City of Kirkland building permits: fees, timelines & requirements (2026)
What needs a permit in the City of Kirkland 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 kitchen, bathroom, basement, deck, fence, siding, windows, flooring, ADU, roofing, HVAC, electrical, plumbing, addition, solar and heat pumps, and the permits beside them: demolition, right-of-way, side sewer, drainage, land use, tree removal and signs.
19 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 Kirkland's source.
Permit department
Kirkland Planning and Building Department
Adopted code cycles
2021 IRC w/ WA amendments · 2021 WSEC
Resources
Construction permits
| Project | Threshold | Fee | Source |
|---|---|---|---|
| Kitchen remodel Depends on scope | No permit for cabinets, counters, paint or tile, or a same-spot sink swap that replaces no valves or pipes, unless existing accessible features are altered or the lot is in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. A permit once you move plumbing, replace a faucet or other valve, add circuits, run gas or change walls. Cabinet/countertop/finish swaps are exempt. Like-for-like fixture replacement without plumbing-line modification (sinks, toilets) needs no permit; moving plumbing lines, adding circuits, or structural/layout changes trigger a permit. Electrical is permitted separately by the City of Kirkland (KMC 21.06.210). KMC 21.06.215(1)(I) exempts "Painting, papering, tiling, carpeting, cabinets, countertops and similar finish work; provided, that existing accessibility features are not altered." None of this is exempt in a flood hazard area, a critical area or its buffer, or where the International Wildland-Urban Interface Code applies. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." | FeeAbout $1,396 for a $35,000 project, when a permit is needed | Cite verified 2026-05-29 |
| Bathroom remodel Depends on scope | No permit for tile or paint, or a same-spot swap of a prefabricated sink, toilet, tub or shower that replaces no valves or pipes, unless existing accessible features are altered or the lot is in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. A permit once plumbing moves, a valve or faucet is replaced, a site-built shower or tub is redone, circuits are added or walls change. Like-for-like sink/toilet swap without plumbing-line modification is exempt, but tub and shower replacement does require a permit. New/relocated fixtures or new circuits trigger a permit. KMC 21.06.215(4)(C) exempts "Reinstallation or replacement of prefabricated fixtures that do not involve or require the replacement or rearrangement of valves or pipes." None of this is exempt in a flood hazard area, a critical area or its buffer, or where the International Wildland-Urban Interface Code applies. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." | FeeAbout $1,006 for a $22,000 project, when a permit is needed | Cite verified 2026-05-29 |
| Basement finish Always | Finishing a basement into habitable space needs a building permit; egress and ceiling height are the usual review items. Finishing/converting a basement into habitable space is an alteration/change-of-use and requires a building permit (egress, framing, electrical, mechanical). No Kirkland basement-specific exemption is published. | FeeAbout $1,545 for a $40,000 project | Cite verified 2026-10-18 |
| Deck Depends on scope | A deck at a house 30 in or under above grade and not over a basement or story below needs no permit, attached or not, and neither does replacing decking boards alone, except in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. The City's "Deck Installation or Repair" page, citing KMC 21.06.215: a building permit is not required for a deck that is (a) not more than 30 inches above grade, and (b) not over any basement or story below, and (c) not part of an accessible route. All three must hold — a 24-inch deck over a basement, or one forming an accessible route to an entrance, still requires a permit. The code's own list, KMC 21.06.215(1)(F), exempts decks "constructed under the provisions of the IRC, which are not more than thirty inches above grade and not over any basement or story below"; the accessible-route condition is the City page's. Decking-board replacement that does not change/add structural members or remove guardrails is separately exempt: KMC 21.06.215(1)(U), "Decking replacement on decks without changing or adding any other structural members or removing guardrails." The guard is not covered by this exemption: Kirkland Development Services confirmed at the counter on 2026-08-06 that a deck may be exempt while its railing still requires a permit, so the deck and the guard are evaluated separately. None of this is exempt in a flood hazard area, a critical area or its buffer, or where the International Wildland-Urban Interface Code applies. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." | FeeAbout $845 for an $18,000 project, when a permit is needed | Cite verified 2026-08-05 |
