Key takeaways
- On a $750,000 project value, Seattle’s 2026 fee table gives a building permit fee of $6,609 and a plan review fee of $6,609. With the 5 percent technology fee and the $6.50 state surcharge the total is $13,885.40, about 1.85 percent of the value.
- That total is the building permit and plan review line. Electrical, plumbing, any hourly mechanical review, site and drainage review, tree review and land use review are charged separately.
- SDCI decides the value. For alterations it generally uses the figure you give it, and falls back to a table of 20, 40, 60 or 80 percent of its per square foot valuation data if the figure looks understated.
- SDCI’s 2026 fee summary says construction and master use permit fees rose 18 percent year over year on January 1, 2026.
- 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 in Seattle, the building permit and plan review fees come to $13,218, and $13,885.40 once the technology fee and the state surcharge are added. That is the 2026 city table applied to a $750,000 project value, and it is an estimate: SDCI sets the final value and recalculates the fees during review. It is not the whole government bill. Electrical, plumbing, site and drainage review, trees and any land use review come on top, depending on your lot.
Piper Cole designs and administers construction; it 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. Figures below come from Seattle’s 2026 documents and other cities’ own fee schedules as of October 2026. Fees change every January, so confirm before you budget.
How SDCI sets the fee
Seattle’s fees are in the Fee Subtitle, Chapter 22.900 of the Seattle Municipal Code. SDCI publishes it each year; the 2026 edition took effect January 1, 2026. For a building permit the fee is value based and works in three steps.
- SDCI determines the value of construction.
- Table D-1 turns that value into a Development Fee Index. Each band has a base amount plus a rate for each additional $1,000 or fraction of $1,000.
- Table D-2 sets the permit fee at 100 percent of the index and the plan review fee at 100 percent of the index. A permit that needs plan review therefore costs twice the index.
Two additions follow. Section 22.900A.100 adds a technology fee of 5 percent of the fees and charges under chapters 22.900B to 22.900F and 22.900H, and Washington adds a building code council fee under RCW 19.27.085, $6.50 on each residential building permit. SDCI’s fee estimator adds that $6.50 to the amount due at issuance. The Table D-1 bands for a project of this size:
| Value of construction | Development Fee Index |
|---|---|
| $250,001 to $500,000 | $2,984 for the first $250,000, plus $7.50 for each additional $1,000 |
| $500,001 to $750,000 | $4,859 for the first $500,000, plus $7 for each additional $1,000 |
| $750,001 to $1,000,000 | $6,609 for the first $750,000, plus $7 for each additional $1,000 |
| $1,000,001 to $1,500,000 | $8,359 for the first $1,000,000, plus $6.75 for each additional $1,000 |
For 2026 SDCI applied an inflationary increase of 6.5 percent to most fees, and its fee summary says construction and master use permit fees increase by 18 percent year over year. A 2025 figure will look low for that reason. Value-based fees follow the subtitle in effect when SDCI receives a valid and fully complete application (22.900A.050.B.2), so an application this year uses these tables.
How SDCI decides what your remodel is worth
Section 22.900D.010.C has the director determine the value of construction: the estimated current value of all labor and materials, whether actually paid or not, including finish work, electrical, plumbing, heating and other permanent work, but not furnishings. SDCI uses International Code Council building valuation data and other criteria the director approves.
SDCI’s 2026 fee estimator works in two steps: new floor area times the per square foot figure in the valuation table, then the value of work altering existing floor area, where its note says to enter your budget for internal renovations, including interior finishes. The valuation rule SDCI’s fee page lists for 2026, Director’s Rule 5-2025, effective July 1, 2025, is the only valuation rule on SDCI’s active rules list as of October 7, 2026. It gives $186.29 per square foot for a one or two family dwelling of Type VB construction, the type the estimator says is correct for single family projects.
For alterations, Director’s Rule 2-2021 says the value specified by the applicant will generally be used. If it appears understated, SDCI applies a percentage of the valuation figure to the floor area affected:
| Extent of alteration | Share of valuation figure | What the rule describes |
|---|---|---|
| Minor | 20% | Cosmetic work and only incidental structural work |
| Medium | 40% | Some walls added or removed, kitchen and bath renovations, additions with more involved systems work |
| Major | 60% | Many walls added or demolished, new glazing with major remodeling, structural upgrades in some areas |
| Full | 80% | Demolition down to a structural shell, new or substantially replaced systems, significant structural upgrading |
As a floor, 3,000 square feet at the Full tier works out to 3,000 × $186.29 × 80% = $447,096. The rule also lets you hand SDCI a contract or bid documents as evidence of actual value before the permit issues. Do not undervalue to save fees. The subtitle says that if the fee collected at application is less than 90 percent of the revised fee, review work after the initial review stops until the balance is paid.
