Few things slow a remodel down like a permit surprise. Do you need a permit to replace your kitchen cabinets? To move a shower? To swap a window? On the Eastside, the answer depends on the city, because each city adopts its own list of work that is exempt from permits. This guide covers Bellevue, Kirkland, Redmond, Mercer Island and Medina, based on each city’s own rules as of October 2026.
Rules change often. Use this as a planning guide and confirm the details for your property with the city, or let us do it for you as part of your project.
The short answer
- Usually no permit: painting, flooring, cabinets and countertops (when no plumbing or electrical changes), replacing a sink or toilet in the same place, and replacing windows in the same openings.
- Usually a permit: moving or adding plumbing, a new shower or tub, new or wider window and door openings, moving or removing walls, new electrical circuits, a new water heater or furnace, gas piping, decks more than 30 inches above the ground, and ADUs.
- Always check: homes on steep slopes, near wetlands or streams, or on the Lake Washington shoreline. Exemptions often do not apply there.
Washington currently builds to the 2021 International Codes with state amendments. The state does not set one list of permit exemptions for homes, so each city writes its own. That is why the same project can need a permit in one city and not in the next.
Bellevue
Bellevue’s list of work that requires a permit is one of the clearest in the region.
- No permit: kitchen cabinets and countertops unless plumbing or electrical work is involved; replacing sinks, toilets and laundry tubs in the same place; same-size windows and doors in the same location; most siding; decks under 30 inches; fences up to 8 feet; detached sheds up to 200 square feet.
- Permit needed: adding or moving plumbing fixtures and any new shower or tub; new or wider window, door or skylight openings; re-roofing when the sheathing is replaced; replacing or moving a water heater; adding or moving electrical circuits, panel work and EV chargers; furnaces, heat pumps, fireplace inserts and gas piping; decks over 30 inches.
- Permit types: remodels with structural work but no added space, additions, and large additions each have their own residential permit. Bellevue issues its own building, electrical, mechanical and plumbing permits, and applications go through MyBuildingPermit.com.
Kirkland
Kirkland is stricter than many homeowners expect. Its permit guide lists interior remodels, adding, removing or moving walls, and even removing or installing drywall as work that needs a permit.
- No permit: painting, wallpaper, tile, carpet, cabinets and countertops (when accessibility features are not changed); like-for-like windows; re-roofing when the sheathing stays; like-for-like appliances and fixtures in the same place; fences up to 6 feet; decks up to 30 inches; storage sheds up to 200 square feet.
- Permit needed: interior remodels and wall changes; garage conversions; new window, door or skylight openings; water heaters, furnaces and heat pumps; fireplaces and inserts; gas piping; decks over 30 inches; retaining walls over 4 feet; moving more than 50 cubic yards of soil or changing drainage.
- Important: these exemptions do not apply in flood hazard areas, wetlands, steep slopes, the shoreline or other critical areas. Kirkland issues its own electrical permits and uses MyBuildingPermit.com.
Redmond
Redmond keeps its own version of the residential permit exemptions in RMC 15.08.060. Anything not on the exempt list needs a building permit.
- No permit: painting, wallpaper, tile, carpet, cabinets, countertops and similar finish work; replacing interior doors; replacing exterior windows in existing openings without changing their size; fences up to 7 feet; retaining walls up to 4 feet; detached decks under 200 square feet and up to 30 inches high; one-story sheds up to 200 square feet.
- Permit needed: remodels and alterations beyond finish work, additions, ADUs, garage conversions, and larger decks or accessory buildings.
- How to apply: Redmond is not on MyBuildingPermit.com. It uses its own Plan Review Online system for applications and the Redmond ePermitting Service for inspections. The city issues its own electrical permits.
Mercer Island
- No permit: sheds up to 200 square feet, decks under 30 inches, fences up to 6 feet, re-roofing with the same type of roof when the sheathing is not changed, and in-kind window and door replacement.
- Permit needed: remodels that change plumbing, electrical, mechanical or structure, additions, ADUs and decks over 30 inches.
- Trees: Mercer Island regulates the removal of larger trees, and development projects have tree retention and replacement requirements. If your project is near large trees, plan for an arborist and a tree plan early.
- How to apply: MyBuildingPermit.com. The city issues its own electrical permits.
Medina
Medina follows the Washington State Building Code with its own local amendments, and it has a few rules that are stricter than its neighbors. See the city’s building FAQ.
- Smaller exemptions: sheds and similar one-story detached structures are exempt only up to 120 square feet, not 200. Fences are exempt up to 4 feet, with a narrow exception for some fences up to 6 feet.
- Permit needed: mechanical, gas and plumbing work, and any structure used for living or as an office.
- Electrical: Medina does not issue its own electrical permits, so electrical work is permitted and inspected by Washington L&I.
- Trees: Medina has a detailed tree code. A tree permit can be required for a property under development even if no tree is removed, and removing significant trees, or trees near the Lake Washington shoreline, needs a permit and replacement trees.
- Large lots: very large lots, and lots much larger than their neighbors, can require site plan review with a Planning Commission hearing.
- How to apply: Medina uses its own online permitting portal, and permits are reviewed in the order they are received.
Construction hours by city
Every Eastside city limits when contractors can work. Plan your schedule around these hours, and know that most cities do not allow construction work on Sundays and major holidays.
| City | Weekdays | Saturday | Sundays and holidays |
|---|---|---|---|
| Bellevue | 7 am – 8 pm | 8 am – 6 pm | Only with a city-approved noise exemption |
| Kirkland | 7 am – 8 pm | 9 am – 6 pm | Not allowed on Sundays and listed holidays |
| Redmond | 7 am – 7 pm | 9 am – 6 pm | Not allowed on Sundays and listed holidays |
| Mercer Island | 7 am – 7 pm | 9 am – 6 pm | Not allowed without a noise exception |
| Medina | 7 am – 7 pm | 8 am – 5 pm | Not allowed |
Sources: Bellevue BCC 9.18.020, Kirkland KZC 115.25, Redmond RMC 6.36.050, Mercer Island and the Medina FAQ.
Waterfront homes on Lake Washington
Work on a shoreline property follows the state shoreline rules and each city’s Shoreline Master Program, on top of the normal building permit. A single-family home for the owner’s own use can be exempt from a shoreline substantial development permit, but the city still has to issue a written shoreline exemption, and the project must meet the shoreline rules. Docks, bulkheads and work close to the water often need their own approvals, and some cities limit what can be built between the house and the lake. Plan extra time for these reviews.
Who issues which permit
- Building, plumbing and mechanical: the city building department in Bellevue, Kirkland, Redmond, Mercer Island and Medina.
- Electrical: the city in Bellevue, Kirkland, Redmond and Mercer Island; Washington L&I in Medina.
- Online portal: MyBuildingPermit.com for Bellevue, Kirkland and Mercer Island; Redmond and Medina use their own systems.
Why permits are worth it
Permits and inspections are a second set of eyes on the work you will never see again once the walls are closed: framing, waterproofing, wiring and plumbing. Unpermitted work often comes up when a home is sold, and it can complicate an insurance claim. On a high-end remodel, the permit cost is small compared with what it protects.
How we handle permits
At NW Expert Builders we prepare the drawings, submit the permit applications, coordinate engineering when walls or beams change, schedule the inspections, and build the review time into your schedule. You do not have to deal with the permit office yourself.
Planning a project? See our kitchen remodeling, bathroom remodeling and ADU pages, read how a bathroom remodel works, or find your city: Bellevue, Kirkland, Redmond, Mercer Island and Medina.
Frequently asked questions
Do I need a permit to replace kitchen cabinets and countertops?
Usually not, as long as no plumbing or electrical work changes. Moving the sink, adding circuits or changing walls does need a permit. In Kirkland, interior remodels and drywall work also need a permit.
Do I need a permit to remodel a bathroom?
Replacing a toilet or sink in the same place usually does not. Replacing or adding a shower or tub, moving plumbing or adding electrical or ventilation does.
Do I need a permit to replace windows?
Not when the new windows go in the same openings without changing their size and meet the energy code. New or wider openings need a permit.
How long does a permit take?
It depends on the city, the season and the scope. Simple trade permits can be quick, while remodels with structural changes, additions and shoreline projects take longer. We build the review time into your schedule from the start.
Can you handle the permit for me?
Yes. Call (206) 825-4153 or schedule a free in-home consultation.
