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PERMIT_09 / JURISDICTIONAL TIMELINES

Permit timelines,
city by city.

Honest week-counts based on the last 36 months of ADU submittals across the Puget Sound. No "4–6 weeks" marketing fluff — these are the cycles you should plan around.

Avg total
120 days
Review cycles
2–3
Faster than DIY
40%

The six phases

SEQUENCE_06 / END-TO-END
  1. P_011–2 weeks

    Feasibility & Pre-Application

    Lot zoning lookup, setback analysis, sewer/side-sewer capacity, tree retention review, and an early jurisdictional pre-app meeting where it's required.

    • +Zoning + overlay confirmation (LR1, NR2, RSL, etc.)
    • +Side-sewer card pull from SPU / city utilities
    • +Tree inventory if any 6"+ DBH on lot
    • +Pre-app intake meeting (Bellevue, Tacoma) when required
  2. P_022–3 weeks

    Schematic Design

    Two to three massing options that respect lot coverage, FAR, height limits, and your budget. We pin the building envelope before drafting.

    • +Massing studies + sun/shade
    • +Code-compliant footprint locked
    • +Owner sign-off on layout & cladding direction
  3. P_034–6 weeks

    Construction Documents

    Stamped architectural set with structural, MEP, energy code (WSEC) and stormwater. We coordinate with surveyors and arborists in parallel.

    • +Architectural CDs + details
    • +Structural calcs + foundation plan
    • +MEP, WSEC compliance forms, drainage
    • +Survey + arborist letters when needed
  4. P_041 week

    Permit Submittal & Intake

    Upload to the city's portal (Seattle Services Portal, MyBuildingPermit, etc.), pay intake fees, and respond to screen-in checks.

    • +Portal upload + intake fee
    • +Screen-in / completeness check
    • +Application accepted into review queue
  5. P_058–20 weeks

    City Review & Corrections

    First review, correction cycle(s), then final approval. Most ADU permits clear in 2–3 cycles. We respond to corrections in 5 business days or less.

    • +1st review comments returned
    • +Resubmittal with corrections
    • +Final review + permit issued
  6. P_061 week

    Permit Issuance & NOC

    Pay issuance fees, post the permit card, file Notice of Commencement, and schedule the first inspection.

    • +Issuance fees + permit card
    • +NOC recorded
    • +Pre-construction inspection scheduled

By jurisdiction

MATRIX_07 / PUGET SOUND

Seattle

16–22 wks
Jurisdiction
SDCI
Portal
Seattle Services Portal

MUP not required for most DADUs under HALA rules.

  • →Pre-Submittal Conference recommended for lots with trees, slopes, or landmarks
  • →DADU height bonus available with green-roof or rainwater capture
  • →Side-sewer capacity letter is the most common hold-up

Seattle permit FAQ

FAQ_01
Do I need a separate side-sewer permit in Seattle?
Yes. SDCI requires a side-sewer capacity confirmation from SPU before plan approval. We pull the side-sewer card during P_01 so it doesn't stall review at week 12.
How does tree retention affect my Seattle ADU permit?
Any exceptional or 6"+ DBH tree on the lot triggers an arborist report and SDCI tree-protection plan. Removal of an exceptional tree usually requires SEPA review and adds 4–8 weeks.
What if my lot has a steep slope or ECA?
Lots inside an Environmentally Critical Area (steep slope, liquefaction, peat) require a geotechnical report and add a separate ECA review track — plan for 3–6 extra weeks on top of the base 16–22.
Is a Pre-Submittal Conference worth it?
For DADUs over 800 sqft, on substandard lots, or near landmarks — yes. The $600 fee usually saves a full review cycle by surfacing issues before formal intake.
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Bellevue

14–20 wks
Jurisdiction
Development Services
Portal
MyBuildingPermit

Pre-application meeting required above 1,000 sqft.

  • →R-1 / R-1.8 zones have stricter lot-coverage limits
  • →Critical-area review adds 2–4 weeks if within steep-slope buffer
  • →Bellevue prefers consolidated resubmittals — bundle responses

Bellevue permit FAQ

FAQ_02
When is a Bellevue pre-application meeting required?
Any ADU over 1,000 sqft, on a critical-area lot, or in a sensitive overlay needs a pre-app. Schedule it 4–6 weeks before submittal — slots fill quickly.
How does Bellevue handle side-sewer capacity?
Bellevue Utilities requires a sewer availability letter at intake. For older neighborhoods (Wilburton, Bridle Trails) capacity upgrades can add 4–6 weeks and cost $8–25k.
What's the steep-slope review process here?
Slopes >15% trigger a critical-area determination; >40% require a geotech report and a separate critical-area review with its own 2–4 week cycle.
Are tree retention rules stricter than Seattle?
Bellevue requires retention of significant trees (8"+ DBH) and replacement at 1:1–3:1 depending on species. An early arborist letter prevents a corrections cycle.
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Kirkland

12–18 wks
Jurisdiction
Planning & Building
Portal
MyBuildingPermit

Streamlined ADU pathway introduced 2024.