Worked example: a $750,000 remodel
Assumptions: one dwelling, one building, a $750,000 value accepted by SDCI, full plan review, 2026 tables. The arithmetic:
| Step | Where it comes from | Arithmetic | Amount |
|---|---|---|---|
| 1. Project value | Assumed | $750,000 | |
| 2. Development Fee Index | Table D-1, $500,001 to $750,000 band | $4,859 + (250 × $7), since $750,000 − $500,000 = $250,000 is 250 thousands | $4,859 + $1,750 = $6,609 |
| 3. Building permit fee | Table D-2, line 1: 100% of index | $6,609 × 100% | $6,609.00 |
| 4. Plan review fee | Table D-2, line 1: 100% of index | $6,609 × 100% | $6,609.00 |
| 5. Subtotal | $6,609 + $6,609 | $13,218.00 | |
| 6. Technology fee | 22.900A.100: 5% | $13,218 × 0.05 | $660.90 |
| 7. State surcharge | RCW 19.27.085, residential permit | $6.50 | |
| 8. Total | $13,218.00 + $660.90 + $6.50 | $13,885.40 |
Two checks. First, $750,000 is the top of its band, and the next band starts at a base of $6,609, so both rows give the same index. Second, SDCI’s fee summary publishes its own example: a $1,117,740 project pays $18,311 for plan review and permit. By the same method the index is $8,359 + (118 × $6.75) = $9,155.50, because $117,740 over $1,000,000 rounds up to 118 thousands, and doubling it gives $18,311.
Timing matters for cash. SDCI’s fee page says that when plan review is required you pay 75 percent of the plan review and permit fees at application: 0.75 × $13,218 = $9,913.50, the plan review fee plus half the permit fee. With the technology fee that is about $10,409 at application and about $3,476 at issuance. Hourly fees found during review are settled before issuance and are not in this figure.
The same method at other values, so you can place your own project. Each row doubles the index, then adds 5 percent and $6.50.
| Project value | Index | Permit plus plan review | With tech fee and state fee | Share of value |
|---|---|---|---|---|
| $500,000 | $4,859 | $9,718 | $10,210.40 | 2.04% |
| $750,000 | $6,609 | $13,218 | $13,885.40 | 1.85% |
| $1,000,000 | $8,359 | $16,718 | $17,560.40 | 1.76% |
| $1,500,000 | $11,734 | $23,468 | $24,647.90 | 1.64% |
What that total leaves out
The $13,885.40 is the building line only. These are charged in addition when your project triggers them, each at the 2026 amounts in the Fee Subtitle, and each carries the 5 percent technology fee.
| Item | What the 2026 Fee Subtitle sets | Section |
|---|---|---|
| Mechanical | No separate permit fee when the mechanical plans are reviewed with the structural and architectural plans. Table D-2 also lists mechanical review at the $292 hourly rate, 1 hour minimum, so ask how SDCI will treat yours | 22.900D.090.B; Table D-2, line 4 |
| Electrical, plans reviewed | Charged by the value of the electrical work in Table D-14, which starts at $260 and rises with value | 22.900D.150, Table D-14 |
| Plumbing and fuel gas | Collected by Public Health, Seattle and King County, under its own schedule | 22.900G.030 |
| Drainage review | 1 hour minimum at the $292 hourly rate, hours beyond that at $292 | 22.900D.145, Table D-SR |
| Geotechnical review, outside ECAs | 1/2 hour minimum, $146, hours beyond at $292 | Table D-SR |
| Critical area (ECA) review | 1/2 hour minimum, $146, hours beyond at $292; third-party geotechnical review is billed at contract cost plus hourly fees. Wetland and habitat review is $551 | 22.900D.145; Table C-1, item 16 |
| Tree review on a construction permit | Land Use hourly rate times 1, which is $551 | Table C-1, item 40 |
| Variance, ECA variance or shoreline substantial development permit | Minimum 10 hours at $551, which is $5,510, plus a $292 intake fee and a public notice fee | Table C-1; land use fee sheet |
| Each extra correction cycle | Up to two times the $292 base fee, $584, may be charged after written notice when a response is insufficient | 22.900D.010.J |
Tree review is a small number on its own, but the 2026 fee summary says SDCI changed its tree fees to recoup the cost of reviewing tree removal and protection during construction permitting. My tree ordinance guide covers the rules. On a waterfront lot land use lines add to the bill; the shoreline exemption guide explains that path.
