What Requires a Permit

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Most construction activities will require a permit to confirm that the proposed work meets the legal requirements of the State and Local Jurisdictions. This is achieved through reviewing plan documents, providing approval, and then inspection to verify that the construction meets the approved plan.  Please review our Permit Overview tip sheet which provides a general outline of the typical permit process.

Each section below provides examples of work that may be exempt from a permit and/or examples of when a permit is required. To confirm if a permit is required for your project, please contact our staff to discuss: https://www.tacomapermits.org/contact-us

INTERNATIONAL RESIDENTIAL CODE (SINGLE FAMILY, DUPLEX, AND TOWNHOUSES)

Residential Building New (BLDRN) & Alternation (BLDRA)

IRC R105.2 Work Exempt From Permit

TMC 2.02.540 Amendment to IRC Section R105.2 – Work Exempt From Permit, Building and Electrical Sections

Exemption from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:

Building:

1. One-story detached accessory structures, provided that the floor area does not exceed 200 square feet (18.58 m2).
2. Fences not over 7 feet (2134 mm) high.
3. Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge.
4. Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons (18 927 L) and the ratio of height to diameter or width does not exceed 2 to 1.
5. Sidewalks and driveways. (Note: separate site development permits may be required for these items).
6. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
7. Prefabricated swimming pools that are less than 24 inches (610 mm) deep.
8. Swings and other playground equipment.
9. Window awnings supported by an exterior wall that do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support.
10. Decks not exceeding 200 square feet (18.58 m2) in area, that are not more than 30 inches (762 mm) above grade at any point, are not attached to a dwelling and do not serve the exit door required by Section R311.4.
11. Reroofing of single family or duplex residential buildings, provided the existing roof coverings are removed prior to reroofing and the following conditions are met:
12. The new roofing material does not exceed 2.5 pounds per square foot, or
13. For a vegetated roof, where it is the same weight as the previous roof and a vegetated roof was previously approved through a building permit.
14. No changes are made to roof framing.
15. The building is not constructed with unreinforced masonry.

Electrical:

See TMC Chapter 12.06A.

Gas:

1. Portable heating, cooking or clothes drying appliances.
2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
3. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.

Mechanical:

1. Portable heating appliances.
2. Portable ventilation appliances.
3. Portable cooling units.
4. Steam, hot- or chilled-water piping within any heating or cooling equipment regulated by this code.
5. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
6. Portable evaporative coolers.
7. Self-contained refrigeration systems containing 10 pounds (4.54 kg) or less of refrigerant or that are actuated by motors of 1 horsepower (746 W) or less.
8. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.

Plumbing:

1. The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
2. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.

R105.2.1 Emergency Repairs

Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the building official.

R105.2.2 Repairs

Application or notice to the building official is not required for ordinary repairs to structures, replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety.

R105.2.3 Public Service Agencies

A permit shall not be required for the installation, alteration or repair of generation, transmission, distribution, metering or other related equipment that is under the ownership and control of public service agencies by established right.

INTERNATIONAL BUILDING CODE (COMMERCIAL AND MULTIFAMILY) 

Commercial Building New (BLDCN) & Alternation (BLDCA)

IBC 105.2 Work exempt from permit.

TMC 2.02.090 Amendment to IBC Section 105.2 – Work exempt from permit.

Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:

Building:

1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet (11 m2).
2. Fences not over 7 feet (1829 mm) high.
3. Oil derricks.
4. Retaining walls which are not over four feet (1219 mm) in height, measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or III-A liquids. A Fence supported by a retaining wall shall be considered a surcharge.
5. Water tanks supported directly on grade if the capacity is not greater than 5,000 gallons (18,925 L) and the ratio of height to diameter or width is not greater than 2:1.
6. Sidewalks and driveways not more than 30 inches (762 mm) above adjacent grade and on grade concrete patios with a cumulative impact not exceeding 2,000 Sq. Ft. (185.81 sq-M), provided they are not over any basement or story below and are not part of an accessible route.
7. Painting, papering, tiling, carpeting, cabinets, counter tops, and similar finish work.
8. Temporary motion picture, television, and theater stage sets and scenery.
9. Prefabricated swimming pools accessory to a Group R-3 occupancy, as applicable in Section 101.2, which are less than 24 inches (610 mm) deep, are not greater than 5,000 gallons (18,925 L), and are installed entirely above ground.
10. Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
11. Swings and other playground equipment accessory to detached one- and two-family dwellings.
12. Window awnings in Group R-3 and U occupancies supported by an exterior wall which do not project more than 54 inches (1372mm) from the exterior wall and do not require additional support.
13. Non-fixed and movable fixtures, cases, racks, counters and partitions not over 5 feet 9 inches (1753 mm) in height.

Electrical:

See TMC Chapter 12.06A.

Gas:

1. Portable heating appliance.
2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.

Mechanical:

1. Portable heating appliance.
2. Portable ventilation equipment.
3. Portable cooling unit.
4. Steam, hot, or chilled water piping within any heating or cooling equipment regulated by this code.
5. Replacement of any part which does not alter its approval or make it unsafe.
6. Portable evaporative cooler.
7. Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of refrigerant and actuated by motors of 1 horsepower (746 W) or less.

Plumbing:

1. The stopping of leaks in drains, water, soil, waste, or vent pipe, provided, however, that if any concealed trap, drain pipe, water, soil, waste, or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
2. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes, or fixtures.

105.2.1 Emergency repairs.

Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the Building Official.