  • →Detached units up to 1,200 sqft permitted by-right in most zones
  • →Tree-retention threshold is 50% — early arborist letter recommended
  • →Plan reviewers respond quickly; schedule resubmittals fast

Kirkland permit FAQ

FAQ_03
What's Kirkland's streamlined ADU pathway?
The 2024 update lets detached units up to 1,200 sqft go through an expedited single-cycle review when they meet the pre-approved design checklist. Total time drops to ~12 weeks.
How is the 50% tree retention rule enforced?
Kirkland scores trees by canopy contribution; you must retain trees totaling 50% of the lot's pre-development canopy. Removal beyond that requires mitigation plantings and adds review time.
Are side-sewer capacity issues common in Kirkland?
Less common than Seattle, but Juanita and Houghton have aging laterals. NUD (Northshore Utility District) issues capacity letters in 2–3 weeks.
Do steep-slope lots need extra reviews?
Yes — slopes >15% trigger a Critical Areas Study and may require Tree Protection Plan amendments. Add 2–3 weeks to the base timeline.
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Redmond

14–18 wks
Jurisdiction
Development Review
Portal
MyBuildingPermit

Single intake fee covers building + MEP.

  • →Stormwater drainage report frequently triggered on >2,000 sqft lots
  • →Tech-corridor neighborhoods (Overlake) have HOA layers — check first

Redmond permit FAQ

FAQ_04
When does Redmond require a full drainage report?
Lots adding >2,000 sqft of impervious surface (driveway + ADU footprint counts) need a Western Washington stormwater report. Plan for 1–2 weeks of civil engineering and a $3–6k fee.
How are side-sewer connections handled?
Redmond uses Sammamish Plateau Water in some areas and city utilities in others. Verify the service provider during P_01 — it changes the connection fee by $4–9k.
Do Overlake/Education Hill HOAs slow things down?
HOA architectural review is independent of the city permit and typically adds 4–8 weeks. Submit to the HOA in parallel with city intake to avoid serializing.
What about tree and steep-slope reviews?
Redmond requires retention of 35% canopy and an arborist plan for any 6"+ tree removal. Slopes >15% need geotech sign-off, adding ~2 weeks.
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Tacoma

12–16 wks
Jurisdiction
Planning & Development
Portal
AMANDA / Accela

ADU fee waivers in select census tracts.

  • →South Sound zoning is more permissive for backyard cottages
  • →Side-sewer connection to TPU often the long-lead item

Tacoma permit FAQ

FAQ_05
Where do Tacoma ADU fee waivers apply?
Select Equity Index census tracts in Hilltop, Eastside, and South Tacoma waive impact fees and reduce permit fees by up to 50%. We confirm eligibility during P_01.
Why is the side-sewer connection a long lead item?
TPU (Tacoma Public Utilities) inspections are scheduled 4–6 weeks out and many older neighborhoods need a new lateral run to the main. Pull the side-sewer card immediately.
Are tree retention rules looser than King County?
Slightly. Tacoma requires retention or replacement of significant trees but allows replacement off-site via in-lieu fee — useful on tight lots.
How are steep-slope lots reviewed?
Slopes >15% in Tacoma's Critical Areas overlay need a geotech report and may require a Critical Areas Development Permit, adding 3–5 weeks.
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Shoreline

12–16 wks
Jurisdiction
Planning & Community Development
Portal
MyBuildingPermit

MFTE & DADU incentives for transit-oriented lots.

  • →Light-rail station-area zones allow taller DADUs
  • →Stormwater sizing follows King County manual

Shoreline permit FAQ

FAQ_06
Do station-area lots really get a height bonus?
Yes — within ¼ mile of 145th and 185th light-rail stations DADUs can go to 25' (vs. 18' base) and waive owner-occupancy. We confirm the parcel is inside the overlay.
How is side-sewer capacity verified in Shoreline?
Ronald Wastewater (now part of Seattle SPU) issues capacity letters in 3–4 weeks. Older Richmond Beach laterals occasionally need replacement.
What's Shoreline's tree retention threshold?
30% canopy retention with replacement at 2:1 for significant trees. Conifers >24" DBH are protected and removal triggers a hearing.
Are steep-slope studies common?
Yes — Shoreline has many marine bluffs. Anything within 50' of the top of a >40% slope needs a geotech report and a critical-area review.
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Bothell

14–18 wks
Jurisdiction
Community Development
Portal
MyBuildingPermit

Snohomish-side lots take 1–2 weeks longer.

  • →City spans King + Snohomish — verify the parcel's county first
  • →Sammamish-river critical area buffers are strict

Bothell permit FAQ

FAQ_07
King vs. Snohomish — does it actually change the timeline?
Yes. Snohomish-side lots route through a different county recording office and stormwater authority, adding 1–2 weeks at issuance and ~$2k in fees.
How are side-sewer connections handled?
King-side lots use Northshore Utility District; Snohomish-side use Alderwood Water & Wastewater. Both issue capacity letters in 2–4 weeks.
What are the Sammamish River buffer rules?
200' shoreline buffer with restricted construction inside. Lots within the buffer need a Shoreline Substantial Development Permit — a separate 8–12 week track.
Does Bothell enforce tree retention strictly?
Yes. 35% retention citywide with a $1,500/tree in-lieu fee for shortfalls. Arborist letters at P_01 prevent corrections.
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Your address, your timeline

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