Field inspection, over the counter and overtime
Some simple permits are issued subject to field inspection. Table D-2 charges the plan review fee at 40 percent of the index for those, and SDCI’s fee page says such a permit pays only 40 percent of the plan review fee. SDCI Tip 316 (updated April 2024) says that route is for simple work, such as non-structural interior alterations in single family houses and openings in bearing walls that carry one story and the roof with beam spans up to 14 feet. It excludes second story and two-story additions, ADUs, retaining walls, foundations on piles and projects that need routing to other City departments. A remodel in the range this article is about will usually need full plan review; ask SDCI to confirm for your scope.
Electrical work that needs no plans can use an over-the-counter permit with a $105.12 minimum plus a $55.48 administrative fee (Table D-15). The only acceleration charge I found in the subtitle is overtime: section 22.900B.010.C charges the hourly rate, $292 for building work, with director approval and a one hour minimum.
How Bellevue, Kirkland and Mercer Island differ
Each city has its own fee schedule, review process and way of valuing the work. I quote only what I could confirm from each city’s own documents.
| City | What I confirmed from the city’s own documents | What I could not confirm |
|---|---|---|
| Seattle | Value-based Table D-1 and D-2, plan review at 100% of the index, 5% technology fee, $6.50 state fee (2026 Fee Subtitle) | Nothing material for this article |
| Bellevue | The city’s permit fee page says fees fall in two groups: submittal fees for plan review and administration, and issuance fees for inspection and administration that may include impact fees. Its estimator is described as a general guide and says it is not a quote. A remodel with structural work is one permit that includes electrical, mechanical and plumbing | Bellevue’s 2026 fee table is in its fee ordinance, which I could not open when I checked, so I am not quoting a Bellevue amount |
| Kirkland | Nothing from its current schedule | I could not open Kirkland’s current building fee schedule when I checked, so I am not quoting a Kirkland amount |
| Mercer Island | The city’s fee schedule (Resolution 1698, effective August 1, 2026): a valuation table sets the building permit fee, plan check is 70% of it, a combination permit for mechanical, electrical and plumbing inspection is 31% of it, and applicant valuations are checked against the city’s own table | Nothing material for this article |
Mercer Island’s numbers can be run the same way. For a value between $500,001 and $1,000,000 the table gives $5,547.09 for the first $500,000 plus $7.81 for each additional $1,000. At $750,000 that is $5,547.09 + (250 × $7.81) = $5,547.09 + $1,952.50 = $7,499.59 for the building permit. Plan check at 70 percent is $5,249.71, and the 31 percent combination permit is $2,324.87, for $15,074.17 across the three, before the city’s additional review lines such as energy compliance, fire protection and arborist review.
Do not rank $15,074.17 against Seattle’s $13,885.40. Mercer Island’s total includes mechanical, electrical and plumbing inspection, Seattle’s leaves electrical and plumbing out, and the cities value work from different tables. For Bellevue and Kirkland the answer is that they differ, so ask the city for an estimate on your scope. My city guides: Bellevue, Kirkland and Mercer Island.
Permit fees, my fee and construction cost
A remodel budget has three separate lines, and permit fees are only one of them.
| 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 fee schedule applied to the value of the work | Seattle building line on $750,000: $13,885.40, plus the items above |
If your construction budget is $750,000 and SDCI accepts it as the value, the Seattle building line is about 1.85 percent of it: $13,885.40 ÷ $750,000 = 0.0185. My fee is quoted separately, and the contract with your builder should say in writing whether permit fees sit inside the bid or outside it. Design to permit submission typically takes 2 to 4 months, and a Seattle remodel permit can be obtained in about 2 to 3 months; these fees are settled before it issues. The wider budget is in planning a million dollar remodel; the paperwork is in the renovation permit checklist and the Seattle building permit guide.
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 reviews your lot is likely to trigger and whether the plan fits, and whether the $1,500 in-depth study, 2 to 3 weeks, is worth doing next.
