Did you just learn that part of your roof was replaced or altered without a permit and now you're panicking about fines, tear-down orders, or even legal trouble? Are you concerned a future inspection could derail your plans to sell or remodel your home?
We understand how stressful it is to uncover unpermitted work on your home, especially when it involves something as critical (and costly) as your roof. And in a place like Seattle, where code enforcement can be strict, it’s not always clear what you’re supposed to do next.
At RoofSmart, we replace hundreds of roofs every year all over the Greater Seattle area. Each city has its own rules about when permits are needed, so we have had plenty of practice learning about permitting rules and filling out the necessary forms.
We always make sure to get the right permits in place before beginning work on the roof, but we’ve also helped homeowners figure out permit rules when we realize that unpermitted work has been done on their roof.
In this article, we’ll walk you through what could happen if unpermitted roof work is discovered, what steps you need to take to get a retroactive permit, and how to minimize your risk of fines, tear-down orders, or future issues with insurance or resale.
Is there a penalty for having unpermitted work on my Seattle roof?
Not everything requires a permit. Here’s a partial list:
But again, each jurisdiction will have additional carve-outs. We have a good list related to roofing linked at the bottom.
Each city or municipality has its own requirements for what kind of roof work needs a permit, but doing work without the necessary permits can potentially lead to fines or other problems, such as:
- Being fined up to $500 per day for unpermitted work (in the city of Seattle and other surrounding areas)
- Being asked to tear down the work
- Being asked to apply for a retroactive permit
The penalty for not complying with these requests is potentially spending up to 90 days in jail or paying a $1,000 fine.
I have seen many places that have been bought and sold several times, and we only find out after starting roof work that a whole section of the house was never permitted. So, what happens if your roof has unpermitted work done that you didn’t know about?
Well, the government doesn't know because they don't actively police it. But if you need a permit and have an inspector coming out, or if someone were to complain, then it might be discovered.
This means that the city might force you to tear it down, even if you bought it like that, which sucks. It doesn't happen very often with things that are done correctly, but they have the right.
Can I get away with not having a permit for roof work after enough time passes?
Unfortunately, there is no statute of limitations on unpermitted roof work. So, the city can discover your unpermitted work and ask you to take action at any time.
There are two statutes (RCW 4.16.080 and RCW 4.16.100) that can potentially limit how long you are fined or otherwise penalized to 2 or 3 years (depending on the statute).
But keep in mind that these statutes only limit how long you’re penalized for unpermitted work. It does not stop the government from requiring you to get a permit or make other changes to meet their legal requirements.
If the non-compliance stems from unpermitted work or violations of the codes in place at the time of construction, there's no grandfathering it in, regardless of how old the home is. It’s considered an ongoing violation.
How do I get a permit for unpermitted roof work that has been discovered on my home?
If the unpermitted work was discovered by you or an inspector, then you’ll need to file for a retroactive permit with your local code official, either the city or county. If your neighbor filed a complaint about your unpermitted work, then you’ll have to resolve the complaint and get a permit.
Here are the steps you should take to file for a permit for unpermitted work:
1. Request an inspection from your local code official
If you think that previous owners have done unpermitted work on your roof and you know you’ll need a permit for future work, it might be helpful to have someone inspect it. That way, they can help you identify what was supposed to have a permit.
They can also help answer any questions and provide guidance for submitting your new permit. If you're lucky, they'll just tell you what you need to do to get a permit, rather than forcing you to tear it down.
2. Request a retroactive permit
Once you know what roof work requires a permit, you can submit a request to get one. Your inspector or your roofing contractor can help you if you have questions.
3. Submit evidence that your roof work was done to code (if you have any)
Ideally, you have some evidence of how your unpermitted roof work was built so that you don't have to tear things apart to show somebody how it was put together.
The intended purpose of the building code is to make the property safe. If it’s overbuilt, that’s a bonus.
Also, if it was something that would have required engineering in order to get a permit, hopefully, you did the engineering. Consulting an engineer can help you resolve complicated roofing problems, and it provides evidence that your roof was built correctly.
But sometimes you’ll have to tear out finishes so an engineer can inspect and verify, since their bond is on the line if your structure later fails.
If you have evidence that it was built to code and you have the engineering plan, that shows that at least the roof was designed appropriately. Having this evidence makes it pretty easy to get a retroactive permit in most cases.
So what you're trying to do is prove that what you did is safe. So think about what they're going to ask you. For example, be prepared to answer questions like:
- How did you put it together?
- How did you frame it?
- What was it before?
- Did you follow code requirements or do your own thing?
- Did you consult an engineer?
Generally, they're pretty lenient if you made it better (aka followed code requirements and used an engineer).
Will I need to tear my roof down and start over if unpermitted work is discovered?
Now, if you don’t have any evidence that your roof work met code requirements, what are your options? Well, you were, you're still going to need to get a retroactive permit, but they're going to make it harder for you to do it.
So, if it's unsafe, they're not going to permit it. And for good reason, because the purpose of a permit is to make sure that things meet a minimum safety standard.
In this case, it’s fairly likely that you’ll have to tear down whatever work was done and reapply for a permit. That way, everyone can make sure the roof work is done right.
If they can’t see how your roof was built and there’s no permit, then the city really has no evidence that it is safe and built to code. That’s why some might end up having to tear down previous work, even if they didn’t know that it was done without a permit.
How do I know when a permit is required for roof work in Seattle?
If you’ve discovered unpermitted roof work on your home, or you’re planning a project and aren’t sure what’s legally required, it’s important to understand that even small roofing changes can come with serious consequences if not properly permitted.
Whether you're dealing with a previous owner's mistake or trying to avoid one of your own, knowing exactly when a permit is needed can help you avoid fines, tear-downs, and legal headaches. Every city in the area has slightly different code variations and permit processes.
Read our article “When Do I Need a Permit for Roof Work in Seattle?” to get a breakdown of which types of roof work require a permit in Seattle and surrounding cities and how to make sure your next roofing project stays compliant and stress-free.
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