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Permits and fees
City of Kirkland building permit fees for a major remodel
Kirkland publishes its fee tables, so on a seven-figure remodel you can do the arithmetic yourself. Here is the 2026 schedule worked at $750,000, what sits outside it, and what I could not confirm.
On this page
- How Kirkland sets the building permit fee
- How Kirkland values a remodel
- Worked example: a $750,000 remodel
- Mechanical, plumbing, electrical and energy
- Drainage, trees, land use and the rest
- Impact fees: do they apply to a remodel?
- Review times the city publishes
- What I could not confirm
- City fees, my fee and construction cost
- Questions
Key takeaways
- On a $750,000 remodel, the City of Kirkland’s 2026 schedule gives a building permit fee of $6,963.00 and a plan review fee of $4,525.95. With the 3.5 percent surcharge and the $6.50 state fee the building line is $11,897.56, about 1.59 percent of the value.
- Mechanical, plumbing and electrical permits, the energy code fee, drainage, tree and land use review, and impact fees on added floor area are charged separately. On the sample scope in this article the trades and energy lines add $3,964.32.
- Kirkland uses the higher of your stated value and the building official’s, and publishes a 4 week first review goal for a regular single family alteration or addition.
- City permit fees are a separate line from my fixed fee for design and permit, about $10,000 to $200,000 depending on scope, and from construction cost.
Short answer: on a $750,000 remodel, Kirkland’s building permit and plan review fees come to $11,488.95, and $11,897.56 once the 3.5 percent surcharge and the state fee are added. That is the city’s fee schedule effective January 1, 2026, applied to a $750,000 value, and it is an estimate: the building official sets the final value. Trade permits, drainage, trees, land use and impact fees come on top, depending on your house and lot.
Piper Cole Architects is based in Kirkland. Piper Cole designs and administers construction and does not build. I quote a fixed fee for design and permit, set by project budget and location, about $10,000 to $200,000 depending on scope. The city’s fees are a separate line, and so is construction. Every figure below comes from a City of Kirkland document I read in October 2026. My Seattle permit fees page does the same for Seattle.
Two kinds of number appear below. Base amounts, rates and percentages are the city’s published 2026 schedule. The $750,000 value, the trades scope, the 3,000 square feet and the 500 square foot addition are my assumptions, labelled where they appear. Confirm every amount with the City of Kirkland before you budget.
How Kirkland sets the building permit fee
The city’s Building Services Fees page lists the schedule “effective on January 1, 2026” and ties the building permit fee to Table 3 of the Kirkland Municipal Code. The city’s fee change notice says all Development Services fees rose 2.7 percent on that date, following the Consumer Price Index for Western Washington, and that complete applications submitted before January 1, 2026 stay vested to 2025 fees. An application filed now uses the 2026 numbers. The fee works in four steps.
- The building official decides the value of the work.
- Table 3 turns the value into a permit fee: a base plus a rate for each additional $1,000 or fraction.
- Plan review is 65 percent of the permit fee, paid at submittal. The permit fee is due at issuance.
- A 3.5 percent MyBuildingPermit.com surcharge on both is collected at issuance, plus the state building code council fee, $6.50 for the first residential unit.
The Table 3 bands that matter at this size:
| Value of construction | Permit fee |
|---|---|
| $100,001 to $1,000,000 | $1,620 for the first $100,000, plus $8.22 for each additional $1,000 |
| $1,000,001 to $5,000,000 | $9,837 for the first $1,000,000, plus $6.16 for each additional $1,000 |
The table steps at $1,000,000: the lower band reaches $9,018 there (1,620 + 900 × 8.22) and the next band starts at $9,837. I report it as printed. The city’s own 2023 schedule shows the same shape. I could not read the ordinance that adopted the 2026 amounts, so they rest on the city’s current fee page, and I do not cite an ordinance or code section for them.
How Kirkland values a remodel
The fee page says valuation is whatever the applicant indicates or the building official determines, “whichever is higher.”
