Please note that permit requirements vary between cities/counties. This article is not intended as an exhaustive list, but a general guide to residential permitting in the Greater Seattle Area.
At Archius Design, part of our service includes creating and submitting documents for necessary permits based on each project scope. Permits can be daunting and confusing to understand. This article will cover some of the basics and hopefully shed light on the common questions we hear from clients.
WHAT MAKES A PERMIT SET?
Whether you are planning a remodel, addition, or custom home build you will go through several iterations of design sets. First there will be a schematic or development set that is a high-level overview of the project. This is where the client and architect or designer determine the scope and layout of the project. Once the design is finalized, the permit set is created.
Generally, each successive iteration of a design set contains more detail and information than the last. However, the permit set is the most technical and packed with city required information – often these sets are over 50 pages long! They include various code calculations, notes on setback requirements, a full set of Architectural drawings, and engineer’s drawings, such as structural and civil. Many jurisdictions require an architect’s and engineer’s seal on permit sets in order to issue a building permit.
TYPES OF PERMITS
There are several types of building permits and often multiple are needed for a single project, which can be confusion for some homeowners. Clarity on which permits are needed for your project and who will apply for each kind is crucial. The main types of permits for most residential projects are Demolition, Building, Electrical, Plumbing and Mechanical. At Archius, we prepare Permit Application documents and apply for building permits as well as demolition permits, when required. Generally, the contractor and their sub-contractors will apply for any additional permits needed.
PERMIT TIMELINES & MILESTONES
Most homeowners are painfully aware that getting permits takes time. First, the architect and engineers must prepare the drawings. Depending on the scope and complexity of the project, this can take 1-3 months. Some jurisdictions require scheduling an appointment to submit a permit application, this is called the pre-application or intake appointment. When this is the case, we schedule this while we are working on the permit set, so that ideally, it doesn’t delay the project.
Once the permit application is submitted, the review period begins. This also varies widely depending on how busy the building department is and how large or complex the project is. For smaller projects, review can take as little as a few weeks, while larger projects may take up to 6 months before permit issue. The final step before a permit is issued is taking care of city comments and revisions and responding back to them with updates. We work hard to include as much information as possible in our permit sets, and our experience with Seattle Area building departments helps us to minimize comments and revisions needed.
Most residential building permits are valid from 6 months to one year after being issued but can be renewed. Once the building permit is issued, construction can begin! During the construction phase there will be multiple inspections at key milestones to ensure the project is up to code. Passing the final inspection at the end of construction closes out the permit.
If you are considering a large-scale home-improvement project, whether a remodel, addition, or new custom home, hiring an architect early in the process will ensure your project is set up for success. At Archius we not only prepare the architects drawings for permits, but we also help homeowners find required consultants (structural, geotechnical, civil engineers, etc.) and coordinate gathering their drawings for permit applications. Book an introductory call today if you want to learn more!
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