FAQs: FREQUENTLY ASKED QUESTIONS

A. Yes, to do work in the City of Tacoma both a City business license and Washington State contractor’s license are required.
For information on obtaining a Washington State Contractor's License contact the State of Washington Contractor's License division 1-800-647-0982.
For information on obtaining a City of Tacoma business license please contact the City of Tacoma Business License Department  (253) 591-5252.

A. Yes. For information on Home Occupation Standards see our Home Occupations tip sheet or contact Development Services at (253) 591-5030, press option 3 then option 2. For information on business license requirements, contact the City of Tacoma Tax & License Department at (253) 591-5252

A. Permits help ensure that work is done safely and meets applicable codes and regulations. Building codes exist, in part, to protect the public from unlicensed contractors and substandard building materials. By enforcing construction standards permits give you and future occupants/ owners of a property assurance that the work and materials have been inspected.

A. Mechanical permits are required for any work to the following: addition, replacement, repair or alteration of mechanical systems. This includes alterations or additions to gas lines, propane tanks, and associated piping for flammable liquids.
Plumbing permits are required for all plumbing work including: replacing or adding fixtures, drains, related appliances (requiring plumbing) repair or replacement of a water service, water mains, sewage disposal systems and related appliances.

A. Permit fees are based on the type of permit and project specifics. Items such as the valuation of work, new square footage, number of plumbing fixtures, and floor area determine the permit cost.  For an estimate of your permit fees, use our Fee Estimator.

A. To check the review status of a permit, log into your Accela account at https://aca.accela.com/tacoma and select Search Permit Records (1). Then enter in the permit number (2) and access the details of the permit. Under the menu Record Info select Processing Status (3).

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A. Mechanical permits are required for the addition, replacement, repair or alteration of mechanical systems in structures. This includes gas lines, propane tanks, and associated piping for flammable liquids. Plumbing permits are required for all plumbing work including water service, drains, water mains, sewage disposal systems and related fixtures and appliances.

A. Use the Fee Estimator to find Land Use permit fees. Choose Other Permits for the permit type.

A. The public right-of-way is typically an easement over the land of the abutting property owner. According to our TMC 8.30.020, public right-of-way includes the area of land, the right to possession of which is secured by the City for right-of-way purposes and includes the traveled portion of the public streets and alleys, as well as the border area, which includes, but is not limited to, any sidewalks, planting strips, traffic circles, or medians.   For additional information please visit our What is Right-Of-Way page.

A. If your project will (1) disturb one or more acres of land and will discharge stormwater from the site or (2) is part of a larger common plan of development or sale that has disturbed or ultimately will disturb one or more acres of land and will discharge stormwater from the site; then coverage under a Washington State Department of Ecology (Ecology) Construction Stormwater General Permit (CSWGP) may be required.

• Contact Ecology at (360) 407-6556 for information and to obtain a permit application form (called “Notice of Intent” or “NOI”) or apply online here
• Application forms for the CSWGP are available to download here
• The Ecology guidebook explaining the permit requirements can be found here

Please note:

• City of Tacoma permit approval does not release the applicant from state or other permitting requirements.
• To obtain Ecology CSWGP coverage, a public notice must be published at least once a week for two consecutive weeks with seven days between publications, in at least a single newspaper of general circulation in the county in which the construction is to take place.
• Ecology cannot grant permit coverage sooner than the end of the 30-day public comment period, which begins on the date of the second public notice.

A. If your facility conducts industrial activities that discharge stormwater to a surface water body or to a storm sewer system, then it may require Coverage under a Washington State Department of Ecology (Ecology) Industrial Stormwater General Permit (ISGP).

• Contact Ecology at (360) 407-6556 for information and to obtain a permit application form (called “Notice of Intent” or “NOI”) or download application forms here.
• A list of the covered industrial activities is included in Table 1 of the permit available here.
• For more Information about the ISGP requirements, refer to the Frequently Asked Questions fact sheet here.

Please note:

• City approval does not release the applicant from state or other permitting requirements.
• New facilities (beginning operations on or after the permit effective date of January 1, 2020) seeking permit coverage and existing facilities seeking modification of permit coverage are subject to public notice requirements, including a 30-day public comment period. Applicants must publish a public notice at least once a week for two consecutive weeks (with seven days between the two publications) in a single newspaper of general circulation in the county where the facility is located.
• Ecology cannot grant or modify permit coverage earlier than the end of the 30-day public comment period which begins on the date of the second public notice.

