Permit & Project Management Across the Greater Seattle Area
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.
See residential design and permit prices
- Over 200 projects
- 4.9 on Google
- 20+ years of experience
- 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 the Greater Seattle area 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.
Dental & Medical Office Build-Outs Across the Greater Seattle Area
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 Across the Greater Seattle Area, Ground-Up Commercial Construction Across the Greater Seattle Area and the rest of Commercial Construction Across the Greater Seattle Area.
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 (AGO 2021 No. 2), 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 of experience
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.
Residential design and permits
Design and Permit Prices in the Greater Seattle Area
Design and permits for residential projects start at $1,500+ for a lot check and site plan, $4,500+ for a single room, $12,000+ for a whole home or addition and $15,000+ for an ADU or new structure.
Price depends on three things: the size of the project, how much engineering it needs, and how complex the city review is. Pick a project type to see what the design package includes.
Lot Check and Site Plan
Step 1 for additions, ADUs and new structures
Typical size: Any lot
Common scope: Zoning and setback check · Utility locations · Site plan drawing
Typical timeline: 1 to 2 weeks
Lot check and site plan
Know what you can build
Starting at
$1,500+
Priced in writing after a site visit. City fees are separate.
- Site visit with measurements
- Zoning, setback and lot coverage check
- Utility and sewer location review
- Site plan drawing
- What the city will allow, in writing
- Budget range for the next step
Best for: Before you commit to design
City fees: permit and plan review fees are paid to the city and listed separately. We prepare the application, answer correction letters and track the permit until it is issued.
Not included in starting prices: City permit and plan review fees, paid to the city · Survey by a licensed surveyor where required · Geotech or arborist reports · Construction. We price these in writing if your project needs them.
Single Room Design and Permits
Bathroom or kitchen
Typical size: One room
Common scope: Bathroom · Kitchen · Basement room
Typical timeline: 3 to 5 weeks design, 2 to 6 weeks city review
Room design package
Plans and permit for one room
Starting at
$4,500+
Priced in writing after a site visit. City fees are separate.
- Measured existing conditions
- Floor plan and elevations
- 3D views of the new room
- Selections list for finishes
- Permit drawings and filing
- Answers to city correction letters
Best for: A kitchen or bath ready to price and build
City fees: permit and plan review fees are paid to the city and listed separately. We prepare the application, answer correction letters and track the permit until it is issued.
Not included in starting prices: City permit and plan review fees, paid to the city · Survey by a licensed surveyor where required · Geotech or arborist reports · Construction. We price these in writing if your project needs them.
Whole Home or Addition Design and Permits
Full remodel or new square footage
Typical size: Whole home or addition
Common scope: Layout changes · Additions · Second stories
Typical timeline: 8 to 12 weeks design, 6 to 12 weeks city review
Whole home package
Plans, engineering and permit
Starting at
$12,000+
Priced in writing after a site visit. City fees are separate.
- Measured existing conditions
- Floor plans, elevations and sections
- 3D views of key rooms
- Structural engineering coordination
- Energy code calculations
- Permit filing and correction letters
Best for: Remodels with layout changes and additions
City fees: permit and plan review fees are paid to the city and listed separately. We prepare the application, answer correction letters and track the permit until it is issued.
Not included in starting prices: City permit and plan review fees, paid to the city · Survey by a licensed surveyor where required · Geotech or arborist reports · Construction. We price these in writing if your project needs them.
ADU and New Structure Design and Permits
Detached or attached unit
Typical size: ADU, DADU or new structure
Common scope: Detached DADU · Attached ADU · Garage or studio
Typical timeline: 10 to 14 weeks design, 8 to 14 weeks city review
ADU package
Plans, engineering and permit
Starting at
$15,000+
Priced in writing after a site visit. City fees are separate.
- Site plan and utility layout
- Floor plans, elevations and sections
- 3D views
- Structural engineering and calculations
- Energy code calculations
- Permit filing and correction letters
Best for: A new unit ready to price and build
City fees: permit and plan review fees are paid to the city and listed separately. We prepare the application, answer correction letters and track the permit until it is issued.
Not included in starting prices: City permit and plan review fees, paid to the city · Survey by a licensed surveyor where required · Geotech or arborist reports · Construction. We price these in writing if your project needs them.
What's Included by Tier
| Feature | Included |
|---|---|
| Site visit and measurements | Included |
| Drawings | Included |
| 3D views | Included |
| Engineering coordination | Included where needed |
| Permit filing and corrections | Included |
| City fees | Paid to the city |
"Starting at" prices reflect typical completed projects in the Greater Seattle Area and are not a quote. Final pricing depends on size, layout changes, material selections, permits and what we find behind the walls. Every project is priced in writing after a site visit.
Design and Permit Cost Questions
How much do design and permits cost?
A lot check and site plan start at $1,500+. A single room design package starts at $4,500+, a whole home or addition at $12,000+ and an ADU or new structure at $15,000+.
Are city permit fees included?
No. Permit and plan review fees are paid to the city and listed separately.
How long does the city take?
Seattle and Eastside cities usually review a single room in 2 to 6 weeks, a whole home or addition in 6 to 12 weeks and an ADU in 8 to 14 weeks.
Do I need a permit for my remodel?
Most remodels that change walls, plumbing, electrical or structure need one. We tell you at the lot check or first visit.
Can I use my own plans?
Yes. We review them for buildability and price, and can take them through permit.
What warranty do you give?
Every design carries a 2-year workmanship warranty, extendable to 5 years. Materials carry their manufacturer's warranty.
Our workmanship warranty
- 2 years standard. Our installation and labor are covered for 2 years from substantial completion.
- Up to 5 years. You can extend the workmanship coverage up to 5 years for an added charge, set in your contract.
- Not transferable. Coverage stays with the client who signed the contract and does not pass to a new owner.
- Materials. Materials, finish materials included, carry the manufacturer's or supplier's warranty, and we help you file a claim.
Permit and project management questions
What do commercial permit services in the Greater Seattle area 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 Across the Greater Seattle Area.
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
Four quick steps. Tell us about your project and we’ll reach out to discuss it and see if we’re the right fit.