City of Redmond building permits: fees, timelines & requirements (2026)
What needs a permit in City of Redmond 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 daily 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).
21 of 24 project types have authoritative rules on file · 12 always require a permit · 9 depend on the scope · 1 do not.
Get your lot in 3D with zoning, setbacks, and the exact permits your project needs — cited to City of Redmond's source.
Permit department
Redmond uses ePlans portal.
Adopted code cycles
2021 IRC w/ WA amendments · 2021 WSEC
Resources
Construction permits
| Project | Permit? | Threshold | Fee | Review days | Source |
|---|---|---|---|---|---|
| Kitchen remodel | Depends on scope | No permit for cabinets, counters, paint or tile. A permit once you move plumbing, add circuits, run gas or change walls. Cosmetic-only refresh (cabinets, countertops, flooring, paint) without structural/electrical/plumbing changes is generally exempt under 2021 IRC R105.2 (work exempt from permit). Any new circuit, fixture relocation, or structural change requires permits. | Fees set by jurisdiction. WA Building Code Council surcharge: $6.50 per building permit. Trade permits separate. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-05-29 |
| Bathroom remodel | Depends on scope | No permit for tile, paint or a same-spot fixture swap. A permit once plumbing moves, circuits are added or the tub or shower goes. Like-for-like fixture replacement in same location with no plumbing rerouting and no new circuits: typically exempt under 2021 IRC R105.2(2)(g). Any relocation, new fixture, new circuit, or shower-pan replacement triggers permits. | Fees set by jurisdiction. Plus separate electrical, plumbing, and mechanical permits. Apply via https://eplans.redmond.gov. | Not published by the city | 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. 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 $6.50. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-05-29 |
| Deck | Depends on scope | A detached deck up to 200 sq ft and under 30 in is exempt. Attached, larger, or higher needs a permit. A permit is required for a deck that is attached to a structure, over 200 sq ft, or more than 30 inches above grade. A detached deck not over 200 sq ft and under 30 inches in height is exempt. | Most jurisdictions handle decks as field-inspection or simplified plan review. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-24 |
| Fence | Depends on scope | No permit for a fence 7 ft or under. A permit is required for a fence over 7 feet in height; fences 7 feet and under are exempt (the Work Exempt handout confirms "Fences not over 7 feet (2,134 mm) high"). Property lines and sight-distance must be observed. | Typically no fee unless permit required. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-24 |
| Siding | Depends on scope | Like-for-like siding is an ordinary repair and exempt. Changing sheathing, adding insulation, or changing the weather barrier needs a permit. 2021 IRC R105.2(1)(g) exempts "ordinary repairs" — like-for-like siding replacement on existing structure. Permit required if changing structural sheathing, adding insulation that affects WSEC compliance, or modifying weather-resistive barrier (WRB) detailing. | Typically minimal fee — like-for-like usually exempt. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-05-29 |
| Window replacement | Depends on scope | Replacement in the existing opening is exempt if the opening and the operable area are unchanged. Resizing or a new opening needs a permit. Removal and replacement of exterior windows in existing openings is exempt provided the opening size is not altered and the operable opening size is not decreased. Resizing or creating a new opening requires a permit. | Like-for-like usually no permit fee. Structural changes scale with valuation. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-24 |
| Flooring | No permit | Flooring is finish work and exempt. Floor finish work (carpet, tile) is exempt finish work — no building permit required. | No permit fee for surface flooring. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-24 |
| ADU / DADU | Always | An ADU or DADU always needs a building permit, and usually trade permits with it. Redmond ADUs are governed by RZC 21.08.220. THE SIZE FIGURES BELOW ARE NOT CONFIRMED AS ADOPTED — confirm with Planning before relying on them. The document this rule was read from is a REDLINE OF PROPOSED AMENDMENTS, and it redlines both numbers: the detached-ADU cap reads "40 50 percent of the total square footage of the primary dwelling unit and the accessory dwelling unit combined, excluding any garage area" and "in no case shall it exceed 1,000 1,500 square feet" — 40% and 1,000 sq ft struck, 50% and 1,500 sq ft proposed. Detached ADU height 25 ft, or 28 ft within an accessory structure. One additional off-street space, waivable within 1/4 mile of a major transit stop. NOTE: owner-occupancy cannot be required — RCW 36.70A.681(1)(b) bars it — so any recorded covenant is a notice on title, not an occupancy condition. | Full Construction Permit (Addition/Alteration) fees. A new ADU connection commonly also triggers a ONE-TIME sewer and/or water connection charge from the utility that serves the property — called a general facility charge, a capacity charge or a system development charge depending on the utility. WHICH UTILITY AND WHICH CHARGE IS A PER-PROPERTY FACT, not a city or county one, and a single lot can sit inside a city for permitting and outside its sewer district. Ask the utility that will actually serve the ADU; this charge is often the largest single line in an ADU budget after construction. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-08-29 |
| Roofing | Depends on scope | Composition or metal under 4 lb per sq ft is exempt. Tile or any work touching sheathing or structure needs a permit. Lightweight re-roof coverings (composition or metal, installed unit weight less than 4 lb/sq ft) are exempt. Heavier coverings (e.g., tile) or work touching the sheathing/structure require a permit. | Flat fee or valuation-based, per the city's fee schedule. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-24 |
| HVAC | Always | Mechanical systems need their own trade permit. Mechanical systems require a separate trade permit; all trade permits are separate and not included in the building permit. | Mechanical permit + electrical permit (if new circuit) + plumbing permit (if condensate to drain). Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-24 |
| Electrical | Depends on scope | Essentially all electrical work needs a permit. The only exemption is like-in-kind replacement on the L&I minor list — and an exempt job still needs an inspection request. WAC 296-46B (WA-adopted 2020 NEC) requires an electrical permit for essentially all electrical work. L&I issues them in most jurisdictions; some cities run their own program. L&I publishes the exemption list, and it is narrower and more specific than "ordinary repairs": travel trailers; plug-in household appliances; and the LIKE-IN-KIND replacement of lamps, a single set of fuses, a single battery under 150 amp-hour, control components such as contactors, relays, timers, starters and circuit boards, one household appliance, circuit breakers (branch-circuit overcurrent protection only, per NEC 100), single-family residential luminaires, up to five snap switches, dimmers, receptacle outlets, thermostats, heating elements or identical luminaire ballasts, sign and outline-lighting components replaced on-site by an electrical contractor without modifying the system, and one motor of ten horsepower or smaller. AN EXEMPTION FROM THE PERMIT IS NOT AN EXEMPTION FROM INSPECTION: L&I requires an inspection request before any electrical work is covered, no later than 3 business days after the work is finished or 1 business day after any part is energized, whichever comes first, and failure to request one can carry civil penalties. | Electrical permit fees are set by circuit count and service size in the issuing agency's fee schedule. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-05-29 |
| Plumbing | Depends on scope | Installing, replacing or relocating a fixture, a water heater or piping needs a plumbing permit. A like-for-like faucet swap is exempt. WAC 51-56 (2021 UPC) requires plumbing permit for installation, replacement, or relocation of any plumbing fixture, water heater, or piping. Like-for-like faucet replacement is exempt. | Plumbing permit fees are set by fixture count in the city's fee schedule. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-05-29 |
| Addition | Always | Adding floor area always needs a building permit. Additions, alterations, and remodels require a building permit with a site plan. Garage conversion to living space also requires a permit. All trade (electrical/plumbing/mechanical) and fire sub-permits must be completed and passed before the Building Final. | Plan-review fee scales with valuation per UBC Table 1-A. State surcharge $6.50 per building permit. Trade permits (E/P/M) separate. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-24 |
Ancillary & non-building permits
| Project | Permit? | Threshold | Fee | Review days | Source |
|---|---|---|---|---|---|
| Demolition | Always | Demolishing a structure or a substantial part of one needs a permit; asbestos and lead notifications are separate. 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 $6.50 applies. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-05-29 |
| Right-of-way | Always | Any work in or occupation of the public right of way needs a right-of-way permit from public works. A permit is required for any activity that disrupts traffic, restricts access, or modifies infrastructure within the right-of-way or utility easements, and for any private use of the public right-of-way including streets, on-street parking, and sidewalks. Work that stays entirely on private property does not require a permit — but anything protruding into the public right-of-way does, and nothing may block the sidewalk. | Permit pricing varies by type — see the current fee schedule on the Redmond Right of Way Program page. | 10–15 days | Cite verified 2026-09-24 |
| Side sewer | Always | A new side-sewer connection, a repair beyond about 2 ft, relining or capping needs a permit from whichever utility owns the main. The side-sewer permit is issued by whichever utility owns the sanitary sewer — the city, a sewer or water district, or a regional utility — under that utility's own code, with WAC 51-56 (2021 UPC) governing how the building sewer is laid. WHICH UTILITY IS A PER-PROPERTY FACT: a lot can sit inside a city for permitting and outside its sewer district, so confirm the owner of the main before applying. Triggered by a new connection, repair of more than about 2 ft of pipe, relining (CIPP), or capping at the property line for a demolition. | Side-sewer permit fees are set by the utility that owns the main; some add a depth-based surcharge. Utility-issued, not building-permit-issued. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-06 |
