Permit & Project Management in Seattle
One contractor owns the permit file and the job schedule, from the first records search to the final sign-off.
- We work out which permits your scope needs before anyone draws or prices it.
- We coordinate your architect and engineers and answer plan review corrections as one set.
- We book every inspection, track cost and dates, and hand over a complete closeout file.
By appointment. Limited start dates.
- Over 200 projects
- 4.9 on Google
- 20+ years building
- WA license VOLCABI792C6
Trusted to build for
When a permit stands between you and the work
Commercial permit services matter most when nobody on your side has time to learn the city portals. These are the calls we get.
Business owners and tenants
You know what the space has to do, not which permit type fits it or who signs the drawings. You want one person who tracks the application, the corrections and the inspector, and tells you plainly where it stands.
Landlords and property managers
Several suites, several vendors, one building record. You need permits pulled in the right name, work letters respected, and a closeout file the next tenant, lender or insurer can rely on.
Owners with a stalled application
A correction letter has sat unanswered, or work started before the permit. Commercial or residential, the path back is the same: sort out what the city is asking for, answer it completely, and get inspections moving.
What permit and project management covers
Construction project management in Seattle is mostly paperwork done early and on time. This is the work we carry.
Permit path and records
Property and permit history research, the list of building and trade permits the scope needs, and whether an SDCI coaching session or pre-submittal conference is worth booking.
Application and submittal
Pre-application, forms, plan set assembly and upload through the Seattle Services Portal or MyBuildingPermit, checked for completeness before intake.
Design team coordination
We bring in and coordinate the licensed architect and engineers your project requires. They design and stamp; we keep their drawings matched to what will be built.
Plan review corrections
Every reviewer comment answered in one consolidated response, with revised sheets in a complete plan set, not loose pages.
Inspections and occupancy
Preconstruction meetings, trade and building inspections in the right order, fire system sign-offs, the final and any certificate of occupancy.
Schedule, budget, closeout
A dated schedule and cost log kept current, change requests priced before work, and approved plans, finaled permits and warranties handed over at the end.
We run permits on the projects we build: Commercial Remodeling in Seattle, Ground-Up Commercial Construction in Seattle and the rest of Commercial Construction in Seattle.
How we keep paperwork from stopping the job
Most delays we see start as a missing form or a late answer. The process is built to remove both.
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Define the permit path
We visit the site, pull the permit history, read your lease or scope, and write down every permit, inspection and design professional the work needs before pricing.
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Submit complete, answer fast
We assemble the application with your design team, submit through the city portal, then collect every correction response into one set so a review cycle is never spent on a missing sheet.
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Build to the approved set
Work follows the approved plans. We book inspections as each stage is ready, schedule disruptive work after hours or on weekends in occupied buildings, and report schedule and cost changes in writing.
How the permit offices actually work
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The Seattle rule
Corrections come back as one set
SDCI takes most applications through the Seattle Services Portal, starting with a pre-application. Reviewers finish before you can reply; each comment then needs a written response in the consolidated plan set, or a code citation explaining why no change was made, and SDCI reviews only complete plan sets, not single sheets.
What we doWe gather the architect's, engineer's and owner's answers into one response set and resubmit the full plan set.
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The Bellevue rule
The inspector meets you before work starts
Bellevue permits are applied for and issued on MyBuildingPermit. A preconstruction meeting with the inspector can be held after issue and before work, and some permits require one. Final building sign-off authorizes occupancy unless a certificate of occupancy is required, as it is for a commercial tenant improvement that changes use.
What we doWe book the preconstruction meeting and keep the approved plans and permit card on site for every inspection.
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The Washington rule
Some drawings need an architect's seal
Under RCW 18.08.410, design work without an architect is limited to buildings up to 4,000 square feet in total, or alterations up to 4,000 square feet in a larger building that do not affect life safety or structural systems. The Attorney General has said engineers may not stamp architectural drawings, and the building official decides what a project needs.
What we doWe check your building and scope against that line first, so the right professional is on the job before drawings begin.
Every contractor on a Washington job must be registered with L&I under RCW 18.27.020, and each electrical contractor buys its own permit from the city or L&I. In Seattle, fire and life safety systems and all specialty permits must be approved before the building final.
Why a contractor-run permit file helps
When the builder also owns the permit, what the city approved and what gets built stay the same thing.
Registered and accountable
Washington contractor license VOLCABI792C6, registered with L&I. Licensed, bonded and insured.
Contractor, not designer
We do not stamp drawings. Licensed architects and engineers do, and we manage their schedule alongside ours.
20+ years building
Over 200 projects company-wide, run from our main office in Bellevue.
4.9 on Google
The rating owners read on our Google profile before they call.
Permit and project management questions
What do commercial permit services in Seattle include?
They cover everything between an idea and a finaled permit: finding the permit path, preparing and submitting the application, answering plan review corrections, scheduling inspections and closing the permit out. We handle these on the projects we build, alongside the construction itself.
Do I need an architect for a commercial permit in Washington?
Often, yes. RCW 18.08.410 lets work proceed without an architect only for buildings up to 4,000 square feet in total, or alterations of that size in a larger building that do not touch life safety or structural systems. Beyond that, a Washington licensed architect seals the drawings, and the building official decides when a project needs an architect's or engineer's drawings.
What is permit expediting, and can it guarantee an approval date?
Permit expediting means submitting a complete application and answering corrections quickly and fully; no one can guarantee an approval date. SDCI says the time a permit takes depends on project complexity, the number of correction rounds and how complete the responses are, which is the part we control.
Does a tenant improvement need a certificate of occupancy?
Only when the occupancy or use changes. SDCI does not require a certificate of occupancy for a tenant improvement unless the Building Code occupancy changes, and Bellevue issues one before occupancy of a commercial tenant improvement that changes use. See Tenant Improvements in Seattle.
Who schedules inspections on a commercial project?
The permit holder does, and on our projects that is us. SDCI and Bellevue both put the duty to request each inspection on the permit holder, and electrical, plumbing and mechanical work each carry separate permits and inspections that must pass before the building final.
Do you manage permits for residential projects too?
Yes, for the homes we build and remodel. The same portals, corrections and inspections apply, so exterior, addition and remodel projects get the same permit file and schedule tracking as a commercial job.
Talk through your permit and schedule
Tell us about your project, investment range, and timeline. We’ll review the details and reach out to discuss your project and see if we’re the right fit.