What to ask before you apply
- What value will SDCI use? Bring the contract or bid if you have one.
- Which reviews does my lot trigger? Trees, drainage, critical areas, shoreline and land use each add lines.
- Who applies for electrical and plumbing? They are separate permits, and plumbing sits with a different office.
- Who pays the city? Put it in the builder’s contract in writing.
Questions
How much does a building permit cost in Seattle for a remodel?
It depends on the value of the work. Under the 2026 Fee Subtitle, a $750,000 project pays a $6,609 building permit fee and a $6,609 plan review fee, plus a 5 percent technology fee ($660.90) and a $6.50 state fee, for $13,885.40. A $500,000 project comes to $10,210.40 by the same method and a $1,000,000 project to $17,560.40. Electrical, plumbing, site, tree and land use reviews are extra, and SDCI sets the final value.
How does SDCI calculate building permit fees?
SDCI determines the value of construction, finds the Development Fee Index for that value in Table D-1 of the Seattle Fee Subtitle (SMC 22.900), and charges the permit fee at 100 percent of the index and the plan review fee at 100 percent of the index. A 5 percent technology fee and the state building code council fee are added. For alterations SDCI generally uses the value the applicant states, and may substitute 20, 40, 60 or 80 percent of its per square foot valuation figure if the stated value looks too low.
Is the plan review fee on top of the building permit fee in Seattle?
Yes, it is a separate charge, and for a building permit that needs plan review it equals the permit fee. On a $750,000 project that is $6,609 for the permit and $6,609 for plan review. A permit issued subject to field inspection pays the permit fee in full but only 40 percent of the plan review fee, and that route is limited to simple work.
What is the technology fee on a Seattle permit?
Section 22.900A.100 of the Fee Subtitle adds a technology fee equal to 5 percent of the fees and charges under chapters 22.900B to 22.900F and 22.900H. On the $13,218 of permit and plan review fees in the $750,000 example it is $660.90. It also applies to hourly review fees and land use fees.
Are electrical, mechanical and plumbing permits included in the Seattle building permit fee?
A mechanical permit is treated as part of the building permit, with no additional permit fee, when the mechanical plans are reviewed with the structural and architectural plans (22.900D.090.B), although Table D-2 also lists mechanical review at the $292 hourly rate with a one hour minimum, so ask SDCI how it will treat yours. Electrical is a separate permit: when plans are reviewed it is charged by the value of the electrical work under Table D-14, and without plans it starts at $105.12 plus a $55.48 administrative fee. The subtitle says plumbing and fuel gas fees are collected by Public Health, Seattle and King County.
Are permit fees part of the architect’s fee or the construction cost?
No, they are a third line. City permit fees are set by the city’s fee schedule and the value of the work. I quote a fixed fee for design and permit, set by project budget and location, about $10,000 to $200,000 depending on scope. Construction is the builder’s bid; the planning ranges I use are $300 to $550 per square foot for a
whole house renovation
and $350 to $650 for additions. Ask your builder whether permit fees are in or out of the bid.
Did Seattle permit fees go up in 2026?
Yes. SDCI’s 2026 fee summary says it applied an inflationary increase of 6.5 percent to most fees on January 1, 2026, and that construction and master use permit fees increase by 18 percent year over year. Its own example shows a $1,117,740 project paying $18,311 in plan review and permit fees in 2026.
Do Bellevue, Kirkland and Mercer Island charge the same permit fees as Seattle?
No. Each city sets its own schedule. Mercer Island’s 2026 schedule, effective August 1, 2026, charges plan check at 70 percent of the building permit fee and a combination permit for mechanical, electrical and plumbing inspection at 31 percent; on a $750,000 valuation its table gives a $7,499.59 building permit fee. Bellevue publishes submittal and issuance fees in a fee ordinance and an online estimator. Ask Bellevue and Kirkland for an estimate on your scope.
Can a large remodel get the cheaper subject-to-field-inspection permit in Seattle?
Usually not. SDCI Tip 316 limits that route to simple work such as non-structural interior alterations and openings in bearing walls with short spans, and excludes second story additions, ADUs, retaining walls, pile foundations and projects routed to other departments. A major remodel normally goes through plan review, so ask SDCI to confirm for your scope.
Authoritative sources
Regulatory requirements referenced in this guide are set by the official agencies below. Rules change, always confirm current requirements with the source:
