that this is a major contributor to cost of construction, which it's not. They specifically said "a small cost seems to be the actual labor and materials [compared to permitting etc]"-- this is absolutely not true. It is not even close to reality in the US.
Here you're just pointing out two facts:
1) Permitting exists (and slows things down)
2) We have a housing shortage
No argument there! But what you are failing to do is demonstrate that (1) is the major driver of (2).
The actual drivers are the cost of well-situated land, cost of labor, and cost of materials. This is evident in ANY actual budget from ANY actual construction project.
Add to that the fact that large scale homebuilders are petrified of creating a 2008-style oversupply so they've been chronically underbuilding since then -- and will continue to do so regardless of permitting reform. This is evident in the housing starts compared to population growth since the GFC.
There have been 3-4 different comprehensive reports linked in this thread laying out that actually holding costs (please search), legal fees are one of the main drivers of cost along with the 2 others you mentioned.
But specifically, it's the worst one because it's unbounded (labor and materials is really costly now, but its a known cost) especially in states with heavy environment regulations or other zoning regulations. In those states, usually any one person can bring in a lawsuit alleging a lack of environment studies or alleged personal damage to slow down construction, so how much holding costs do you budget for? How much lawyer fees? How many people will bring lawsuits? You have no idea!
Most projects just don't start if they have a bracket for unbounded costs like that. So now you have fewer and fewer parties willing to take on these projects with more and more people (neighbors, bureaucrats etc.) having the bandwidth to pour over each individual project looking for an opening to sue and stop. It's a doom-loop of red-tape.
Do you think the California legislature (not the San Francisco legislature mind you) is wasting its time dealing with this, if it's "not that big of a deal" [1]. The governor ransomed the whole state budget to get this passed. Similar things happened in Minnesota. This is a huge deal.
I encourage you to read the various books laying out example after example of these issues and the background data [2], [3].
Honestly I get the sense that you're not even reading these links. They do not substantiate the argument that you're making.
I have at least skimmed every one of the links you've shared (except the Atlanta BizJournal since I don't have the nationwide subscription) and none of them say what you're suggesting they do.
I agree there's a problem here. I agree that these risks kill many projects before they are birthed. I do not agree they come anywhere close to the costs of land, material, and especially labor for any actual construction project. Nothing you have posted even attempts to argue that, AFAICT.
I think you're hung up on fractions, while the business logic is obviously hung up on the value. The cost of wood has gone up, but wood is a critical element in construction. What is the "value" of paying $100,000's in lawyer fees?
It's like buying a home and having to pay 10% in agent fees and having a 6 month arbitrary holding period while you are still having to pay the mortgage. "Well the money you're losing is less than the cost of the land!" you would say. lol.
That's basically what's happening to construction projects, it's an industry-wide show-stopper regardless of what fraction it is of the land price.
All the links I've shared confirm that these costs are the prime-driver of project cancellations and projects dying on the drawing board, not that the costs are larger than all other costs in an absolute sense because obviously mortgage payments while you're waiting for lawsuits are less than the whole land value itself.
I am not denying permitting exists and it slows things down. The original point was that this is a major contributor to cost of construction, which it's not. They specifically said "a small cost seems to be the actual labor and materials [compared to permitting etc]"-- this is absolutely not true. It is not even close to reality in the US.
Here you're just pointing out two facts:
1) Permitting exists (and slows things down)
2) We have a housing shortage
No argument there! But what you are failing to do is demonstrate that (1) is the major driver of (2).
The actual drivers are the cost of well-situated land, cost of labor, and cost of materials. This is evident in ANY actual budget from ANY actual construction project.
Add to that the fact that large scale homebuilders are petrified of creating a 2008-style oversupply so they've been chronically underbuilding since then -- and will continue to do so regardless of permitting reform. This is evident in the housing starts compared to population growth since the GFC.