105.2.2 Repairs.

Application or notice to the Building Official is not required for ordinary repairs to structures, replacement of lamps, or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition, or portion thereof, the removal or cutting of any structural beam or loadbearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring, or mechanical or other work affecting public health or general safety.

105.2.3 Public service agencies.

A building permit shall not be required for the installation, alteration, or repair of generation, transmission, distribution, or metering, or other related equipment that is under the ownership and control of public service agencies by established right.

Other City permits shall still be required unless specifically exempted.

105.2.4 City of Tacoma Projects and Department of Transportation Projects.

A building permit shall not be required for the construction of roads, highways, freeways, and other structures related to such construction, by or under contract to the City of Tacoma, or the Washington State Department of Transportation. Other City permits shall still be required unless specifically exempted.

Exceptions:

1. Buildings and other structures not normally included in road or highway construction shall require building and other construction permits.

SITE DEVELOPMENT (ON-SITE WORK, PRIVATE PROPERTY)

Onsite Activities Requiring a Site Development (SDEV) Permit

The table below outlines site activities and scopes that would require an SDEV permit. Continue reading this tip sheet for information on the further classification of Major and Minor SDEV permits.

This information is also available as part of the Stormwater Management Manual, Chapter 3.

TMC 2.19.030.F Exempted Work.

A Site Development Permit is not required for the following unless such work is in a Critical Area governed by TMC Chapter

13.11; however, all such work is subject to application of the Recognized Engineering Practices to mitigate the anticipated conditions:

1. Grading, to include grubbing, less than 50 cubic yards or an area not to exceed 7,000 square feet, whichever is less, performed in a two-year period that is not part of a building project or new impervious surface that requires a permit.
2. Clearing less than 7,000 square feet in area meeting at least one of the following:
   1. Activities in preparation for site surveying, or other associated work. This does not permit grubbing or activities that cause soil disturbance.
   2. Clearing within ten feet of the perimeter of buildings.
   3. General property and utility maintenance, landscaping, or gardening in pre-existing developed land.
3. An excavation below finished grade for basements and footings of a building, retaining wall, or other structure authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation or exempt any excavation having an unsupported height greater than five feet after the completion of such structure, or exempt any grading over 50 cubic yards.
4. Refuse disposal sites controlled by other regulations.
5. Hazardous waste remediation under the jurisdiction of other agencies.
6. Excavation on private property for wells or tunnels. Backfill is also exempt, provided it is not transported off site, or the backfill is not imported from off-site. Other filling with the material from such excavation requires a permit. This does not exempt the Contractor from being required to follow Recognized Engineering Practices.
7. Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay where local regulation is preempted by state or federal law. Such operations shall follow Recognized Engineering Practices and be in compliance with the COTSWMM.
8. Exploratory excavations under the direction of a civil engineer or geologist. This shall not exempt any fill made with the material from such excavation. Clearing or grading to construct an access road to an exploratory site shall require a permit if construction requires more than 50 cubic yards of grading or disturbs an area more than 7,000 square feet, whichever is less.
9. Clearing associated with routine maintenance by utility agencies or companies. This does not exempt the utility agencies or companies from being required to follow Recognized Engineering Practices.
10. Clearing or grading in the right-of-way associated with street, alley, or sewer work approved by the Public Works Department or road maintenance conducted in accordance with the Regional Road Maintenance Program.
11. Removal of trees or other vegetation, which cause sight distance obstructions at intersections so determined by the City of Tacoma Traffic Engineer.
12. Removal of hazardous trees on private property provided no more than 50 cubic yards of grading is required and no more than 7,000 square feet of area is disturbed, whichever is less.
13. Forest practices under the jurisdiction of other agencies.
14. Graves in legally established cemeteries.

Exemption from the permit requirements of this chapter shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this chapter or any other laws or ordinances of the City of Tacoma.

STREET AND RIGHT-OF-WAY WORK (OFF-SITE WORK, PUBLIC RIGHT-OF-WAY)

TMC 10.22.050 Permit required.

No Person shall grade, pave, level, alter, construct, repair, remove or Excavate any pavement, sidewalk, crosswalk, curb, driveway, gutter, public sewer, water main, conduit, fuel tank, vault, or any other Structure or improvement located over, under, or upon any street, alley, or other public place, or place any Structure, building materials, earth, gravel, rock, garbage, debris, or any other material or thing tending to obstruct, damage, disturb, or interfere with the free use thereof or any improvement situate therein, or cause a dangerous condition thereon, without first obtaining a Permit in writing from the Director.

Right-of-way construction (RCON) permits are appropriate for smaller-scale work in the right-of-way, including repair/replacement of sidewalk, curb, gutter, driveways etc. Typical submittal requirements needed for staff to complete review are a site plan showing the area of work and a traffic control plan.

Work Order (WO) permits are appropriate for larger-scale work in the right-of-way, including ADA ramps, private access ways, utility extensions, roadway developments, etc.

ELECTRIC AND WATER SERVICE

Please review the Tacoma Public Utilities website below for additional information:

https://www.mytpu.org/building-remodeling/

MISCELLANEOUS

There are numerous activities that may require a permit.  The list of permits offered by Planning and Development Services can be found here: Types of Permits

Some examples of these activities may include:

Land Use – Permits for property line changes, zoning interpretations, and discretionary review.  Land Use Permits are sometimes required prior to receiving an associated Building or Site Development permit.

Utility Connection – Repair, replacement, remove, or new connection from the site / building to utility main

Special Event – Temporary assembly permits

Historic – For projects located within locally designated historic districts and/or locally designated historic properties (Tacoma Register of Historic Places)