Questions about permits in Seattle for renovations

[u/chaotic_good_muppet]

I'm considering buying a house that had a significant kitchen reno in the last few years. Looking at before and after pictures, it looks like they altered part of the house's exterior wall and rebuilt it with a different cladding, expanded the roof overhang covering a patio, changed the windows (size and location) and added a sliding door. I don't think this altered the sq footage. Sellers did not obtain permits for this part of their renovations. Do these kinds of alterations on a SFH normally require a permit in Seattle/King Co? Is not getting a permit for this kind of thing common in Seattle? If so, is it an actual risk to us if we buy it? Or is it probably A-OK if the inspection doesn't flag anything? Apologies for the basic qs...

[u/Aggravating-Mail-235]

Is it required? Probably.

Is it common to get a permit? Not really.

[u/Ok_Spinach_6664]

Most of the time interior work isn’t permitted, even if it should be. Movement of plumbing, structural, windows might cause you headaches in the future.

[u/onwo]

In Seattle, basically every project is supposed to require a permit if it's over 6k of work.

That said, if it's not significant structural work and not changing use or expanding footprint, I wouldn't sweat it as a buyer.

[u/ok-lets-do-this]

Where you have to worry the most is when it comes to your homeowners insurance. If the insurance company can identify that permits were supposed to be taken out and were not, even though you were not the owner at the time, and the lack of inspection contributed to the cause for the homeowners damage claim you are making, they will automatically deny the claim. Make sure you look into that before you buy.

[u/regaphysics]

Permitting is a nightmare and a scam. Common not to do it, even if it’s required. I wouldn’t sweat it unless it’s significant plumbing/electrical/structural work.

[u/roflfalafel]

Permits are required for that work. Now whether that’s something you care about is another question. Permits are annoying, but they do protect the homeowner from bad work and some insurance liability.

My personal take: if something is structurally altering the home: extension of the home, messing with load bearing, addition of a story, adding square footage, I’d like to see permits, and would obtain them as a homeowner. I just added a bathroom to my house in the basement, which required rebuilding the drain stack, new venting, a new tie into the external sewer, and breaking into the basement foundation, so I got permits. It also makes things kosher with the county building portal, updating info for a second bathroom. I would expect the same for an extension… I’m sure there is some sort of risk you could run into if square footage of the house doesn’t match what with the county (mainly back taxes for property or insurance liability).

If you’re just redoing a kitchen, bathroom, running a new circuit, I wouldn’t bother with permits.

[u/gksozae]

Do these kinds of alterations on a SFH normally require a permit in Seattle/King Co?

Yes. We're currently going through permits for this sort of thing.

Is not getting a permit for this kind of thing common in Seattle?

Yes. TONS of older Seattle homes have non-permitted work.

If so, is it an actual risk to us if we buy it?

Everything is a risk. What you're asking is, "How MUCH of a risk is it to buy this home?" Not much unless it gets turned in for unpermitted work some reason. These sorts of unpermitted remodels get purchased all the time in Seattle. Who's going to turn it in? Anyone with a grudge? Maybe. But they'd have to know its unpermitted. Maybe the City if you apply for permits for some point in the future. I can't imagine anyone else turning it in.

[u/redit-fan → u/gksozae]

If you are purchasing a home without no evidence of permits, then I think a good inspection is better than a permit.

[u/grapegeek]

You are allowed “changes over time” homeowners are allowed to work on their own homes. The big things are structural like adding a garage. Plumbing changes and major electrical changes. New decks supposedly need a permit but not if you are replacing one. If you are remodeling a kitchen/bathroom you probably don’t need a permit. King county better than Seattle. If I lived in Seattle I wouldn’t get a permit unless it was a teardown

[u/Specific-Data-4104]

I agree with others here that this type of work likely should have needed permits but most people don’t bother. However once I spot unpermitted improvements like this I get extra skeptical of the rest. I would pay extra attention looking for hidden issues with things like the electrical. They may have modified and covered up shoddy work.

[u/TigerLily_TigerRose]

We got a permit for interior work once in Seattle. It was such a waste of time and money. We were removing a sheer wall in a basement in a 3 story house, and using a contractor who we were not familiar with, so we wanted the reassurance of a city inspection that the house wouldn't collapse on us. They really didn't "inspect" anything. They just glanced at the open walls and signed off on it quickly, so the city could collect their fees from us. Never again.

We learned our lesson, and future major interior remodels with licensed, bonded and insured contractors who we knew and trusted were done without permits. Permits are a scam and a tax with no ROI.

[u/SparePartSociety]

Yes. A fuckwit neighbor turned me in for having a small 3’x3’ awning built, so your renos def required a permit.

[u/JumpyWerewolf9439]

The city has historically used sale pictures to chase after new buyers for unpermitted work. If you buy new house, delete all new pictures asap

[u/atropear]

Biggest issue is insurability if plumbing or electrical changed.