City of Shoreline building permits: fees, timelines & requirements (2026)
Every fee, threshold, and review window for City of Shoreline 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.
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Permit department
Shoreline uses its own permit center.
Adopted code cycles
2021 IRC w/ WA amendments · 2021 WSEC
Resources
Construction permits
| Project | Permit? | Threshold | Fee | Review days | Source |
|---|---|---|---|---|---|
| Kitchen remodel | Yes | 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. | — | Cite verified 2026-05-17 |
| Bathroom remodel | Yes | 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. | — | Cite verified 2026-05-17 |
| 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. | 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. | — | Cite verified 2026-05-17 |
| Deck | Yes | 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). | — | Cite verified 2026-05-17 |
| Fence | Often no | 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). | — | Cite verified 2026-05-29 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| Window replacement | Often no | 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). | — | Cite verified 2026-05-17 |
| Flooring | Often no | 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). | — | Cite verified 2026-05-29 |
| ADU / DADU | Yes | 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 $4.50. | 30–90 days | Cite verified 2026-05-17 |
| Roofing | Yes | 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. Typically $150-$400 for residential. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| HVAC | Yes | 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 2026-05-17 |
| Electrical | Yes | 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. | L&I permit fees by circuit count + service size. Standard residential ~$60-$200. Apply electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| Plumbing | Yes | 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 by fixture count. Standard residential ~$80-$250. 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 2026-05-29 |
| Addition | Yes | 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 $4.50 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 2026-05-17 |
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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| 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 electronically via eTRAKiT (https://www.shorelinewa.gov/government/departments/planning-community-development/permit-center-remote-services/register-for-a-professional-etrakit-account). | — | Cite verified 2026-05-17 |
| Other / general | Pending verification | — | — | — | — |
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.