For alterations, the city’s valuation page says the applicant’s stated value is generally used. If it appears understated, the city applies a percentage of the new construction valuation to the floor area affected, which the page says is the entire area of the rooms where alterations are proposed:
| Extent of alteration | Share of valuation | What the city describes | Example: 3,000 sq ft altered |
|---|---|---|---|
| Minor | 20% | Cosmetic work, refinishing surfaces, incidental structural work | $102,480 |
| Medium | 40% | Some walls added or removed, kitchen and bath renovations, additions with involved systems work | $204,960 |
| Major | 60% | Many walls added or demolished, new glazing with major remodeling, structural upgrades in limited areas | $307,440 |
| Full | 80% | Demolition down to a shell, substantial replacement of systems, significant structural or seismic work | $409,920 |
The last column uses the ICC valuation table the city links, dated August 2025; ICC updates that table every six months, so the city may link a newer one. Its R-3 one and two family row for Type V-B, a wood frame type, reads $170.80 per square foot: 3,000 × $170.80 × 80% = $409,920. The city’s fee page says it amends the ICC table, and ICC itself says the table is not intended for alterations to existing buildings. I cannot see which row or amendments apply to your house, so treat the column as an illustration of the method, not a prediction. Do not undervalue to save fees: the city takes the higher figure.
Worked example: a $750,000 remodel
Assumptions: one house, one dwelling unit, a $750,000 value accepted by the building official, regular plan review, 2026 tables, no Goat Hill overlay. The arithmetic:
| Step | Where it comes from | Arithmetic | Amount |
|---|---|---|---|
| 1. Project value | Assumed | $750,000 | |
| 2. Building permit fee | Table 3, $100,001 to $1,000,000 band | $750,000 − $100,000 = $650,000, which is 650 thousands; $1,620 + (650 × $8.22) = $1,620 + $5,343 | $6,963.00 |
| 3. Plan review fee | 65% of the permit fee, due at submittal | $6,963.00 × 0.65 | $4,525.95 |
| 4. Subtotal | $6,963.00 + $4,525.95 | $11,488.95 | |
| 5. Surcharge | 3.5% of plan review and permit fees | $11,488.95 × 0.035 | $402.11 |
| 6. State fee | SBCC, first residential unit | $6.50 | |
| 7. Building line | $11,488.95 + $402.11 + $6.50 | $11,897.56 |
The city publishes no worked building permit example that I found. In the Goat Hill overlay the page adds a 5 percent surcharge at issuance: $11,488.95 × 0.05 = $574.45. The same method at other values:
| Project value | Permit fee | Plan review (65%) | Building line with surcharge and state fee | Share of value |
|---|---|---|---|---|
| $500,000 | $4,908.00 | $3,190.20 | $8,388.14 | 1.68% |
| $750,000 | $6,963.00 | $4,525.95 | $11,897.56 | 1.59% |
| $1,000,000 | $9,018.00 | $5,861.70 | $15,406.99 | 1.54% |
| $1,500,000 | $12,917.00 | $8,396.05 | $22,065.51 | 1.47% |
Mechanical, plumbing, electrical and energy
Kirkland charges these on the same fee page, each as its own permit with the 3.5 percent surcharge. The page does not list the surcharge or a plan review percentage for the energy fee, so I did not apply them; confirm with the city. For a one or two family remodel:
| Permit | How the city charges a remodel | Plan review |
|---|---|---|
| Mechanical | $121 for each appliance, new duct system or gas piping run, maximum $364. Thermostat wiring $36 | 25% of the permit fee, paid at submittal, when plans are required |
| Plumbing | $30 for each new or moved fixture, $30 per dwelling unit to re-pipe domestic water lines. Minimum $60, maximum $358 | No plan review line in the one and two family part |
| Electrical | KMC Table 6 Section I, by the value of the electrical work: $1,718 for the first $50,000 plus $20 per $1,000 from $50,001 to $100,000; $2,649 for the first $100,000 plus $16 per $1,000 above that | 33% of the permit fee, paid at submittal |
| Energy code | $101 plus $0.01 per square foot of heated, cooled or artificially illuminated space, due at issuance | None listed |
The scope below is my assumption, not a quote: three mechanical items, nine new or moved plumbing fixtures plus one re-pipe, electrical work valued at $75,000, and 3,000 square feet of conditioned space.