| 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. | Drainage review fees are commonly tiered by project size in the city's fee schedule. Apply via https://eplans.redmond.gov. | Not published by the city | 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). | Land-use fees vary widely; a variance usually carries an application fee plus cost recovery for the hearing examiner. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-05-29 |
| Tree removal | Not verified | This city protects trees under its own ordinance and Kolmo has not verified the size threshold. Ask the city before cutting; some cities prohibit removal above a size rather than permit it. Triggered by removal of a tree that the city's own tree ordinance protects — commonly defined by a diameter at breast or standard height, a listed-species table, a grove or heritage designation, or a canopy-cover target. This baseline row carries NO verified local threshold; read the city's tree chapter before quoting a number. Some cities do not permit removal above a size at all — they prohibit removal of regulated trees outside enumerated exceptions, so a "permit required at X inches" reading is wrong there. | Tree-removal permit fees are set per permit or per tree in the city's fee schedule; some cities require replacement bonds. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-09-06 |
| Signs | Always | Permanent signs need a sign permit; small temporary residential signs are usually exempt. 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 are set in the city's fee schedule, plus an electrical sub-permit for an illuminated sign. Apply via https://eplans.redmond.gov. | Not published by the city | Cite verified 2026-05-29 |
City of Redmond permits — frequently asked questions
How do I apply for a building permit in Redmond?
Redmond uses its own online portals — not MyBuildingPermit.com like its Eastside neighbors. Over-the-counter permits (no plan review) go through the REPS portal (Redmond ePermitting Service); permits needing plan review are requested through the PRO portal (Plan Review Online), after which you get an email within 48 hours with a permit number and upload instructions. You can also apply in person at the Development Services Center, 15670 NE 85th Street, 2nd floor.
Source: City of Redmond — How to Apply ↗How long does building permit review take in Redmond?
Mechanical, electrical, and plumbing permits typically run about two weeks of plan review. Permits requiring full land-use review follow the state-mandated clocks: Type I decisions within 65 days and Type II decisions within 100 days of a completeness determination, and Redmond has 28 days to decide whether your application is complete. Correction cycles pause those clocks.
Source: City of Redmond — MEP Permits ↗How many ADUs can I have in Redmond, and how big?
Redmond’s zoning code allows up to two accessory dwelling units (or tiny homes) on a single residential lot, attached or detached (DADU). An ADU may not exceed 1,000 sq ft in total (RZC 21.04.1110.C.3, as amended by Ordinance 3261, codified August 2026); the Administrator may allow more for an ADU occupying a full floor, or on sites over 10,000 sq ft that provide affordable housing or another public benefit.
Source: Redmond Zoning Code 21.08.220 ↗Do I need a permit to remove a tree on my Redmond property?
Usually yes. Redmond requires a Tree Removal Permit to remove any "significant tree" — a healthy tree at least 6 inches in diameter measured 4.5 feet above grade. "Landmark" trees over 30 inches, and trees in critical areas or protected easements, have stricter limits and generally cannot be removed without an approved exception.
Source: City of Redmond — Tree FAQ ↗If I develop my Redmond lot, how many trees must I keep?
At least 35% of all significant trees must be retained in any development. Trees in Native Growth Protection Areas, critical areas, and their buffers cannot be removed at all, and landmark trees need an approved exception. Preserving 40% or more of healthy significant trees can qualify a project for Administrative Design Flexibility.
Source: Redmond Zoning Code 21.72.060 ↗Do I need a permit for a fence or a deck in Redmond?
No permit is needed for a fence less than 6 feet tall in a residential neighborhood (it still can’t block sight-distance triangles, and you must locate property lines first). For decks, Redmond says a permit is required per the International Residential Code and points to its Residential Deck Application Packet for the details.
Source: City of Redmond — Fences & Decks ↗Building in City of Redmond?
Kolmo Construction is a licensed Washington general contractor — KOLMOL*753JS, bonded and insured — working throughout City of Redmond and King County. We pull the permits listed above and build the project.
How this page is built
Each row is the most-recently-verified authoritative rule on file for City of Redmond and the listed project type. “Pending verification” means we have City of Redmond 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.