• What is the difference between the International Building Code (IBC) and the International Residential Code (IRC)?  
• Do I need a permit?  
• What is the DirectRequest system?  
• All I am adding is an interior non-bearing wall, do I need a permit?  
• What are the Building Codes used in the City of Redmond?  
• What are the permit fees in the City of Redmond?  
• Are permit fees refundable?  
• With all of the attention from the Puget Sound area's 6.8 earthquake in February of 2001, is there anything I can do to make my home more earthquake safe?  
• Do I need an appointment to apply for a permit?  
• May I do the work myself or do I need to hire a contractor?  
• What do I need to know when hiring a contractor or remodeler?  
• Why do I need a thermal expansion tank for my hot water heater?  
• What are the Climatic & Geographic Design Criteria, IRC Table R301.2(1), for the International Residential Code (IRC) in Redmond?  
• What are the IBC design criteria and are there any additional IRC design criteria?  
• May I start work before my permit is issued?  
• Do I need a permit to build a deck?  
• Is a permit required for a detached storage/play shed?  
• What is a Demolition Permit used for?  
• How long will it take to get a permit?  
• May I pay extra to expedite my permit?  
• What are the hours construction is allowed in the City of Redmond?

What is the difference between the International Building Code (IBC) and the International Residential Code (IRC)?
The main difference between these two codes it that the International Building Code can be used to design any building or structure. In fact the scope of the IBC states that its provisions apply to the "construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures."

The International Residential Code has a scope that is limited to one and two-family dwellings and multiple single-family dwellings (townhouses) not more than three stories in height with a separate means of egress and their accessory structures.

Do I need a permit?
The International Building Code and the International Residential Code have slightly different requirements for when permits are required.

The International Building Code (IBC)

The International Building Code Section 105.1 states, "Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause such work to be done, shall first make application to the building official and obtain the required permit."

There are some exceptions, which you will find under the IBC Exempt Work provision in the Redmond Municipal Code, Chapter 15.08, Section 105.2. 

The International Residential Code (IRC)

The International Residential Code Section R105.1 states, "Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause such work to be done, shall first make application to the building official and obtain the required permit."

There are some exceptions, which you will find under the IRC Exempt Work provision in the Redmond Municipal Code, Chapter 15.08, Section R105.2.

What is the DirectRequest system?
DirectRequest is our interactive voice response system for 24 hour access to Permit Center services and information via your phone. With DirectRequest you can:

• Schedule Inspections
• Cancel Inspections
• Retrieve Inspection Results
• Check Plan Review Status
• Retrieve Inspection History
• Check Zoning Status

For more information or to print a copy of our handy reference guide, visit our DirectRequest web page.

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All I am adding is an interior non-bearing wall, do I need a permit?
Yes. Minor remodeling projects such as this are considered to be alterations and a permit is required.

What are the Building Codes used in the City of Redmond?
The City of Redmond does not have its own Building Code. The Washington State Building Code Council determines, through legislative action, which building codes will be used by the local jurisdictions through-out the State of Washington. See our page on Codes In Use for a list of the current applicable construction codes, regulations and local amendments.

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What are the permit fees in the City of Redmond?
Permit fee information may be found on the Fee Schedules page.  Each of the different fee schedules provides information on what the permit fee is based on.  Generally we use one of three methods, the value of construction based on the square footage, the actual cost of labor and material to complete the project or a flat fee.  

Are permit fees refundable?
Applicants may apply for refunds when an application or permit is withdrawn or canceled prior to commencing of any review or inspection process. The Building Official shall determine whether a refund is appropriate. Refunds shall be based on the following:

1. Refunds shall be requested in writing, on company letterhead (if applicable), by the original applicant and must include the permit number and the date of the initial permit application.
2. Refunds shall only be issued to the company or person who made the original payment.
3. 100% of any fee erroneously paid or collected shall be refunded, regardless of amount.
4. No refund shall be made on permits with a fee of less than $150.00.
   Exception: Fees erroneously paid or collected.
5. Permit applications requiring Plan Review that are withdrawn or cancelled before any Plan Review is done may have not more than 80% of the Plan Review Fee refunded.
6. Permits that have been issued may have not more than 80% of the Permit Fee refunded if withdrawn or cancelled before any work on the project has been done. Note that no portion of the Plan Review fee shall be refunded on Permits that have been issued.
7. No portion of the Technology Surcharge shall be refunded.
8. No portion of the Washington State Building Code Fee shall be refunded.
9. Permit Applications or Permits that are Expired shall not be refunded.

