Frequently Asked Questions

This is a question many people may ask themselves when planning alterations to their home. A decision not to get a permit could be very costly. Some homeowners are finding when they try to sell or refinance their home, prospective buyers or lending institutions want proof that alterations are in compliance with local codes.

Without a permit and inspection on record, there is no proof. The homeowner must then apply for a permit with no guarantee that the remodel will meet the codes, and they face the possibility that the remodel must be redone or removed. This is costly and frustrating and could cause delays in refinancing or a lost sale of their home. A permit normally would provide a reasonable amount of assurance that what was proposed and eventually constructed would meet structural, fire, life, and safety requirements found in the building code.

The City does not require a permit before commencing emergency repairs. However, a permit for the emergency work must be applied for on the first business day after the work has commenced. The City of Washougal defines an emergency as something that affects basic needs. A common emergency repair that does not require a permit includes:

Securing damaged structural members, roofs, decks, or stairs in a safe and weather tight manner. You must obtain a permit before repairing damaged structural members, roofs, decks, or stairs.

A building permit is not required for the following per Section 105.2:

• One to story detached accessory buildings used as tool and storage sheds, tree supported play structures, playhouses and similar uses, provided the floor area does not exceed 120 square feet
• Fences to not over 6 feet high
• Oil derricks
• Retaining walls to Not over 4 feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or III to A liquids
• Water tanks to Supported directly upon grade if the capacity does not exceed 5,000 gallons and the ratio of height to diameter or width does not exceed 2:1.
• Sidewalks and driveways (See section WMC 12.30.010 for Right-of-Way compliance)
• Painting, papering, tiling, carpeting, counter tops and similar finish work
• Temporary motion picture, television and theater stage sets and scenery
• Prefabricated swimming pools accessory to a Group R, Division 3 Occupancy, as applicable in section 1012, which are less than 24 inches deep, do not exceed 5,000 gallons and are installed entirely above ground
• Shade cloth structures constructed for nursery or agricultural purposes and not including service systems
• Swings, slides and other similar playground equipment
• Window awnings supported by an exterior wall which do not project more than 54 inches from the exterior wall and do not require additional support of Group R, Division 3, as applicable in Section 1012, and Group U Occupancies
• Movable cases, counters, and partitions to Not over 5 feet 9 inches in height
• Satellite earth station antennas 6-1/2 feet or less in diameter or diagonal in zones other than residential zones
• Satellite earth station antennas 3-1/4 feet or less in diameter or diagonal in residential zones
• Video programming service antennas 3-1/4 feet or less in diameter or diagonal dimension, regardless of zones

A mechanical permit is required to install, alter, repair, replace or remodel per International Mechanical Code and (WMC) 15.04.020(7).

A mechanical permit is not required for the following per UMC Section 112.2:

• Portable heating, cooking, or clothes drying appliances
• Portable ventilating equipment
• Portable cooling unit
• Steam, hot or chilled water piping within heating or cooling equipment regulated by this code
• Replacement of any part which does not alter its approval or make it unsafe
• Portable evaporative cooler
• Self to contained refrigeration system containing 10 pounds or less of refrigerant and actuated by motors of one horsepower or less
• Portable fuel cell appliances that are not connected to a fixed piping system and are not interconnected.

A plumbing permit is required for any installation, alteration, repair, replacement or remodel of any plumbing system regulated by WMC 15.09.10 Section 105.2 (C) to See Plumbing Permit Application and Checklist.

A plumbing permit is not required for the following per UPC Section 103.1.2:

• Stopping and/or repairing of leaks in drains, soil, waste, or vent pipe provided, however, that should any concealed trap, drainpipe, water, soil, waste or vent pipe become defective and it becomes necessary to remove and replace the same with new material, the same shall be considered new work and a permit shall be procured and inspection made as provided in this code
• The clearing of stoppages
• Re-installation or replacement of prefabricated fixtures that do not involve or require the replacement or rearrangement of valves or pipes

Not necessarily, a new home has far more fees associated with it than remodels because of development fees. These development fees are not charged each time that an alteration is made. Building permit fees are based on the value (construction costs including materials and typical labor costs) of the work to be done. As an example, an alteration with a value of $10,000 would have a building permit fee (including plan review) of around $225.

Each person will have a different view of what is and is not expensive; however, a few hundred dollars now may save thousands in the future. Other permits such as plumbing, electrical and mechanical (heating and cooling) have fees based on the number and type of installations.

Penalties can be levied for those who refuse to comply with the law. The Building Division would rather see a building conform to the code than punish a homeowner. If a homeowner discovers that they did not obtain a permit when required, they do not necessarily have to tear the project down and start over. If the alteration can meet the applicable codes, they will be approved.

Our inspectors won't necessarily approve something they cannot see and may require small sections of wall or roof covering be removed to verify the construction meets the code. There can be no guarantee that some changes may need to be made, and some may not be easy to accomplish.

The purpose behind building codes is to give reasonable assurance that a home is safe from structural failure, fire hazards from electrical and heating systems, electrical shock, and health risks. The permits provide a permanent record of the work performed and inspections conducted on the project.

No. The new work must be constructed under the codes in effect today.

No. Only the new portion must meet the current codes unless the remodel creates a hazard for the existing building, such as overloading an existing beam.

For one thing, any contracted person doing work who is not currently registered with the State Construction Contractors Board is doing so illegally. Would you want this type of person working on your home?

Another reason is the registration provides some protection to the homeowner from being charged for work and materials not provided or paying twice for them (material suppliers and subcontractors can place a lien on your home if they do not receive payment from your contractor). There are also trade licenses for those persons doing plumbing and electrical work to provide some assurance that they have adequate knowledge and training in those fields.

Often there is a misunderstanding between the contractor and owner as to who is responsible for obtaining the permits. Be sure it is clear who is responsible. If the contractor were to be responsible for obtaining the permits, it would be wise to have the contractor provide proof they did so. The owner will ultimately be responsible for the work on their property.

Keep in mind that while you may be exempt from a permit, you may still be required to obtain other types of permits and/or approvals. For example, you may not need a building permit to build a 100 square foot shed on your property, but you will still be required to meet structure setback requirements from property lines required by the zoning code and the structure must still comply with building code regulations. If your property is located in a flood hazard zone, a flood hazard permit may still be required.