| Line | Arithmetic | With plan review and surcharge |
|---|---|---|
| Mechanical | 3 × $121 = $363; plan review $363 × 0.25 = $90.75; surcharge $453.75 × 0.035 = $15.88 | $469.63 |
| Plumbing | (9 × $30) + $30 = $300; surcharge $300 × 0.035 = $10.50 | $310.50 |
| Electrical, $75,000 | $1,718 + (25 × $20) = $2,218; plan review $731.94; surcharge $2,949.94 × 0.035 = $103.25 | $3,053.19 |
| Energy code, 3,000 sq ft | $101 + (3,000 × $0.01) | $131.00 |
| Trades and energy together | $3,964.32 | |
| Building line plus trades and energy | $11,897.56 + $3,964.32 | $15,861.88 |
Electrical swings most: the same method gives $1,998.75 for $40,000 of electrical work and $4,197.10 for $125,000.
Drainage, trees, land use and the rest
These sit outside the building and trade lines. Each applies only when your project triggers it. Amounts come from the city’s Public Works schedule, land use schedule, fire permit fees and the building fee page, all effective in 2026.
| Item | What the city sets | When it applies |
|---|---|---|
| Drainage review | Basic $575, Simplified $1,926, Targeted $2,428, Full $4,857 | The city’s Policy D-3 (last revised July 2022) puts Basic at 500 to 1,999 sq ft of new plus replaced impervious area, Simplified at 2,000 or more for a single family lot without critical areas, and Targeted near steep slopes, wetlands, streams or lakes |
| Surface water capital facility charge | Exempt | The schedule exempts the “alteration/expansion of single dwelling unit on single lot” |
| Tree removal permits | Landmark tree $308; multiple private or right-of-way trees $616 | A building permit needs a tree retention plan, though a remodel or an addition under 50 percent of the existing footprint may be exempt if no work touches a regulated tree’s critical root zone. I found no separate review fee |
| Shoreline | Substantial development exemption $3,575; substantial development permit, other shoreline improvements $20,295 | Lakefront and other shoreline lots. See my shoreline exemption guide |
| Critical areas, SEPA, variance | Critical area determination $1,704; planning official decision $3,183; environmental checklist base fee $3,115; variance $2,368 | Steep slopes, streams, wetlands. I did not confirm when SEPA applies to a single family remodel |
| Fire sprinkler, alteration | NFPA 13D alteration $220 at application and $450 at issuance | Only if a residential system is required or altered |
| Extra review and inspections | $179 an hour; additional review fees after the second review | Corrections that need more than two cycles |
Land use lines carry the same 3.5 percent surcharge. A Tier 1 pre-submittal conference, which covers a single family remodel or addition, has no fee. For waterfront lots, see my waterfront remodel guide.
Impact fees: do they apply to a remodel?
Park, fire and transportation impact fees are charged by square foot. I quote the city’s July to December 2026 schedule; the city’s July 2026 notice says applications submitted and deemed complete on or after July 1, 2026 use the new rates, and some rates step up again on January 1 and July 1, 2027. The schedule says each applies to “ALL new net square foot added to structure.” Residential non-stacked rates are $5.18 (park), $0.75 (fire) and $4.51 (transportation) per square foot, with per-dwelling caps. The school fee, dated January 1, 2026 on the same document, is $7,277 per single family dwelling unit.