A. Wastewater (sanitary sewer) mains, owned and operated by the City, are shown on DART Map. Information regarding side sewers, which connect buildings to wastewater mains, may also be available.  Visit the City of Tacoma’s Side Sewer information page and click View and Print Side Sewer Inspection Cards for instructions.  The inspection cards show the approximate location of the side sewer.

• Search by address or parcel number in the upper left hand corner under “Find address or place”
• Zoom into parcel and sewer and storm lines will appear.
• To see if there is an as-built for a parcel’s side sewer:
  • On the left side, make sure the “Identify Results” window is open. 
  • Click on parcel to show information pertaining to that parcel.
  • Open “Permit/Site History” 
  • Select “E-Vault Documents”
  • If there are any records they will be under “Inspection Cards” as a pdf. Link.

Additional information on wastewater sewers can be found on Tacomapermits.org in the Resource Library or on the City of Tacoma’s website at www.cityoftacoma.org/sidesewer

A. A building permit is not required for a wall that is:

• Four (4) feet high or less measured from the bottom of the footing to the top of the wall
• Located with flat ground on both the upper and lower sides
• Not supporting a surcharge from a driveway or building or another structure such as a fence and:
• Built on private property, unless a Street Occupancy Permit from Real Property Services has been obtained for the wall to be located within the right-of-way.

A. Improvements such as roads, curb, gutters, sidewalks and utility work are required depending on the scope of a project.  Typically, these types of improvements must be constructed and passed by the inspector prior to final sign-off of the permit by the City.  In some instances, remaining work may be bonded and then finished at a later date.

A. First, check to see if there are any survey markers at the corner of the property. Unless the property was included in a division of property (such as a short plat, boundary line adjustment or subdivision) the City typically does not have an inventory of surveys for properties. The DART Map provides only general locations of property lines.  Therefore, to find the specific location of a property line, a private land surveyor, licensed by the State of Washington, will need to be hired by the property owner.

A. The locations of fences on private property are considered private, civil matters and the City does not intervene.  For questions about fences within rights-of-way or City-owned property, please contact Real Property services at (253) 591-5260.

A. Tree permits help to protect businesses, pedestrians, and neighbors in the event of an accident.  The City maintains a list of current licensed and bonded tree care companies that is available by calling 253-591-2048 or emailing trees@cityoftacoma.org. For a consulting arborist, visit the American Society of Consulting Arborists (ASCA) website.

A. First, fill out a Tree Work Application and submit through aca.accela.com/tacoma. When the permit is ready for issuance:

• Companies/business will need to have a current copy of their State contractor's license, proof of bonding, and a Right-of-Way Bond
• For homeowners, bring proof of homeowners’ insurance and a valid identification card/driver's license/passport.
• Part of issuance a Tree Permit in the Right-of-Way will require a Traffic Control Plan.

Note: Homeowners are not permitted to remove dangerous trees - a licensed professional and bonded contractor would be required to complete the tree removal.

A. Any individual or company must obtain a Tree Work Permit if any work in the City of Tacoma right-of-way or public property involves removal, pruning, or planting of trees.  Property owners may also obtain a permit for removal of trees, unless the tree is dangerous and requires a professional to remove.  Tree Works Permits categorized under TMC 9.18 and 9.19 are free of charge and no permit fee is applicable. For Tree Work Permits categorized under TMC 9.20 specific to view enhancement, a fee deposit that is equal to the estimated cost of performing investigation and permit issuance is required in the amount of $1,300.  Any unexpended funds would be returned, as determined by the Public Works Department. Tree Work permits are available at aca.accela.com/tacoma. You will need to create or login to your account, then select Permits. Applications for tree work are located under the Right of way permit type.

A. Requirements on cutting, pruning, or removal of trees varies depending on the property ownership the tree is located on, and if it’s within a critical area such as a wetland, stream, buffer, or steep slope. Further, trees may also be required as part of landscaping for a development and cannot be removed without additional review and replanting plans. Please contact us for specific questions as each scenario can vary. For trees located in the public right-of-way, visit the City's Urban Forestry websites for Tree Permits and Evergreen Tacoma.

