City of Redmond building permits: fees, timelines & requirements (2026)
Every fee, threshold, and review window for City of Redmond 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 Redmond's source.
Construction permits
| Project | Permit? | Threshold | Fee | Review days | Source |
|---|---|---|---|---|---|
| Kitchen remodel | Yes | 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: $4.50 per building permit. Trade permits separate. Apply via https://eplans.redmond.gov. | — | Cite verified 2026-06-26 |
| Bathroom remodel | Yes | 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. | — | 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://eplans.redmond.gov. | — | Cite verified 2026-06-26 |
| Deck | Yes | 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. | — | Cite verified 2026-06-26 |
| Fence | Yes | 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. | — | Cite verified 2026-06-26 |
| Siding | Often no | 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. | — | Cite verified 2026-06-26 |
| Window replacement | Often no | 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. | — | Cite verified 2026-06-26 |
| Flooring | Often no | 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. | — | Cite verified 2026-06-26 |
| ADU / DADU | Yes | Redmond ADUs are governed by RZC 21.08.220. A detached ADU is capped at 50% of the combined primary+ADU floor area (excluding garage); the maximum square footage was amended upward under HB 1337 (RZC redline shows 1,000 → 1,500 sq ft) — confirm the currently adopted figure with Planning. Detached ADU height ≤25 ft (≤28 ft within an accessory structure). One additional off-street space is required, waivable within 1/4 mile of a major transit stop. A recorded covenant is required before permit issuance. | Full Construction Permit (Addition/Alteration) fees. Sewer capacity charges may apply (King County: ~$8k-$10k). Apply via https://eplans.redmond.gov. | 30–120 days | Cite verified 2026-06-26 |
| Roofing | Often no | 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. Typically $150-$400 for residential. Apply via https://eplans.redmond.gov. | — | Cite verified 2026-06-26 |
| HVAC | Yes | 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. | — | Cite verified 2026-06-26 |
| Electrical | Yes | WAC 296-46B (WA-adopted 2020 NEC) requires electrical permit for ALL electrical work except low-voltage (<50V) and ordinary repairs. WA L&I issues electrical permits in most jurisdictions; some cities have local issuance. | L&I permit fees by circuit count + service size. Standard residential ~$60-$200. Apply via https://eplans.redmond.gov. | — | Cite verified 2026-06-26 |
| Plumbing | Yes | 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 by fixture count. Standard residential ~$80-$250. Apply via https://eplans.redmond.gov. | — | Cite verified 2026-06-26 |
| Addition | Yes | 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 $4.50 per building permit. Trade permits (E/P/M) separate. Apply via https://eplans.redmond.gov. | 30–120 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://eplans.redmond.gov. | — | 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://eplans.redmond.gov. | — | 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://eplans.redmond.gov. | — | 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://eplans.redmond.gov. | — | 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://eplans.redmond.gov. | — | 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://eplans.redmond.gov. | — | 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://eplans.redmond.gov. | — | Cite verified 2026-06-26 |
| Other / general | Pending verification | — | — | — | — |
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 about one business day 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 generally may not exceed 1,500 sq ft total, the detached-structure ADU portion is capped at 1,000 sq ft, and a tiny home is capped at 400 sq ft. (Updated by Ordinance 3186, codified May 2025 — confirm current limits, which the Administrator can adjust on larger lots.)
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). Decks generally require a building permit under the International Residential Code — in practice once a deck is attached to the house, exceeds 200 sq ft, or sits more than 30 inches above grade.
Source: City of Redmond — Fences & Decks ↗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.