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With all of the attention from the Puget Sound area's 6.8 earthquake in February of 2001, is there anything I can do to make my home more earthquake safe?
Yes, the eastside cities of Bellevue, Issaquah, Kirkland and Redmond are participating in FEMA's Project Impact. Our Project Impact page can provide you with information on retrofitting your home and other methods to limit earthquake damage.

Do I need an appointment to apply for a permit?
Yes, an appointment is needed when applying for any permit that requires plan review or when applying for more than three (3) over-the-counter permits. To schedule an appointment, please contact one of our Permit Technicians at 425-556-2473 or by email to Permit Tech.

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May I do the work myself or do I need to hire a contractor?
Any person may work on their own property, whether they occupy the property or not. Any person may work on their personal residence, whether owned by them or not. This applies to all types of work including electrical work, as long as it is not done with the intention and for the purpose of selling the improved property. Owners of commercial property may use their own employees to do maintenance, repair and alteration work on their own properties. A permit is required for work on your own property when not exempt from the IBC or IRC (See above: Do I need a permit?). If you are a homeowner or occupant of a personal residence doing the work yourself and not hiring a contractor, please see Contractor License Requirements form.

What do I need to know when hiring a contractor or remodeler?
If you intend to hire a contractor or remodeler, please "Shop Smart" and review the information on this web site from the Washington State Department of Labor & Industries. 

CAUTION:  Be wary of contractors who ask you to pick up the permit.  In most cases, the contractor is required to take out the necessary permits.  Permits are your protection and help ensure that work performed meets local building codes.

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Why do I need a thermal expansion tank for my hot water heater?
Thermal expansion tanks provide a safe place for expanded water to go. Most water meters are installed with backflow prevention devices that can create a closed system. Pipes in your home may burst unless there is someplace for this expanded water to go.

What are the Climatic & Geographic Design Criteria, IRC Table R301.2(1), for the International Residential Code (IRC) in Redmond?

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What are the IBC design criteria and are there any additional IRC design criteria?

May I start work before my permit is issued?
No. Work on a project may not legally begin before a permit is obtained and on the work site.

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Do I need a permit to build a deck?
Yes, a permit is required for all decks.

Is a permit required for a detached storage/play shed?
Maybe, if the shed is one story and has a floor area that measures less than 120 square feet and is an accessory structure to one or two-family dwelling, then a permit is not required. For commercial and multi-family buildings or structures, refer to the IBC Exempt Work web page.

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What is a Demolition Permit used for?
A Demolition Permit is used when removing an entire building or structure. The Redmond Building Division does not issue Demolition permits for work inside a building or structure to prepare the space for tenant improvement or remodel work.  This type of interior demolition is considered to be part of the Commercial Tenant Improvement or Single Family Building Permit.

How long will it take to get a permit?
The process of obtaining a permit is an interactive process. There are several factors that effect the length of time necessary to receive a permit:

• Completeness of plans.
• Does your submittal contain all of the required information.
• How quickly the contact person responds to review comments.
• Current workload of the City Plan Review staff at the time of submittal.
• What type of review is required.

Plan reviews for permit issuance are completed on a "first in - first out" basis.

We are currently experiencing a high volume of permit activity and average time in review may vary from previous years.

This table shows the average turnaround time for the different types of Building Permits from application to approval. These times include review by all city departments and divisions plus any applicant response time.  

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May I pay extra to expedite my permit? 
No, but during periods of high volume, City employees may work overtime to process permits for all customers. These overtime costs are not charged to the customer. We do have an Expedited Building permit for minor tenant improvement projects in B or M occupancies for which there is no additional charge. Please refer to the Expedited Permit for Minor Tenant Improvement Work to see if your project qualifies. 

What are the hours construction is allowed in the City of Redmond?
Construction is allowed between 7:00 am and 10:00 pm seven days per week as long as the construction noise does not impact residential zones. Please refer to the Redmond Community Development Guide Section 20D.100.10-050 for complete information.
Construction noise that impacts Residential Zones has the following restricted hours:
Monday through Friday: 7:00 am to 7:00 pm
Saturday: 9:00 am to 6:00 pm
Sunday or Legal Holidays: Prohibited

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