A. Yes.
Tacoma Municipal Code (TMC) 9.18 requires permits for pruning or tree removal in the right-of-way, and TMC 9.20 requires permits for pruning or removal of trees from the right-of-way or public property for view purposes.  In most situations, removal of a tree in the right-of-way will require replacement of the tree. Tree Work permits are available at aca.accela.com/tacoma.

A. Before removing any trees on private property, contact us to confirm whether a permit is required.  This depends on several factors: whether the tree is located in a Critical Area (such as a steep slope or wetland).  For multiple trees, you may need a Clearing and Grading permit.

A. Yes, per TMC 9.08, a no-fee Street Occupancy Permit is required.  A drawing/plan of your raised bed is reviewed with your application.  Your plan does not need to be in color, but please make sure everything is clearly labeled before submitting, including all utilities, driveways, signs, and streetlights.

A. Subdividing a property depends on several factors, such as:

1. Will the lots meet minimum lot area, lot width, setback, and parking standards?
2. Will existing structures on the property still meet zoning requirements after subdividing, such as setbacks?
3. Will driveway access meet traffic and land use standards?
4. What type of infrastructure and street improvements will I (the property owner/applicant) be responsible for? All required improvements (sidewalks or street paving) are done at the property owner's expense.

For more information on subdividing property, contact us.

A. In addition to mapping features listed above, you can enter an address or parcel number online at My Tacoma.  The applicable zoning district will be listed under the "My Parcel" tab.

A. Setbacks are the required distance from a structure to property lines.  Depending on which zoning a property is located in, the setbacks may vary. You can also find the information online at DART Map, the City's online GIS mapping system, using the link above.

• Once in the mapping system, use the tab “find” in the upper right corner to search by address, parcel, cross street, etc.
• Then, on the left side of the screen, click on the bar titled “Building & Land Use (Development Services)” and click on the folder titled “zoning”.
• The first three zoning layers will provide you with the zoning and any applicable layers for that district
• Then, refer to the Tacoma Municipal Code for the specific setback requirements, using the link above.
• Please note that setbacks are to the property lines – not the edge of the sidewalk.

A. A single family home is a building designed for or used as the residence of one family. A “family” is defined by the land use code as “One or more persons related either by blood, marriage, adoption, or guardianship, and including foster children and exchange students, or a group of not more than six unrelated persons, living together as a single nonprofit housekeeping unit; provided, however, any limitation on the number of residents resulting from this definition shall not be applied if it prohibits the City from making reasonable accommodations to disabled persons in order to afford such persons equal opportunity to use and enjoy a dwelling as required by the Fair Housing Amendments Act of 1988, 42 U.S.C. 3604(f)(3)(b).” 

A. The most common form of adding a second living unit to a house is called an Accessory Dwelling Unit (commonly known as a “mother-in-law” unit).  Our Tip Sheet  section of this website includes additional information about standards for an accessory dwelling unit. Check with staff on other possible ways to add additional living units to an existing house or lot.  Some parts of the City have zoning that allows for duplexes, triplexes, etc. Or, adding a separate, second home on the property might also be an option.

A. The locations of fences on private property are considered private, civil matters and the City does not intervene.  For questions about fences within rights-of-way or City-owned property, please contact Real Property services at (253) 591-5260.

A. Yes, chickens are allowed in the City.  However roosters are prohibited.  The keeping of animals is regulated under the City’s Health and Sanitation Code. See page 5-51 for specifics on poultry keeping. Structures, such as coops, barns, etc.  must also comply with detached accessory building standards. Our Tip Sheets include additional information about chickens.

A. The city’s sign regulations are found in Tacoma Municipal Code 13.06.520-522 Please locate Tacoma Municipal Code Title 13 here.

A. Critical areas include critical aquifer recharge areas, fish and wildlife habitat conservation areas (FWHCAs), flood hazard areas, geologically hazardous areas, stream corridors, and wetlands.

A. The website http://www.cityoftacoma.org/HistoricPreservation can provide you with information about Historic Preservation.

A. Critical Areas regulations implement the goals, policies and requirements of the Washington State Growth Management Act as contained within the City of Tacoma Critical Areas Preservation Ordinance. Because of the ecological benefits of critical areas, their past destruction, and the increasing pressure to develop them, the intent of chapter 13.11 is to ensure that the City’s remaining critical areas are preserved and protected and that activities in or adjacent to these areas are managed.