| Fence Depends on scope | No permit for a fence 6 ft or under, except in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. A building permit is required for any fence over 6 feet in height; fences 6 feet and under are exempt. Height is also limited in front-yard setbacks and sight-distance triangles per KZC 115.40. KMC 21.06.215(1)(B) exempts "Fences not over six feet high." None of this is exempt in a flood hazard area, a critical area or its buffer, or where the International Wildland-Urban Interface Code applies. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." | FeeAbout $361 for a $6,000 project, when a permit is needed | Cite verified 2026-09-06 |
| Siding Depends on scope | Replacing non-structural siding is exempt, except on a multiunit residential building under RCW 64.55 or in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. EIFS, veneer, stucco, or altered structure needs a permit. Non-structural siding replacement is exempt. A permit is required for exterior finish and insulation systems (EIFS), veneer, or stucco, or where structural members are altered. KMC 21.06.215(1)(G) exempts "Replacement of nonstructural siding on IRC structures except for veneer, stucco or exterior finish and insulation systems (EFIS). This exemption shall not apply to structures regulated under Chapter 64.55 RCW." None of this is exempt in a flood hazard area, a critical area or its buffer, or where the International Wildland-Urban Interface Code applies. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." | FeeAbout $845 for an $18,000 project, when a permit is needed | Cite verified 2026-05-29 |
| Window replacement Depends on scope | In-kind window replacement is exempt when no framing changes, egress is kept, safety glazing and fall protection are provided where required and the new window meets the energy code U-value, except in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. A new or enlarged opening needs a permit. In-kind window/door replacement is exempt when no structural members are altered, the U-value meets the prescriptive energy code, safety glazing and fall protection are provided where required, and egress is maintained. A new or enlarged opening requires a permit. KMC 21.06.215(1)(N) exempts "In-kind window replacement for IRC structures where no alteration of structural members is required, safety glazing is provided where required, window fall protection is provided where required, emergency egress requirements are provided and when the window U-values meet the current prescriptive requirements of the International Energy Conservation Code." None of this is exempt in a flood hazard area, a critical area or its buffer, or where the International Wildland-Urban Interface Code applies. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." | FeeAbout $442 for an $8,000 project, when a permit is needed | Cite verified 2026-05-29 |
| Flooring Depends on scope | Flooring is interior finish work and exempt, unless existing accessible features are altered or the lot is in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. Changing the subfloor or joists, or adding radiant heat, needs a permit. Interior finish work (flooring, carpet, tile, paint) is exempt from a building permit. KMC 21.06.215(1)(I) exempts "Painting, papering, tiling, carpeting, cabinets, countertops and similar finish work; provided, that existing accessibility features are not altered." None of this is exempt in a flood hazard area, a critical area or its buffer, or where the International Wildland-Urban Interface Code applies. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." | FeeAbout $361 for a $6,000 project, when a permit is needed | Cite verified 2026-05-29 |
| ADU / DADU Always | An ADU or DADU always needs a building permit, and usually trade permits with it. Up to two ADUs per lot, each either attached or detached. Maximum size 1,200 square feet. Owner-occupancy is not required for newly constructed ADUs (HB 1337 / RCW 36.70A.681). An ADU may be segregated in ownership from the primary dwelling, except in the Residential-L Shoreline Environment, and a DADU may be placed on its own unit lot through a unit lot subdivision. No off-street parking within one-half mile of a major transit stop; outside that, one space for the first ADU unless on-street parking is available within 600 feet or the property is within one-half mile of frequent transit. Must meet the development standards — floor area ratio, lot coverage, setbacks — that regulate the primary dwelling. Two attached ADUs need Building Code guidance from Planning and Building (425-587-3600). | FeeAbout $4,177 for a $200,000 project | Cite verified 2026-05-29 |
| Roofing Depends on scope | Same-type re-roofing of a house is exempt if the sheathing is untouched; an overlay is exempt up to two layers, except in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. Replacing sheathing, structural work or a change of roofing material needs a permit. A re-roof tear-off-and-replace using the same type of roofing is exempt provided the roof sheathing is not altered; an overlay is exempt up to 2 total layers of roofing material. Changing roof sheathing, structure, or material type requires a permit. KMC 21.06.215(1)(H) exempts "In-kind reroofing of one- and two-family dwellings, provided the roof sheathing is not removed or replaced." None of this is exempt in a flood hazard area, a critical area or its buffer, or where the International Wildland-Urban Interface Code applies. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." | FeeWhere a re-roof needs a building permit in Kirkland, it is priced on the value of the work: $113 for the first $2,000 plus $23.62 for each $1,000 more up to $25,000, with plan review at 65% of that fee where plans are reviewed and the $6.50 state building code fee. | Cite verified 2026-05-29 |
| HVAC Depends on scope | New or replaced heating, cooling or ventilation equipment and gas piping need a mechanical permit; portable appliances, part replacements that do not alter the equipment's approval, and small self-contained refrigeration units (10 lb of refrigerant or less, motor 1 hp or less) do not, except in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. A mechanical permit is required for new/replaced mechanical equipment and gas piping. Fuel-gas piping and new fuel-gas fixtures require a Mechanical Permit (not a plumbing permit). | FeeKirkland's mechanical permit for work on an existing house is $121 for each appliance, new duct system or gas piping, $364 at the most, and $36 for thermostat wiring; for new construction it is 8% of the building permit fee. | Cite verified 2026-10-18 |
| Electrical Depends on scope | Electrical work needs a permit from the City of Kirkland, not L&I. Like-in-kind replacement of breakers, fuses, switches, dimmers, receptacles, luminaires, thermostats, heating elements, household appliances, control components or a motor of 10 hp or less is exempt at any rating; other fixed equipment and receptacles replaced like in kind are exempt at 50 A or less; removing wiring is exempt. None of it is exempt in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. Kirkland issues its own electrical permits — from the City's building official, not WA L&I. KMC 21.06.205 requires anyone who intends to install, alter, repair, remove, convert or replace any electrical system to "first make application to the building official and obtain the required permit", and KMC 21.06.210 requires an electrical permit, in accordance with chapter 19.28 RCW, for "The installation, alteration, repair, replacement, modification or maintenance of all electrical systems, wire and electrical equipment regardless of voltage." Kirkland adopts the Washington Cities Electrical Code as the Kirkland Electrical Code (KMC 21.70.010). Exempt under KMC 21.06.215(2) include portable cord-and-plug equipment, temporary decorative lighting for up to 90 days, and like-in-kind repair or replacement in the same location of fixed motors, transformers, appliances and devices rated 50 amps or less, of current-carrying parts of switches and control devices, of plugs and receptacles rated 50 amps or less, and of overcurrent devices. Those exemptions do not apply in areas of flood hazard, in city land use critical areas and their required buffers, or where the International Wildland-Urban Interface Code applies (KMC 21.06.215). | FeeWork on an existing house is priced on the value of the electrical work: $83 up to $250, $83 plus $12 for each $100 more up to $2,000, $331 for the first $2,000 plus $30 for each $1,000 more up to $25,000, and $1,032 for the first $25,000 plus $28 for each $1,000 more up to $50,000. | Cite verified 2026-09-25 |
| Plumbing Depends on scope | Plumbing work needs a permit from the City of Kirkland, not Public Health. Stopping a leak, clearing a stoppage, putting a fixture back and a same-spot fixture swap that changes no valves or pipes are exempt, except in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. A water heater is not a fixture and needs a permit. Kirkland issues its own plumbing permits — from the City's building official, not Public Health – Seattle & King County. KMC 21.06.205 requires anyone who intends to "erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system" to "first make application to the building official and obtain the required permit". Kirkland adopts the 2021 Uniform Plumbing Code as amended by the State Building Code Council in chapter 51-56 WAC (KMC 21.24.010). Exempt under KMC 21.06.215(4): stopping or repairing leaks — but replacing a defective concealed trap, drain, water, soil, waste or vent pipe "shall be considered as new work and a permit shall be obtained" — clearing stoppages, repairing leaks in pipes, valves or fixtures and removing and reinstalling water closets, where the repair needs no replacement or rearrangement of valves, pipes or fixtures; and reinstalling or replacing prefabricated fixtures that need no replacement or rearrangement of valves or pipes. KMC 21.06.215: "Permit exemptions shall not apply to areas of flood hazard or city land use critical areas and their required buffers, or locations subject to the construction requirements of the International Wildland-Urban Interface Code." The City's Water Heater Replacement page: "Replacing a water heater requires at least one permit." An electric water heater needs a Plumbing Permit; a gas water heater needs a Mechanical Permit, plus a Plumbing Permit "when water piping must be rearranged to accommodate the new water heater." | FeeKirkland's plumbing permit fees are the City's, not a Public Health fee: on an existing house, $30 for each new or moved fixture and $30 per dwelling unit for re-piping the water lines, $60 at the least and $358 at the most; for new construction, 8% of the building permit fee. | Cite verified 2026-09-25 |
| Addition Always | Adding floor area always needs a building permit. A building permit is required to construct, enlarge, alter, repair, or change the use of a building. Whole-house ventilation compliance is required for new construction and additions greater than 500 square feet of heated space. | FeeAbout $3,054 for a $120,000 project | Cite verified 2026-10-18 |
| Solar (rooftop PV) Always | A solar PV system needs an electrical permit from the City of Kirkland. A rooftop system on a house meeting every criterion of KMC 21.06.215(1)(V) needs no building permit, except in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. | FeeKirkland's electrical permit for a roof-mounted solar photovoltaic system on a detached house or townhouse is $536 (KMC Table 7), plus the City's 3.5% technology fee. | Cite verified 2026-10-02 |
| Heat pump Depends on scope | Installing or replacing a heat pump needs a mechanical permit and an electrical permit, both from the City of Kirkland; a portable unit, a part replacement or a small self-contained unit (10 lb of refrigerant or less, motor 1 hp or less) does not, except in a flood hazard area, a critical area or its buffer, or a wildland-urban interface (WUI) location. | FeeKirkland's mechanical permit for work on an existing house is $121 for each appliance, new duct system or gas piping, $364 at the most, and $36 for thermostat wiring; where plans are reviewed, plan review is 25% of the permit fee, and a 3.5% surcharge applies. | Cite verified 2026-10-02 |
Review days: not published by the city for any permit in this table.
Ancillary & non-building permits
| Project | Threshold | Fee | Source |
|---|---|---|---|
| Demolition Always | Demolishing a structure or part of one 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. | FeeKirkland prices a demolition permit for each building on the value of the work, off the same table as a building permit: $113 for the first $2,000 plus $23.62 for each $1,000 more up to $25,000, plus the $6.50 state building code fee for a residential building. | 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. 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. | FeeKirkland's right-of-way permit is $188 for a basic permit and $735 for a standard one. | Cite verified 2026-05-29 |
| Side sewer Always | Where the City owns the sewer, any connection, and any construction, extension, relaying or repair of a sewer or drain on the lot (no minimum length), needs a City permit; where a district owns the main, that district issues it. Where the City of Kirkland owns the sewer, the city engineer's permit is required to construct, extend, relay, repair or make a connection to any sanitary sewer or drain on the property (KMC 15.28.070), so any repair counts, with no minimum length, and any connection to a public or private sewer needs a City permit (KMC 15.28.040). The owner or occupant may take the permit for a private sewer inside the property lines; side sewer work in the right-of-way outside the lot is permitted only to a state-certified plumber or a licensed general contractor. 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 the City's sewer utility serves the lot, Kirkland's side sewer inspection is $736 for a new side sewer and $169 for a repair or for capping one; a newly connected or expanded sewer customer also pays the City's sewer capital facility charge, $5,124 for a single-family house, and King County's capacity charge. | 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. | FeeKirkland's grading permit is $61 for 50 cubic yards or less, $121 for 51 to 100, and $121 plus $25.68 for each 100 cubic yards more up to 1,000, with a $121 intake plan review up to 1,000 cubic yards. | Cite verified 2026-05-29 |
| 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). | FeeKirkland charges no presubmittal fee for an owner's single-family remodel, addition or rebuild; other presubmittal conferences are $1,258. | Cite verified 2026-05-29 |
| Tree removal Depends on scope | In Kirkland a tree of 6 in or more at 4.5 ft is a regulated tree. On a lot with a house, the owner may remove 2 of them in 12 months on a lot up to 10,000 sq ft, 3 up to 20,000 and 4 on a larger lot, keeping at least as many on the lot, with a tree removal notification form submitted first and no permit. Beyond that, a landmark tree of 26 in or more, any tree in a critical area or its buffer, and a regulated tree within the shoreline setback need a tree removal permit, which past the allowance and in those areas the City issues only for a hazard or nuisance tree. A tree under 6 in elsewhere needs neither. A tree in the street right-of-way is a street tree. Removing a tree on a lot in Kirkland turns on its trunk diameter, measured 4.5 ft above the ground. A tree of 6 in or more is a regulated tree, and none comes down without a tree removal notification form submitted to the City first (KZC 95.10, 95.25(2)). On developed property the owner may remove, with that form and no permit, 2 regulated trees in 12 months on a lot up to 10,000 sq ft, 3 on a lot of 10,001 to 20,000 sq ft and 4 on a larger lot, as long as at least 2, 3 or 4 regulated trees remain (KZC 95.25(1), Table 95.25.1). A tree removal permit is required to remove a landmark tree (26 in or more), to remove more than the allowance or leave fewer trees than the minimum, and to remove a tree in a wetland, a stream or their buffers, a landslide hazard area, the Holmes Point Overlay Zone or a shoreline setback; past the allowance and in those areas the City issues it only for a hazard or nuisance tree (KZC 95.25(3)). No tree comes down in a critical area or its buffer except under a critical area permit or as a hazard or nuisance tree (KZC 95.27). A tree posing an imminent threat to life or property may be removed in an emergency, with the City notified within seven days (KZC 95.15(1)), and a tree in the street right-of-way is a public tree, which needs its own permit (KZC 95.20). | FeeKirkland's landmark tree removal permit is $308, and a permit to remove several private or right-of-way trees $616; a forest management plan is $462. | Cite verified 2026-10-27 |
| Signs Always | A permit is needed to erect, move or structurally alter a sign, and a Planning and Building permit to display other signs; the code's excluded and temporary signs are excepted. Kirkland requires a permit to erect or move a sign or alter its structural parts (KZC 100.25(1)(a), which names the Fire Department as issuer), and a Planning and Building Department permit to display any other sign. Signs outside the sign chapter (KZC 100.15, such as building addresses up to 10 inches tall and small informational signs) and the temporary signs of KZC 100.115 are excepted from the display permit. | FeeKirkland's sign permit, plan review included, is $269 for a marquee or building-mounted sign and $359 for a freestanding or pole-mounted sign. | Cite verified 2026-10-24 |
Review days: not published by the city for any permit in this table.
Building in the City of Kirkland?
Kolmo Construction is a licensed Washington general contractor — KOLMOL*753JS, bonded and insured — working throughout the City of Kirkland 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 Kirkland and the listed project type.
See the data-quality leaderboard for how we keep these current, or run an address-specific lookup on the main permits page.