By that wording, a remodel inside the existing walls adds no square feet, and I read no impact fee into it. An addition does. The city’s own ADU example shows the method: 801 square feet × $2.59 = $2,074.59 for the park fee. For a 500 square foot addition:
| Fee | Arithmetic | Amount |
|---|---|---|
| Park | 500 × $5.18 | $2,590.00 |
| Fire | 500 × $0.75 | $375.00 |
| Transportation | 500 × $4.51 | $2,255.00 |
| Total, illustrative | $5,220.00 |
That illustrates the schedule; it is not a quote. The code sections on exemptions and credits sit on sites that block automated readers, so I could not confirm how they treat an addition to an existing house. Ask the city in writing, and see when a remodel counts as a new house.
Review times the city publishes
Kirkland publishes target times on its permit review times page and in a one page Time to Review Goals chart, last updated September 15, 2026. The chart warns that actual review times may vary. For a single family addition or alteration:
| Review type | First review | Pre-issuance revision |
|---|---|---|
| Regular | 4 weeks | 10 business days |
| Fast Track | 10 business days | 5 business days |
| Express | 3 business days | 3 business days |
The chart’s notes say a SEPA determination or third-party structural review needs additional time, and urban forestry review happens one week before these goals. Fast Track is for additions of no more than 50 percent of existing square footage without complex structural alterations, and Express for single story additions of 500 square feet or less with no heated space, no roof line change and only minor structural work. A note says SEPA, shoreline, Goat Hill or Holmes Point projects use the Regular times. A $750,000 remodel with structural changes will usually sit in Regular, which is my reading; the plans examiner decides. The permit review times page calls Express about one week; the chart says 3 business days. On my side, design to permit submission typically takes 2 to 4 months, and the city’s clock starts after that. See my Kirkland permit guide and zoning guide.
What I could not confirm
- The ordinance behind the 2026 amounts. The city’s code sites blocked my reader, so I did not read the fee sections. The numbers come from the city’s fee pages.
- Impact fee exemptions and credits for additions. Same reason.
- Which valuation row and amendments apply to your house.
- Sewer capital facility charge on an existing connection.
- Drainage review below 500 square feet of new impervious area. Policy D-3 starts there; I did not read the policy for smaller projects.
City fees, my fee and construction cost
A remodel budget has three separate lines, and permit fees are the smallest.
| Line | What sets it | Planning figure |
|---|---|---|
| Construction | The builder’s bid on finished drawings | Whole house renovation $300 to $550 per sq ft; additions $350 to $650 per sq ft (planning ranges) |
| Design and permit documents | My fixed fee, set by project budget and location | About $10,000 to $200,000 depending on scope |
| City permit fees | The city’s schedule applied to the value of the work | Kirkland building line on $750,000: $11,897.56; sample scope with trades and energy: $15,861.88; plus the items above |
The sample scope comes to about 2.11 percent of a $750,000 value ($15,861.88 ÷ $750,000), before drainage, trees, land use or impact fees. My fee is quoted separately, and your builder’s contract should say in writing whether permit fees sit inside the bid or outside it. The wider budget is in planning a million dollar remodel. I am based in Kirkland and design remodels here; the details are on my Kirkland remodel architect page.
Before you budget the permits
Get a free first feasibility check
Send me the address, the rough size of the house and what you want to change. In about a day I will tell you which Kirkland reviews your lot is likely to trigger, and whether the $1,500 in-depth study, 2 to 3 weeks, is worth doing next. I have been an architect since 1996, an AIA member since 1992 and an NCARB member since 1996.
Questions
How much are building permit fees in Kirkland for a remodel?
How does the City of Kirkland calculate building permit fees?
Is plan review a separate charge from the Kirkland building permit fee?
Are mechanical, plumbing and electrical permits included in the Kirkland building permit?
Do Kirkland impact fees apply to a remodel?
How long does Kirkland take to review a remodel permit?
Are permit fees part of the architect’s fee or the construction cost?
Did Kirkland permit fees go up in 2026?
Authoritative sources
Regulatory requirements referenced in this guide are set by the official agencies below. Rules change, always confirm current requirements with the source: