How to Navigate Single-Family Residential Permits in Seattle

Whether you're planning a new home, an addition, or a major remodel in Seattle, understanding the single-family residential permitting process is crucial. Seattle’s Department of Construction & Inspections (SDCI) oversees a detailed permitting system designed to ensure safety, sustainability, and neighborhood compatibility. As architects, we often guide clients through this process—so here’s a look at what you can expect.

Step 1: Determine What Permits You Need

Not all projects require a full building permit. Here’s a quick breakdown:

• No Permit Needed: Replacing cabinets, flooring, or roofing (as long as there’s no structural work).
• Subject-to-Field-Inspection (STFI): Straightforward remodels, like non-structural interior layout changes.
• Full Plan Review: New homes, additions, basement conversions, and anything involving structural changes, energy code updates, or zoning constraints.

For most custom homes and major additions, a Plan Review permit is required.

Step 2: Pre-Application Checklist

Research Zoning and Property Info

Start by checking your property’s zoning, overlays, and whether it’s in an Environmentally Critical Area (ECA). Seattle provides an online GIS map and other tools to help with this.

Submit a Pre-Application

Create an account on the Seattle Services Portal and submit a Pre-Application Form. You’ll include a basic site plan and may be required to schedule a Pre-Application Site Visit (PASV), especially for new construction or projects in ECAs.

Step 3: Plan Submission and Intake

Once the pre-application process is complete, you're ready to submit your full permit set. For a single-family home, you’ll typically need:

• Site plan
• Architectural drawings
• Structural calculations
• Energy Code worksheet
• Stormwater Code checklist (if applicable)

Appointments for intake can take several weeks to schedule, so plan ahead. The city uses a first-come, first-served system.

Step 4: City Review and Corrections

SDCI will route your project to various reviewers—zoning, structural, drainage, and more. Most projects receive a round of correction notices. Common issues include:

• Setback and lot coverage compliance
• Height calculations
• Tree protection or removal plans
• Energy and ventilation compliance
• Window sizing and egress
• Stair geometry and guardrails

As your architect, we handle responses and revisions promptly to avoid delays.

Step 5: Permit Issuance and Inspections

Once approved, the city issues your building permit and construction can begin. You’ll need to schedule city inspections at key points:

• Groundwork/foundation
• Framing
• Insulation
• Final inspection

All inspections must be passed to keep the project moving forward and receive final sign-off.

Tips for a Smoother Experience

• Engage a permit-savvy team: Seattle's codes are complex, even for single-family homes.
• Watch for environmental red flags: Sites in landslide-prone areas or near creeks can trigger additional reviews.
• Stormwater is a big deal: Even a small addition might require a stormwater drainage report.
• Communicate early with neighbors: Projects near property lines can raise concerns. Proactive conversations go a long way.
• Expect 3 to 6 months for permitting: More for new construction or complicated sites.

Let's Talk

We’ve helped dozens of Seattle homeowners through the single-family permitting process—from feasibility and code research to permit approval and final inspection. If you're considering a project and want to know what to expect, reach out. Early planning is the best way to save time and avoid surprises.