A. By researching the appropriate sections of the Tacoma Municipal Code, Chapter 13.11. If you need additional assistance, please schedule a meeting with City Staff, or contact Development Services. The provisions of Tacoma Municipal Code (TMC) 13.11 apply to all lands and waters, all land uses and development activities, and all structures and facilities in the City, whether or not a permit or authorization is required, and shall apply to every person, firm, partnership, corporation, group, governmental agency, or other entity that owns, leases, or administers land within the City. This chapter specifically applies to any activity which would destroy vegetation; result in a significant change in critical habitat, water temperature, physical, or chemical characteristics; or alter natural contours and/or substantially alter existing patterns of tidal, sediment, or storm water flow on any land which meets the classification standards for any critical area defined herein. Such activities include excavation, grading, filling, the removal of vegetation, and the construction, exterior alteration, or enlargement of any building or structure. In addition, this chapter applies to all public or private actions, permits, and approvals in or adjacent to a critical area and its buffer.

A. The mapping tool on govME and other Federal, State and County sources are only guidelines available for reference providing only general locations of known critical areas. The actual location of critical areas must be determined on a site-by-site basis according to the classification criteria. City Staff or a private consultant can perform a Site Review in order to determine whether a critical area and/or buffer are present on or adjacent to a proposal. To arrange a Site Review please contact Development Services.

A. Yes. The Critical Areas Preservation Ordinance (CAPO) includes provision to allow a reasonable economic use of all legally created build-able parcels. Development will require critical area review and potentially an Allowed with Staff Review Letter, Minor Development or Development Permit.

A. Following the Site Review Process, a project may proceed without further critical area permitting if the applicant can demonstrate the following: 1. There are no adverse impacts to the critical area or buffer, and 2. Structures and improvements are all located beyond the required buffers, and 3. Existing hydrology will be maintained to support critical areas, and 4. The proposed use or activity is consistent with WDFW species management recommendations. In conjunction with the site review process, the Land Use Administrator may require additional information on the physical, biological, and anthropogenic features that contribute to the existing ecological conditions and functions to determine whether a formal wetland/stream/FWHCA exemption, assessment or development permit is required. Otherwise the project will need to comply with either Allowed Activities (TMC 13.11.200), Activities Allowed with Staff Review (TMC 13.11.210) sections or a Development Permit will be required.

A. The Shoreline Master Program became effective on October 15, 2013. The Master Program includes new administrative procedures for shoreline permits, as well as new goals, policies and development regulations. The adopted Master Program is now in effect. To see the new Master Program as well as other associated land use regulatory code amendments, please click here.

A. A structure that meets the following requirements is exempt from a building permit:

• A one-story detached accessory structure used as a tool/storage shed, playhouse, or similar uses
• Structure must be 200 square feet or less. It is recommended that if the height of the structure exceeds 10 feet, you discuss the proposal with one of the Residential Plans Examiners in Planning and Development Services.
• Structure must be for single family homes, duplexes or townhouses.

Note: Detached accessory structures, such as sheds, garages, greenhouses, etc., must still comply with Land Use setback and development requirements indicated in the Tacoma Municipal Code.

A. A fence that is seven (7) feet high or less is exempt from a building permit. A fence over seven (7) feet in height will require a permit. A fence on commercial property may require review if it will block or gate any entrance or exit, due to Fire Department requirements.

A. A deck that meets the following requirements is exempt from a building permit:

• Deck must be 200 square feet or less
• Deck must be 30 inches or less above grade at any point
• Deck is not attached to the house, and does not serve as a required exit door
• Deck must be for a single family house, duplex or townhouse.

Note: Decks must still comply with Land Use setback requirements from the Tacoma Municipal Code.

A. If removing and replacing old roofing with the same roofing type, no permit is needed. If adding an additional layer to existing roofing, a pre-roof inspection and permit is required.  Changes to a roofline also require a permit.

