City of Bellevue building permits: fees, timelines & requirements (2026)
What needs a permit in the City of Bellevue and what triggers one — each row quoted from the city's own code or permit page, with the source linked and the source page checked weekly for changes. Fees and review times appear where the city publishes them. Covers ADU, addition, kitchen, bathroom, basement, deck, fence, siding, windows, flooring, roofing, HVAC, electrical, plumbing, and ancillary permits (King County).
20 of 23 project types have authoritative rules on file · 10 always require a permit · 13 depend on the scope · 0 do not.
Get your lot in 3D with zoning, setbacks, and the exact permits your project needs — cited to the City of Bellevue's source.
Permit department
Bellevue Development Services
Adopted code cycles
2021 IRC w/ WA amendments · 2021 WSEC
Resources
Construction permits
| Project | Threshold | Fee | Review days | Source |
|---|---|---|---|---|
| Kitchen remodel Depends on scope | Finish work (cabinets, counters, tile, paint) needs no permit; moving plumbing, new circuits, gas or venting, or any wall or structural change does. Replacing kitchen cabinets or countertops does not require a permit; new circuits, moved plumbing, gas lines, or wall changes do. | FeeAbout $1,523 for a $35,000 project, when a permit is needed | Review10–21 days | Cite verified 2026-05-29 |
| Bathroom remodel Depends on scope | Finish work and replacing fixtures on accessible connections need no permit; moving plumbing, replacing a tub or shower, new circuits or wall changes do. Replacing a fixture with a similar fixture in the same location does not require a permit — wash basins, toilets, bidets and laundry tubs. Showers and bathtubs require permits even in a like-for-like swap. Relocating fixtures, adding plumbing or electrical, or moving walls also requires one. | FeeAbout $1,082 for a $22,000 project, when a permit is needed | Review10–21 days | Cite verified 2026-05-29 |
| Basement finish Always | Finishing or altering a basement is an alteration of the building and needs a permit. 2021 IRC R310: every sleeping room below grade requires emergency escape and rescue opening (egress window). Min sill height 44in, min net clear opening 5.7 sq ft (5.0 grade-floor), min width 20in, height 24in. Ceiling height min 7ft (R305). Entire newly conditioned area must comply with WSEC R402. | FeeAbout $1,681 for a $40,000 project | Review14–30 days | Cite verified 2026-05-17 |
| Deck Depends on scope | A deck 30 in or less above grade needs no permit, attached or not, unless it is over a story below or part of an accessible route or an exit path. Bellevue's permit FAQ (Work Requiring Permits, Decks): no permit is required for installing or repairing a deck that is less than 30 inches above the ground. A permit with plan review is required for installing, repairing, replacing and adding to decks where the highest walking surface is more than 30 inches above the ground. A permit is required for repairs to existing deck or porch handrails and stairs. Bellevue LUC sets setbacks by zone. | FeeAbout $913 for an $18,000 project, when a permit is needed | Review7–14 days | Cite verified 2026-08-04 |
| Fence Depends on scope | A light-frame fence up to 8 ft needs no building permit; taller, or masonry or concrete, does. A permit is not required for a fence unless it is over 8 feet tall. Fences over 4 feet 6 inches often cannot be located in front-yard setbacks — confirm placement with Bellevue Land Use before building. A fence may not violate the sight-obstruction restriction at street intersections (LUC 20.20.400.A.1, which applies BCC 14.60.240 and the Transportation Department Design Manual §21). | FeeAbout $406 for a $6,000 project, when a permit is needed | ReviewNot published by the city | Cite verified 2026-08-04 |
| Siding Depends on scope | Replacing non-structural siding on a house needs no permit; stucco at any height, brick or stone veneer more than 4 ft above grade, or structural work, does. Siding replacement does not require a permit, except for stucco and brick or stone veneer greater than 4 feet above the grade plane. | FeeAbout $913 for an $18,000 project, when a permit is needed | ReviewNot published by the city | Cite verified 2026-05-29 |
| Window replacement Depends on scope | Replacing a window with one of the same size needs no permit when no structural member is altered; a new opening, or a larger or smaller window, does. No permit is required for window replacements of the same size in the same location. Enlarging an opening requires the SF Remodel permit. | FeeAbout $491 for an $8,000 project, when a permit is needed | ReviewNot published by the city | Cite verified 2026-05-29 |
| Flooring Depends on scope | New flooring is finish work and needs no permit; changing the subfloor or joists, or adding radiant heat, does. 2021 IRC R105.2(1)(j) exempts floor finishes (carpet, vinyl, hardwood, tile). Permit required if subfloor structure is modified, joists altered, or radiant heat installed. | FeeAbout $406 for a $6,000 project, when a permit is needed | ReviewNot published by the city | Cite verified 2026-10-02 |
| ADU / DADU Always | An ADU or DADU always needs a building permit, and usually trade permits with it. Per Bellevue ADU reform (LUC Chapter 20.20.120): ADU size limits were increased from 800 sq ft to 1,200 sq ft or 40% of the structure, whichever is larger. Owner-occupancy is no longer required. Off-street parking: no parking is required for ADUs smaller than 1,000 sq ft, or for ADUs within 1/2 mile of frequent transit; 1 space for ADUs larger than 1,000 sq ft; for ADUs larger than 2,000 sq ft, 1 space on lots smaller than 6,000 sq ft and 2 spaces on lots larger than 6,000 sq ft. | FeeAbout $4,789 for a $200,000 project | Review21–90 days | Cite verified 2026-08-04 |
| Roofing Depends on scope | Replacing roofing needs no permit; replacing sheathing or changing the framing does. A permit is required for roofing projects that include modifying or replacing the sheathing. | FeeWhere a re-roof needs a permit in Bellevue, the re-roof permit's inspection fee is $290, plus the operations fee, $53 or $21 over the counter (Ordinance 6879, Tables 2 and 5), and the state building code fee of $6.50 on a residential permit (RCW 19.27.085). | Review1–5 days | Cite verified 2026-08-04 |
| HVAC Depends on scope | Installing or replacing heating, cooling or ventilation equipment needs a mechanical permit; portable appliances, minor part replacements and small self-contained units (10 lb of refrigerant or less, 1 hp or less) do not. A permit is required for installing, moving, or replacing a furnace and/or heat pump (and an air conditioner also needs an electrical permit). | FeeBellevue's single-family mechanical permit is $59 for each furnace up to 100,000 BTU ($79 above), heat pump, air conditioner or gas appliance, $59 for duct work only or gas piping only, and $34 for each fan or appliance vent. | ReviewNot published by the city | Cite verified 2026-05-29 |
| Electrical Depends on scope | The City of Bellevue issues electrical permits. Like-in-kind replacement in the same location needs none: devices, plugs, motors and appliances rated 50 A or less, and breakers or switch parts at any rating; nor do low-voltage, phone and data wiring in the house. New circuits, a panel, a new hard-wired fixture or appliance, or replacing a whole unit such as an electric furnace or heat pump, does. A permit is required for adding or moving electrical circuits and for changes to the service panel. Bellevue issues its own electrical permits (not WA L&I); permits without plan review can issue same day but still require inspection. | FeeBellevue, not L&I, issues electrical permits in the City, priced on the fair market value of the materials, labor and equipment: $79 up to $500, $79 plus $11.82 for each $100 more up to $2,000, $256.30 for the first $2,000 plus $34.86 for each $1,000 more up to $25,000, and $1,058.08 for the first $25,000 plus $31.26 for each $1,000 more up to $50,000, each prorated. | ReviewNot published by the city | Cite verified 2026-05-29 |
| Plumbing Depends on scope | Leak repairs, clearing stoppages and replacing fixtures on accessible connections need no permit; a water heater, new or moved fixtures, new piping or replacing concealed pipe does. A permit is required for replacing or moving an existing hot water heater. A permit is required to install a new fixture, or move an existing fixture, where that requires installing or modifying existing water lines, drains or vents. A permit is required to move an appliance if it requires installing or modifying gas lines, water lines, drains, vents, or electrical circuits. | FeeBellevue's plumbing permit is $50 for the first fixture and $17.34 for each one more (Ordinance 6879, Table 11), plus a $21 operations fee over the counter, or $53 and a $145 plan review fee when the scope needs building review. | ReviewNot published by the city | Cite verified 2026-08-04 |
| Addition Always | An addition enlarges the building and needs a permit. The Single-Family Addition (BR) permit covers adding LESS THAN 3,000 square feet, or a deck, to an existing single-family residence. At 3,000 square feet or more Bellevue routes the work to its New House Construction or Large Addition permit instead. The BR permit also covers an attached garage or carport, detached buildings such as garages and sheds, retaining walls over four feet, a deck or deck with spa and replacement of existing deck structural framing, a dock, boat house, boat lift or bulkhead over four feet, and a swimming pool, bathing pool or hot tub 24 inches or more deep and in-ground. One BR permit carries the clearing and grading, any required demolition, electrical (except temporary power), mechanical (except fire protection) and plumbing with it — those are not separate applications. | FeeAbout $3,368 for a $120,000 project | Review30–90 days | Cite verified 2026-05-17 |
| Solar (rooftop PV) Always | A solar PV system needs an electrical permit. A rooftop system on a detached house meeting every criterion of BCC 23.05.090(B)(3)(t) needs no building permit. | FeeBellevue's electrical permit for a solar system is priced on the value of its materials, labor and equipment, off Table 6: $79 up to $500, and $256.30 for the first $2,000 plus $34.86 per $1,000 more, prorated, up to $25,000 (Ordinance 6879). | ReviewNot published by the city | Cite verified 2026-10-02 |
| Heat pump Depends on scope | Installing or replacing a heat pump needs a mechanical permit and an electrical permit; a portable unit, a minor part replacement or a small self-contained unit (10 lb of refrigerant or less, 1 hp or less) needs no mechanical permit. | FeeBellevue's mechanical permit fee for a heat pump, with or without duct work, is $59 each (Ordinance 6879, Table 8). | ReviewNot published by the city | Cite verified 2026-10-02 |
Ancillary & non-building permits
| Project | Threshold | Fee | Review days | Source |
|---|---|---|---|---|
| Demolition Always | Demolishing a building or structure needs a permit. 2021 IBC Section 105.1 + WA-adopted IRC R105.1: demolition of any structure or portion thereof requires a permit. Tear-out of interior finishes only is generally treated as alteration. Asbestos / lead notification often required separately under WAC 173-303 / 296-62. | FeeBellevue's demolition permit is $103 for plan review and $58 for inspection, plus a $53 operations fee ($21 over the counter) and the state building code fee, $6.50 on a residential permit (RCW 19.27.085). | ReviewNot published by the city | Cite verified 2026-10-02 |
| Right-of-way Always | Any work in or occupation of the public right of way needs a right-of-way permit from the city, or from the agency that owns the street. A Residential Right of Way permit covers work in the right of way associated with existing single-family home construction or major remodels. Commercial projects, multifamily development, and plat infrastructure use the Commercial Right of Way permit instead — that one is required for hauling, parking, and staging whether or not there is construction in the right of way. Street Use permits cover non-disturbing uses (sidewalk cafes, parades, block parties, closures). | FeeBellevue's right-of-way use review is $661 for work at an existing house and $925 for a new one; inspection at an existing house is billed at $264 an hour with a $264 deposit, and $1,453 for a new house. | ReviewNot published by the city | Cite verified 2026-08-11 |
| Side sewer Always | Where the City owns the sewer, building a side sewer and any addition, repair or connection to one needs a City permit, with no minimum length; where a district owns the main, that district issues it. Where the City of Bellevue's sewer utility owns the sewer, a side sewer permit is required to construct a side sewer and to make any addition, repair or connection to an existing side sewer (BCC 24.04.120(B)(1)), so any repair counts, with no minimum length. The property owner or their licensed and bonded contractor applies, and the permit expires two years after it is issued. Where a sewer district owns the main, that district issues the permit under its own code, so confirm the owner of the main before applying. WAC 51-56, the state plumbing code, governs how the building sewer is laid. | FeeWhere Bellevue Utilities serves the lot, a single-family side sewer connection permit is $325 for review plus a $432 inspection deposit; a small repair is $216 for inspection with no review fee (Ordinance 6879, Table 26). | ReviewNot published by the city | Cite verified 2026-10-24 |
| Stormwater / drainage Always | New or replaced impervious surface and land disturbance are reviewed under the drainage manual this jurisdiction adopts; the threshold is the manual's. Ecology's Stormwater Management Manual for Western Washington (SWMMWW, 2024 edition) is the state floor. A municipal stormwater permittee may instead adopt a REGIONAL manual Ecology has determined equivalent, and most do — some counties publish their own, some cities publish their own, and others adopt Ecology's directly. Which manual applies is a per-jurisdiction fact and it changes the numbers: review thresholds for new plus replaced impervious surface and for land-disturbing activity differ between manuals, so read this jurisdiction's own adopting chapter before quoting one. Critical-area and closed-basin parcels get stricter review under every manual. | FeeBellevue's single-family storm connection permit is $648 for review plus a $432 inspection deposit. | ReviewNot published by the city | Cite verified 2026-10-23 |
| Land-use / zoning Always | A variance, conditional use, plat or design review is a land-use decision that precedes the building permit. Triggered when a project does not conform to the strict letter of the zoning code. Variances require a hardship finding under most city codes. Design review thresholds vary (Seattle: most multifamily + non-residential >4,000 sqft; many cities: design review only in designated districts). | FeeBellevue's land use review fees (Ordinance 6879, Table 20) include a variance or critical areas permit at $304 an hour with a $2,432 deposit, a land use code interpretation at $304 an hour with a $608 deposit, predevelopment services at $304 an hour with a $608 deposit, a shoreline exemption at $547, a home occupation at $1,581, a current zoning status letter at $608, and land use review of a single-family addition at $1,216 ($237 on quick review) or a new house at $2,432. | ReviewNot published by the city | Cite verified 2026-04-26 |
| Tree removal Depends on scope | Removing a tree of 6 in or more at 4.5 ft above the ground needs a Bellevue clearing and grading permit, and so does removing a dead tree or one in poor condition, at any size. A healthy tree under 6 in needs none. In a critical area or its buffer a tree may be removed only if it is hazardous or under an approved vegetation management plan. With building or other development work, the trees are reviewed with that permit instead; a tree in the street right-of-way is a street tree. Removing a tree on a lot needs a City of Bellevue clearing and grading permit when the tree is 6 in or more in diameter at 4.5 ft above the ground, or when a qualified tree professional rates it poor, very poor or dead, at any size (BCC 23.76.035(A)(6) and (A)(9); a significant tree is a viable tree of 6 in or more, LUC 20.50.046). A healthy tree under 6 in needs none. In a critical area or its buffer a tree may be removed only if it is hazardous or under an approved vegetation management plan (LUC 20.25H.055). Trees removed with building or other development work are reviewed with that permit (LUC 20.20.900), and a tree entirely in the public right-of-way is regulated by Chapter 14.06 BCC. | FeeBellevue's land use review of a tree removal is $153, and clearing and grading and vegetation permits carry a $53 operations fee (Ordinance 6879, Tables 12 and 20). | ReviewNot published by the city | Cite verified 2026-10-26 |
| Signs Always | A City sign permit is needed to erect, alter or relocate a sign; signs of 6 square feet or less, maintenance that leaves the sign unchanged, and political and real estate signs need none. Bellevue requires a City sign permit to erect, alter or relocate a sign (BCC 22B.10.160(A)). No permit is needed, though the sign must still meet the sign code, for a sign of 6 square feet or less (except a subdivision directional sign), for repainting, cleaning or repairing a permitted sign that leaves its structure and content unchanged, for copy changes on an approved reader board or marquee, for temporary political signs, or for real estate and estate sale signs that meet BCC 22B.10.120 (BCC 22B.10.160(D)). | FeeBellevue's land use review of a sign is $457, with or without a building permit, and $543 for a temporary sign; a sign permit carries a $53 operations fee, and a new circuit for a sign is a $79 electrical inspection (Ordinance 6879, Tables 2, 7 and 20). | ReviewNot published by the city | Cite verified 2026-10-24 |
City of Bellevue permits — frequently asked questions
Can I apply for a Bellevue building permit online?
Yes — Bellevue takes permit applications online through MyBuildingPermit.com, the regional portal it shares with cities like Kirkland, Issaquah, Sammamish and Mercer Island. You create a property-owner, professional, or licensed-contractor account, select Bellevue, upload your plans, and pay online. Over-the-counter permits that need no plan review can be issued and paid for immediately; everything else routes to review.
Source: City of Bellevue — Online Permitting ↗How long does a Bellevue building permit take to review?
It depends heavily on scope. Simple single-family work that adds no area or height can often be issued the same day with no plan review, while a project that needs review takes much longer — Bellevue’s own processing report for the 12 months to September 14, 2026 shows single-family additions taking a median of 10.7 weeks and an average of 18.6 weeks (168 permits). Complete, accurate submittals move fastest; every correction round adds weeks.
Source: City of Bellevue — Local Project Review ↗Can I build a detached backyard cottage (DADU) in Bellevue?
Yes. Bellevue allows up to two ADUs per lot, attached or detached, each up to 1,200 sq ft of floor area (LUC 20.20.120). Detached ADUs were adopted on June 24, 2025 (Ordinance 6851), when the City Council implemented Washington’s HB 1110 and HB 1337. Older Bellevue pages written before that date still say detached ADUs are not allowed.
Source: City of Bellevue — ADU Reform & Middle Housing ↗My Bellevue lot is on a steep slope — does that add permit review?
Very likely. Bellevue’s critical areas code (LUC 20.25H) covers geological hazard areas — landslide hazard areas, steep slopes and coal mine hazard areas — and protects them by prohibiting disturbance or modification unless the code specifically allows it, and by requiring buffers and building setbacks. Ask Bellevue what study your lot needs before designing.
Source: City of Bellevue — Critical Areas ↗Do I need a permit to remove a tree in Bellevue?
In most cases yes. Bellevue requires a permit to remove any significant tree (at least six inches in diameter, measured four feet above grade), any landmark tree (generally at least 24 inches, with lower thresholds for several slower-growing native species), or any tree in a designated critical area, buffer or structure setback required by LUC 20.25H.
Source: City of Bellevue — Tree Removal ↗What home projects in Bellevue do NOT need a building permit?
A few small items are exempt — but they still must meet zoning rules (setbacks, lot coverage, height) and the Critical Areas Overlay. No building permit is required for a detached shed, playhouse, or gazebo of 200 sq ft or less; a fence 8 feet or shorter; or a deck less than 30 inches above grade. Retaining walls need a permit once they exceed 4 feet measured from the bottom of the footing. Interior remodels, conversions, and most electrical/plumbing/mechanical work beyond like-for-like still require permits.
Source: City of Bellevue — Work Requiring Permits ↗Does my contractor have to be registered to pull a Bellevue permit?
Yes. Any contractor working in Bellevue must be registered with WA Labor & Industries, and the city will not issue a permit without verifying current registration. Washington requires a surety bond and liability insurance — as of July 1, 2024 the bond is $30,000 for general contractors and $15,000 for specialty contractors. Verify any contractor’s status, bond, and insurance free at L&I’s "Verify a Contractor" tool before you sign.
Source: WA L&I — Verify a Contractor ↗Building in the City of Bellevue?
Kolmo Construction is a licensed Washington general contractor — KOLMOL*753JS, bonded and insured — working throughout the City of Bellevue and King County. We pull the building permits listed above and build the project. Electrical, plumbing and HVAC work, and those permits, go to licensed trade subcontractors that Kolmo manages.
How this page is built
Each row is the most-recently-verified authoritative rule on file for the City of Bellevue and the listed project type. “Pending verification” means we have the City of Bellevue in our database but haven't yet personally checked the city page for that project — those rows fall back to King-County or Washington-state baselines until verified.
See the data-quality leaderboard for how we keep these current, or run an address-specific lookup on the main permits page.