A complete bathroom remodel may not seem like the kind of project that would require a building permit. But there’s a lot in that relatively small project that actually requires inspection. In the city of Seattle, there’s a fairly short list of home improvement projects that do not require permitting, and that’s because so many projects touch more than simple finishes.
Sorting out whether your project needs a permit may be as easy as visiting the main Department of Planning and Development website. The site has a comprehensive collection of informational Client Assistance Memos (CAMs) that cover a wide range of topics related to permitting and building codes. They also have a nice FAQ section with basic information.
The DPD provides a dollar threshold for repairs and alterations ($4,000) that don’t require a permit, but those improvements can’t include anything structural or that reduces the building’s compliance with health, energy and safety codes.
Some projects, like repainting your home, installing new kitchen cabinets (over existing walls and ceilings), and even voluntarily adding insulation to your home do not require a permit even though they will likely exceed that dollar limit.
Permits are required for projects that add onto your home in any way, or that trigger the need by code for installation of things like insulation, smoke detectors, or when there are other code, health, and safety items that require inspection. They are also required for outbuildings like garages and sheds that have roofs larger than 120 square feet. Of course, any change to electrical wiring or plumbing or gas lines requires a separate mechanical permit.
Reframing or building new stairs requires a permit because treads and risers need to measure within a certain range, and there are codes regarding head height and handrails.
A typical demolition-to-the-studs bathroom remodel would easily include the following, all of which require inspection:
New lighting and outlets (which require compliance with code regarding outlet placement and installation of Ground Fault Interrupter (GFI) outlets).
Installation of bath fan and ducting (an exhaust fan is required by code)
Installation of insulation in exterior walls
Changes to plumbing waste and supply lines
While many homeowners express annoyance at the need for permits on small projects, remodeling without one can cause problems, both immediately and down the road. It’s not unheard of for neighbors to call in complaints to the DPD for unpermitted work, which can cause the project to be red-tagged. It’s also very nice for homeowners to be able to produce evidence of permits for remodeling work when they sell their homes. If an obvious remodel has been done on a home with no permits, it can be problem for potential buyers.
There are no special requirements for taking out a building permit in Seattle. You just have to follow the instructions and fill out the forms outlines in the CAMS on that subject, file the forms with the DPD and pay the fees. Homeowners can get a permit themselves or have their architect, designer or general contractor obtain them. Homeowners can also take out electrical and plumbing permits provided that they are performing the work themselves, though a general contractor or architect cannot.
Interested in the permit history on your home in Seattle? Go to the DPD Permit and Complaint Status section and put in your address. You will see all building, electrical and mechanical permits taken out for your home. Plumbing permits will not appear, as they are issued by King County’s health department.
Only the government agency with jurisdiction in your area will be able to tell you what is allowed and what permits are required for your particular home project. Check with a specialist at your local building department for specifics.