Renovations are where Seattle homeowners lose the most time—because the project changes while it’s happening. A kitchen remodel starts as new cabinets and countertops, then someone says, “Let’s move the sink,” or “We should open this wall,” or “Let’s add recessed lighting.” Each of those upgrades can shift you from a simple refresh into a permitted remodel that requires inspections.
The good news: you don’t need to memorize building code to avoid problems. You just need to understand the big categories that trigger permits and lock your scope before demolition.
1) Cosmetic updates are usually low-risk
Most homeowners can repaint, replace flooring, swap cabinet fronts, or update finishes without triggering a formal review—as long as you don’t change the underlying systems. The moment your remodel impacts structure, layout, plumbing, electrical, or mechanical systems, you’re in a different category.
- Painting, trim, and surface finishes
- Replacing like-for-like countertops (without moving plumbing)
- New flooring (without structural changes underneath)
- Cabinet replacement (without moving walls or changing egress)
2) Layout changes are one of the biggest permit triggers
Moving or removing walls—even “non-load-bearing” walls—often requires a permit because it affects life-safety rules, egress paths, and sometimes hidden structure. Open-concept remodels are a common example: you remove a wall and discover you need a beam, posts, or foundation work.
3) Plumbing changes: moving a sink is not “minor”
Plumbing work tends to cascade. Move a sink and you may have to reroute drain lines, vents, and supply lines. Change a shower and you may be opening walls, upgrading valves, and triggering inspections. Seattle remodel permits often get complicated when the original plan didn’t include plumbing changes, but the contractor discovers issues mid-demo.
- Moving fixtures: sinks, toilets, tubs, showers
- Changing drain/vent paths: especially when moving fixtures to another wall
- Adding a bathroom: often triggers multiple inspections and planning details
4) Electrical changes: “just add a few lights” can trigger permits
Electrical is another common “scope creep” area. Homeowners want new outlets, recessed lights, under-cabinet lighting, or an EV charger. Those changes can require permits and inspections, and sometimes require a panel upgrade—especially in older homes with limited capacity.
- Adding circuits, outlets, or lighting
- Upgrading the electrical panel or service
- Relocating major appliances (range, dryer) where wiring changes
5) Structural changes always require review
If your renovation involves beams, posts, load-bearing wall removal, foundation work, or roof changes, plan for permits and (often) engineering input. Structural changes are where the city’s safety role is clearest: the load path has to be correct, and the work has to be inspectable.
The #1 renovation problem: scope creep
Most permit issues happen because the homeowner didn’t define the full scope upfront. They start “cosmetic,” then add:
- Moving walls for open concept
- Relocating plumbing for better layout
- Adding lighting or upgrading electrical
- Upgrading HVAC or adding new vents
When those decisions happen mid-project, you risk delays, change orders, and rework. You also risk building something that becomes a problem during resale, because unpermitted work can show up in inspections, lender requirements, and buyer negotiations.
Pre-check list: answer these before you start demolition
- Are you moving or removing any walls?
- Are you relocating plumbing fixtures (even a few feet)?
- Are you adding circuits, outlets, or lighting beyond like-for-like replacement?
- Are you changing windows/doors or enlarging openings?
- Are you touching beams, posts, foundation, or roof framing?
Want clarity on your remodel scope?
Use the Seattle Permits report to flag renovation permit triggers early—so your plan, budget, and timeline stay realistic.