Planning a commercial renovation in Seattle? Whether you are fitting out a new restaurant, upgrading an office, or converting a retail space, the permitting process is more involved than most business owners expect. Here is what you need to know.
When a Commercial Renovation Requires a Permit
In Seattle, a permit is required for any commercial renovation involving structural changes, change of use, new or relocated plumbing or electrical, HVAC modifications, or any construction cost over the minor improvement threshold. In practice, nearly every significant commercial renovation requires a permit.
Tenant Improvement (TI) Permits
The most common commercial permit type. A TI permit covers alterations to an existing commercial space for a new or existing tenant. Requirements include architectural drawings, mechanical drawings, plumbing drawings, electrical drawings, and ADA compliance documentation.
Planning a project?
Planning a remodel of your own?
Send David the address and a few lines about what you want. The first basic feasibility check is free and usually takes about a day.
Architect since 1996, member of the AIA and NCARB. Three Masonry Excellence Awards for commercial projects; the Carr residence was featured in Above The Lake and Lux magazines.
Change of Occupancy
If your renovation changes the use type of the building (from retail to restaurant, from office to medical, etc.), you may trigger a full change of occupancy review, which requires the entire building to meet current code for the new use type. This is one of the most common and costly surprises in commercial projects.
ADA Requirements
Commercial renovations trigger ADA accessibility requirements in the “path of travel” to the renovated area, typically bathrooms, parking, and primary entrances. Budget 20% of renovation cost for path of travel upgrades if your building is older.
Timeline
Commercial permits in Seattle take 8-16 weeks for standard review. Projects with complex occupancy or structural changes take longer. Fire department review adds time for restaurants and assembly occupancies.
Piper Cole Architects manages commercial permits throughout the Seattle metro area. See our commercial service or contact us, call 425-753-6452.
Related guide: Land Entitlements & Development Review in Washington.
Authoritative sources
Regulatory requirements referenced in this guide are set by the official agencies below. Rules change, always confirm current requirements with the source:
