Bellevue Renovation Permits: What Most Homeowners Get Wrong
(and How to Avoid Costly Delays)
If you’re renovating in Bellevue, permit confusion could cost you months of delays—and thousands of dollars. You’re not alone. Many homeowners assume their contractor handles the process or think a kitchen remodel doesn’t require approval. But Bellevue’s rules are complex, and mistakes are common.
At Andrew Mikhael Architect, I’ve guided clients through high-end renovations in tightly regulated cities, including Bellevue. This article will break down exactly what you need to know before your renovation gets stuck in red tape.
All it takes is one neighbor making a phone call or doing an online code violation report to take your whole renovation off the rails.
Construction can be full of surprises, especially renovations. Waking up to a letter that puts the brakes on your project is entirely avoidable.
In this article, I’ll walk you through the kinds of projects that require permits, where homeowners get tripped up, and how to avoid common fines and delays.
What Kinds of Renovation Work Require Permits in Bellevue?
Structural Work
Anything structural needs a permit and will require structural engineering reports and drawings.
Moving Plumbing, Electrical, or Mechanical Systems
Any plumbing, electrical, or mechanical work that is any more than like-for-like in place needs a permit. If your bathroom renovation moves a sink 6” over for example, that is enough to require permits in Bellevue.
Shower Pans
Replacing a shower pan or tub in the same place is the exception to the like-for-like rule and always requires a permit.
Interior Walls
Adding/moving/demoing interior walls needs a permit.
Additions and Decks
An addition or a deck requires a permit, including deck railing replacement.
Deck Structure
Structural repairs to a deck need a permit. New floorboards do not need a permit.
The above list isn’t exhaustive, but it hits on many of the common renovation questions, read on for more details.
Minor Renovations that Don’t require Permits in Bellevue
Minor renovations, such as painting, wallpapering, and replacing flooring, do not typically require permits. However, it is always a good idea to check with the Bellevue building department to be sure if there is some quirk that triggers a permit requirement.
Major Renovations Always Require a Permit
This is more cut and dry. Major renovations, such as adding a room, expanding your kitchen, or remodeling your bathroom, do require permits. The type of permit you need will depend on the specific nature of your renovation.
You don’t want your project to stop here.
Permits protect your timeline and your budget.
The Bellevue Permit Process: What you need to know
Bellevue Permits
Click on the image to go to this page on the Bellevue Permits Website
The permit process in Bellevue can be complex, so it's important to start the process early. Your architect will need to submit plans and drawings to the building department for review. The building department will then review your plans and determine if they meet the city's code requirements. If your plans are approved, you will be issued a permit. You are allowed to submit drawings on your own or with a contractor if you are DIY’ing the job. Just plan to take a lot more time preparing the drawings and having a much longer review period to get things right.
I’ve seen other people’s projects get held up for months just because of a small miscommunication about what’s needed in the plan set. If you’re submitting drawings yourself, make sure they’re clear and complete—or get a second set of eyes on them.
Cost of Permits
The cost of permits in Bellevue varies depending on the scope of your renovation. Bellevue charges two times for permits. First is the submittal fee when you submit your drawings for review. Once they are approved, there is an issuance fee due in order to actually have your permit issued. Bellevue building department has a handy permit fee estimator here.
What are the Fines for Unpermitted Work in Bellevue?
If you perform unpermitted work in Bellevue, code officials have leeway on how much to fine you. You could also be required to tear down the unpermitted work.
If they post a stop work order, the officer has the discretion to impose a DOUBLE FEE PENALTY on the cost of the permit.
If unpermitted work is not rectified, and the officer decides that it is necessary to go to an administrative hearing to gain compliance, the fines can be found under BCC 1.18.040.E:
a. First day of each violation, $100.00;
b. Second day of each violation, $200.00;
c. Third day of each violation, $300.00;
d. Fourth day of each violation, $400.00;
e. Each additional day of each violation beyond four days, $500.00 per day.
Be prepared for most architects to decline the job or charge expediting rates for the work on top of the permit fee which just got doubled. Not only is your project stopped, you’ll have to find an architect under duress to analyze what has been done, what needs to be done to be up to code (if you or your contractor did work without a permit, the likelihood that it isn’t up to code is almost guaranteed), and submit plans to the city in a very short time period, usually 30 days.
“Given that many architects have months long waiting lists, working without permits is a very expensive and stressful risk.”
— Andrew Mikhael
Here are some additional tips for obtaining permits for your renovation in Bellevue:
Work with a qualified architect and builder who is familiar with the city's permitting process.
Submit your plans and drawings well in advance of the start of your renovation.
Be prepared to answer questions from the building department about your plans.
Pay the permit fees promptly.
By following these tips, you can ensure that your renovation goes smoothly and that you avoid any fines or penalties.
But what if you don't want to hire an architect for the renovation?
I hear you. Sometimes you just want to do things yourself. But before you go rogue, there are a few things you should keep in mind.
First, make sure you know what you're doing. If you're not familiar with the building code, you could end up making costly mistakes. Contractors are there to do the work as requested and are not code experts.
Second, be prepared to do a lot of research. There are a lot of regulations around construction, and you'll need to make sure you're following them all.
Third, be patient. The permit process will be slower than if you worked with a design professional, so don't expect to get everything done overnight.
If you're willing to put in the time and effort, you can renovate your home without an architect. But it's important to do your research and make sure you're following all the rules. Otherwise, you could end up paying the price later. You can check out Bellevue’s official permitting site for detailed info on permit types, requirements, and timelines.
So, do you need a permit for your renovation in Bellevue?
Renovating in Bellevue? The last thing you want is a fine or a stop work order halfway through the job. Most permit issues are preventable if you start with the right info—and the right team.
If you're unsure whether your project needs permits, reach out today. I’m happy to talk through the scope and help you plan it right.
Andrew Mikhael Architect
Fox Island, WA