A. Garages or sheds, if not physically attached to the house, are called detached accessory structures.  See the Tip Sheet for standards on size, height, and location.  If the proposed work is attached to a house (such as a carport), then it must comply with the same setbacks and access requirements as the house.  Reviews for land use, building, and site development (wastewater, stormwater, and access) will occur as part of the application for building permit review.  For more detailed information, review our tip sheet, which can be found on our Tip Sheets page.

A. Yes, please visit https://www.co.pierce.wa.us/index.aspx?NID=712 for more information. 

A. Remodels and additions require a building permit, and associated plumbing and mechanical permits. Land use (zoning), wastewater (sewer), stormwater and off-site improvement reviews will also be conducted, and other permits may be required. You can find out more by exploring this website, including information on what is required for submittals, in our Permitting Library.

A. Permits help ensure that work is done safely and meets applicable codes and regulations. Building codes exist, in part, to protect the public from unlicensed contractors and substandard building materials. By enforcing construction standards permits give you and future occupants/ owners of a property assurance that the work and materials have been inspected.

A. Most building permit fees are based on the valuation of the work proposed. For an estimate of the permit fees for a project, please see our Fee Estimator. You can also contact a Permit Specialist or at 253-591-5030.

A. A tenant improvement is interior improvements to an existing commercial building in order to make the space suitable for a particular use.  Some limited structural work may be included in a tenant improvement.  Please contact us with any questions, or to set up a tenant improvement meeting.

A. Please contact State of Washington, Department of Labor & Industries at (253) 596-3909 or visit their website.

A. Construction hours are Mon-Fri from 7am to 9pm; and Sat-Sun and holidays 9am to 9pm. Also, when approved through noise variances, loud construction may be performed outside those hours (Tacoma Municipal Code Section 8.122).

A. A building permit is not required for a wall that is:

• Four (4) feet high or less measured from the bottom of the footing to the top of the wall
• Located with flat ground on both the upper and lower sides
• Not supporting a surcharge from a driveway or building or another structure such as a fence and:
• Built on private property, unless a Street Occupancy Permit from Real Property Services has been obtained for the wall to be located within the right-of-way.

A. Codes for building construction are adopted by the State of Washington, and amended by the City of Tacoma. Please see our Building Code Library for current applicable codes.

A. Most construction work to a single family home or duplex requires a permit. Exemptions to a permit include:

• One-story accessory structures (tool sheds and playhouses) provided that the floor area does not exceed 200 square feet
• Fences that do not exceed seven feet (7') in height
• Decks that do not exceed 200 square feet in area and that are not more than 30" above grade at any point
• Removing and replacing an existing roof of a single family dwelling or duplex. Note: Adding a new roof layer to an existing roof, (without removing the old layer) requires a permit.
• Interior or exterior painting
• Wall papering, tiling, countertops, cabinet installation, carpeting, and similar finish work.

If the construction work you are doing does not fall under one of these exemptions, please contact us.

A. First, a project must meet all applicable setbacks, height and use requirements. Setbacks are the required distance from a structure to property lines.  Depending on which zoning district a property is located in, the setbacks, height, and use requirements may vary. For more information, contact us. You can also find the information online using My Tacoma and the Tacoma Municipal Code. When you get to My Tacoma, please:

• Enter your address or parcel number.
• Choose the “My Parcel” tab to find the applicable zoning code, which is located toward the middle of the section.
• Find the appropriate section of the The Land Use (Zoning) code  and refer to the setback and use tables
• Please note that setbacks are to the property lines – not the edge of the sidewalk.

Next, review the drawings required for the proposed work. See our tip sheet on Drawings: Site Plans, Floor Plans and Elevations. Typically, this includes a floor plan, elevation drawings (for any exterior work), and a site plan.  Additional information about these drawings can be found in Submit Plans and Documents.
Finally, you can submit for permits online by logging in to your City of Tacoma Accela account here https://aca.accela.com/tacoma/Default.aspx. Please see our Getting Started Guide for additional information on setting up an account.  

A. You may schedule an inspection online by visiting our permitting portal Tacoma Permits (ACA) at aca.accela.com/tacoma or by phone at 253-573-2587. See our Inspections page for further information.

A. To find the information online at My Tacoma, the City's online property information system.

• Enter your address or parcel number.
• Choose the “My Parcel” tab to find code violations, which are located at the bottom of the section.

For further information about code enforcement actions, please contact Tacoma CARES at 253-591-5001 or contact us.