City of Bellevue building permits: fees, timelines & requirements (2026)
Every fee, threshold, and review window for City of Bellevue permits — cited to the city's own page and re-verified weekly. Covers ADU, addition, kitchen, bathroom, basement, deck, fence, siding, windows, flooring, roofing, HVAC, electrical, plumbing, and ancillary permits (King County).
21 of 24 project types have authoritative rules on file · 17 typically require a permit · 4 often do not.
Get your lot in 3D with zoning, setbacks, and the exact permits your project needs — cited to City of Bellevue's source.
Construction permits
| Project | Permit? | Threshold | Fee | Review days | Source |
|---|---|---|---|---|---|
| Kitchen remodel | Yes | Replacing kitchen cabinets or countertops does not require a permit; new circuits, moved plumbing, gas lines, or wall changes do. | Fees set by jurisdiction. WA Building Code Council surcharge: $4.50 per building permit. Trade permits separate. Apply via https://mybuildingpermit.com. | 10–21 days | Cite verified 2026-06-26 |
| Bathroom remodel | Yes | Replacing a fixture with a similar fixture in the same location does not require a permit; relocating fixtures, adding plumbing or electrical, or moving walls does. | Fees set by jurisdiction. Plus separate electrical, plumbing, and mechanical permits. Apply via https://mybuildingpermit.com. | 10–21 days | Cite verified 2026-06-26 |
| Basement finish | Yes | 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. | Plan-review fee scales with valuation. State surcharge $4.50. Apply via https://mybuildingpermit.com. | 14–30 days | Cite verified 2026-06-26 |
| Deck | Yes | Bellevue follows IRC default: permit if deck >30in above grade or attached. Bellevue LUC sets setbacks by zone. | Most jurisdictions handle decks as field-inspection or simplified plan review. Apply via https://mybuildingpermit.com. | 7–14 days | Cite verified 2026-06-26 |
| Fence | Often no | A permit is not required for a fence unless it is over 8 feet tall. Fences over 8 feet need a building permit and may not sit within a required yard setback; front-yard-setback fences may not exceed 4 feet 6 inches. | Typically no fee unless permit required. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Siding | Often no | Siding replacement does not require a permit, except for stucco and brick or stone veneer greater than 4 feet above the grade plane. | Typically minimal fee — like-for-like usually exempt. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Window replacement | Often no | No permit is required for window replacements of the same size in the same location. Enlarging an opening requires the SF Remodel permit. | Like-for-like usually no permit fee. Structural changes scale with valuation. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Flooring | Often no | 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. | No permit fee for surface flooring. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| ADU / DADU | Yes | 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. No parking is required for ADUs smaller than 1,000 sq ft; one space for ADUs larger than 1,000 sq ft. | Full Construction Permit (Addition/Alteration) fees. Sewer capacity charges may apply (King County: ~$8k-$10k). Apply via https://mybuildingpermit.com. | 21–90 days | Cite verified 2026-06-26 |
| Roofing | Yes | A permit is required for roofing projects that include modifying or replacing the sheathing. A re-roof is exempt if the repaired/replaced substrate is limited to five 4-foot-by-8-foot sheets, and a recover is exempt unless it increases total roof weight by more than 5 percent. | Flat fee or valuation-based. Typically $150-$400 for residential. Apply via https://mybuildingpermit.com. | 1–5 days | Cite verified 2026-06-26 |
| HVAC | Yes | A permit is required for installing, moving, or replacing a furnace and/or heat pump (and an air conditioner also needs an electrical permit). | Mechanical permit + electrical permit (if new circuit) + plumbing permit (if condensate to drain). Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Electrical | Yes | 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. | L&I permit fees by circuit count + service size. Standard residential ~$60-$200. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Plumbing | Yes | A permit is required to move an appliance if it requires installing or modifying gas lines, water lines, drains, vents, or electrical circuits. | Plumbing permit fees by fixture count. Standard residential ~$80-$250. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Addition | Yes | 2021 IRC R105.1 requires permits for "construction, enlargement, alteration, repair, movement, removal, conversion, or demolition" of structures. Additions are never exempt under R105.2. Footprint additions trigger zoning compliance (setbacks, lot coverage, height); vertical additions trigger structural review for the existing foundation/wall framing. WSEC R402-R403 applies to new conditioned area. SEPA threshold typically ≥12,000 sqft total floor area (RCW 43.21C). | Plan-review fee scales with valuation per UBC Table 1-A. State surcharge $4.50 per building permit. Trade permits (E/P/M) separate. Apply via https://mybuildingpermit.com. | 30–90 days | Cite verified 2026-06-26 |
Ancillary & non-building permits
| Project | Permit? | Threshold | Fee | Review days | Source |
|---|---|---|---|---|---|
| Demolition | Yes | 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. | Demolition fees commonly charged as flat fee or by structure size. State surcharge $4.50 applies. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Right-of-way | Yes | Issued by city public works (or SDOT in Seattle) under local ROW ordinance. Triggered by physical occupation of or work within the public ROW including driveway aprons, curb cuts, sidewalk replacement, utility tie-ins, hauling routes, and temporary construction staging. | ROW permit fees vary widely by city; commonly $150-$500 for residential driveway/curb cut, plus per-day occupancy if street obstruction. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Side sewer | Yes | Side-sewer permits issued by the local utility (Seattle SPU; King County WTD; per-city utility elsewhere) under 2021 UPC + city utility code. Triggered by new connection, repair >2 ft of pipe, relining (CIPP), or capping at the property line for demolition. | Side-sewer permits typically $150-$500; depth-based surcharge in some cities. Utility-issued, not building-permit-issued. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Stormwater / drainage | Yes | KC Surface Water Design Manual 2021 (KCC 9.04 + adopted by reference in most KC cities) sets the 2,000 sqft new+replaced impervious threshold for "small project" drainage review; ≥5,000 sqft triggers full drainage review. Different thresholds in critical-area drainage basins. | Drainage review fee commonly tiered by project size; small project ~$300-$800, full drainage review $1,500+. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Land-use / zoning | Yes | 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). | Land-use fees vary widely; variance commonly $1,000-$3,000 + actual cost recovery for hearing examiner. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Tree removal | Yes | Triggered by removal of trees meeting the city's "significant tree" / "exceptional tree" / "tier" threshold. Common thresholds: ≥6in DBH (Bellevue tier 2+), ≥24in DBH (Seattle exceptional), or specific listed species. Single-family lots are sometimes exempt for non-exceptional trees. | Tree-removal permits commonly $50-$300 per tree; replacement bonds in some cities. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Signs | Yes | City sign code (typically Title 22 or 23) governs. Wall, freestanding, projecting, awning, and electronic message signs all require permits. Most cities exempt small temporary residential signs (real-estate, political) under area thresholds (~6 sqft). | Sign permit fees commonly $100-$400 plus electrical sub-permit. Apply via https://mybuildingpermit.com. | — | Cite verified 2026-06-26 |
| Other / general | Pending verification | — | — | — | — |
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 plans as a single bookmarked PDF, 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 data has shown a single-family addition running a median of roughly 8 weeks. As of Jan. 1, 2025 Bellevue also operates under Washington’s Local Project Review Act deadlines (e.g., up to 170 days when a public hearing is required). 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, but this changed recently — confirm the current rule for your lot. Bellevue’s 2023 ADU reform (Ordinance 6746) raised the maximum ADU size to 1,200 sq ft (or 40% of the structure) and removed the owner-occupancy requirement, but it did not yet allow detached units. Detached ADUs became allowed through Bellevue’s 2025 Middle Housing code amendments implementing Washington’s HB 1110/HB 1337, under which single-family lots must allow up to two ADUs including a detached unit. Because the detached / two-unit rules took effect in 2025, verify the current Land Use Code and Bellevue’s Middle Housing pages before designing.
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 Overlay (LUC 20.25H) regulates geologic-hazard areas, and a "steep slope" is a slope of 40% or more rising at least 10 feet over more than 1,000 square feet. Building on or near one usually requires a geotechnical / critical-areas report and triggers a setback buffer from the top of slope. Much of Bellevue (Somerset, Cougar Mountain, Lakemont, Lake Hills) is this terrain, so it’s a common source of added studies and review time.
Source: City of Bellevue — Critical Areas ↗Do I need a permit to remove a tree in Bellevue?
In most cases yes. Under Bellevue’s updated tree code (LUC 20.20.900, amended by Ordinance 6796, codified July 9, 2024), a permit is required to remove any significant or landmark tree. A "significant tree" is now one at least 6 inches in diameter measured 4 feet above grade — lowered from the old 8-inch threshold — and larger "landmark" trees and any tree in a critical area are more restricted. A limited number of significant trees may be removed per 12-month period on single-family lots, but a Tree Removal Only permit is still required.
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 ↗How this page is built
Each row is the most-recently-verified authoritative rule on file for City of Bellevue and the listed project type. “Pending verification” means we have 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.