City of Shoreline building permits: fees, timelines & requirements (2026)
What needs a permit in City of Shoreline 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).
19 of 24 project types have authoritative rules on file · 13 always require a permit · 8 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 Shoreline's source.
Permit department
Shoreline Planning & Community Development
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. Simple interior remodel work (replacing cabinets, painting, tiling) does not need a permit unless it involves plumbing, electrical, or gas-line work, or moves walls. | Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). Mechanical/Plumbing companion permits required where applicable. | Not published by the city | Cite verified 2026-09-19 |
| 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. A plumbing permit is required to add, install, or replace any plumbing fixture; replacing a fixture in the same location (or changing faucets) does not normally require a permit. Moving walls requires a building permit. | Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). Building Permit + Mechanical/Plumbing Permit fees set by City schedule. Electrical via L&I. | Not published by the city | Cite verified 2026-09-19 |
| 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. | Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). Heating System Sizing Form required when total new area >750 sqft. | Not published by the city | Cite verified 2026-05-17 |
| Deck | Depends on scope | A deck 30 in or under and not over a basement needs no construction permit; above 30 in it does. A construction permit is not needed for decks 30 inches or less above grade and not over a basement; above 30 inches a building permit is required. Footing inspections must be made after forms are set and steel placed but before pouring concrete. | Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-09-19 |
| Fence | Depends on scope | No permit for a fence 6 ft or under. Shoreline's Construction Permit FAQ states a construction permit is not needed for "fences six feet high or lower." SMC 20.50.190 caps side/rear-yard fence height at 6 feet; front-yard fences are limited to 3 feet 6 inches and no more than 60 percent opaque. Chain-link/barbed/razor/electric fences are prohibited. Critical-area overlays (Chapter 20.80) trigger additional review. | Typically no fee unless permit required. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-10-02 |
| Siding | Depends on scope | Like-for-like siding is an ordinary repair and exempt; sheathing, insulation or weather-barrier changes need 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-05-17 |
| Window replacement | Depends on scope | Same size, same location: most likely no permit. Moving or enlarging an opening needs a building permit. Replacing windows of the same size in the same location most likely does not need a permit. Moving or enlarging a window opening requires a building permit. New glazing must meet 2021 WSEC R402 U-factor/SHGC. | Like-for-like usually no permit fee. Structural changes scale with valuation. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-09-19 |
| Flooring | No permit | Flooring is finish work and exempt. Floor finish work (tiling, carpeting) is exempt finish work — no construction permit required. | No permit fee for surface flooring. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-09-19 |
| ADU / DADU | Always | An ADU or DADU always needs a building permit, and usually trade permits with it. Max ADU floor area: 1,200 sqft (SMC 20.40.210(C)) with shared-roof/separate-floor exception. Two ADUs per lot max (SMC 20.40.210(A)). Permit pathway: Building Permit required for both new construction and conversion-to-ADU. Garage-to-ADU conversion follows the Residential Additions checklist (per checklist scope statement) + ADU Worksheet. New detached ADU dwelling unit follows the Residential New Build checklist + ADU Worksheet. Reduced impact fees apply for ADUs (vs. primary dwelling). | Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). Impact fees apply at reduced ADU rates (Fire, Park, Transportation) — paid after permit review, before issuance. State Building Code Council surcharge $6.50. | 30–90 days | Cite verified 2026-10-02 |
| Roofing | Always | A re-roof needs a permit; like-for-like is typically over the counter. A re-roof permit is required; for routine re-roofing the City has standard specifications that, with a site plan, are accepted as the plans. Like-for-like material replacement is typically over-the-counter. | Flat fee or valuation-based, per the city's fee schedule. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-10-02 |
| HVAC | Always | Adding or replacing a furnace, heater, AC, heat pump, ductwork or exhaust fan needs a mechanical permit. A mechanical permit is required for adding or replacing a furnace, heaters, air conditioners, appliance vents, boilers, heat pumps, air handlers, duct work, ventilation fans, and exhaust hoods/ducts. Simple permits process in same-day to 3 business days. | Mechanical permit + electrical permit (if new circuit) + plumbing permit (if condensate to drain). Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | 0–3 days | Cite verified 2026-09-19 |
| Electrical | Depends on scope | New or moved outlets and switches, circuits, services, and hard-wired appliances need an electrical permit from WA L&I. New outlets, moving outlets/switches, adding/replacing circuits, new services, and new hard-wired appliances/fixtures require an electrical permit — issued by Washington State Labor & Industries, not the City of Shoreline. | Electrical permit fees are set by circuit count and service size in the issuing agency's fee schedule. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-10-02 |
| Plumbing | Depends on scope | Adding, installing or replacing any fixture, including a water heater, needs a plumbing permit. A plumbing permit is required to add, install, or replace any plumbing fixture, including water-heater replacement. Simple permits process same-day to 3 business days; an inspection is required. Permits expire after 180 days without an inspection. | Plumbing permit fees are set by fixture count in the city's fee schedule. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | 0–3 days | Cite verified 2026-09-19 |
| Addition | Always | Adding floor area always needs a building permit. Garage conversion to ADU: use Residential Additions checklist + ADU Worksheet. SMC 20.40.210 limits ADUs to 1,200 sqft (exception: interior ADU on separate floor sharing a common roof with the primary residence may exceed 1,200 sqft). Two ADUs per lot maximum per SMC 20.40.210(A), subject to max-density in Table 20.50.020(1). Critical-area triggers (steep slopes ≥15%, wetlands, streams) require a Critical Areas Report and preapplication meeting before submittal. | Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). Plan-review fees scale with valuation per City fee schedule. State Building Code Council surcharge $6.50 per building permit. Mechanical/Plumbing permits accompany the Building Permit and cannot be deferred; Electrical permits go through WA L&I (not the City). | 30–90 days | Cite verified 2026-09-19 |
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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-05-17 |
| 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. | Right-of-way permit fees vary by city: a base fee for a residential driveway or curb cut, plus a per-day occupancy charge if the street is obstructed. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | Not published by the city | Cite verified 2026-09-06 |
Building in City of Shoreline?
Kolmo Construction is a licensed Washington general contractor — KOLMOL*753JS, bonded and insured — working throughout City of Shoreline 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 Shoreline and the listed project type. “Pending verification” means we have City of Shoreline 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.