Are you worried your roof project in Seattle could be delayed (or fined) because of a missing permit? Do you know what kinds of roof work are allowed without one, and which projects can trigger inspections or legal issues?
At RoofSmart, we do hundreds of roof replacements all over the Greater Seattle area every year, ranging from a simple shingle installation to rebuilding the entire roof. After 13 years of experience working in the Seattle area, we’ve learned what kind of work requires a permit and what you can do without needing one.
In this article, we’ll give you a clear breakdown of when a permit is required (and when it’s not) for roof work in Seattle and the surrounding cities.
Whether you're updating ventilation, replacing shingles, or planning structural changes, you’ll leave knowing exactly how to stay compliant and avoid setbacks.
What roof work can you do without a permit in Seattle?
When it comes to roof work, Seattle is pretty lax about getting permits. There is a lot of work you can get done on and around your roof without needing a permit.
Here are some examples of roof work (and beyond) that your Seattle roofing contractor can do for you without needing a permit:
- Installing new roofing material (as long as it isn’t heavy)
- Updating your attic ventilation
- Add new insulation
- Adding (or replacing) new gutters or gutter guards
- Minor repairs or updates under $6,000
If you only need a basic install on your Seattle roof, then you’re good to go without a permit.
What kind of roof work requires a permit in Seattle?
Even though there’s a lot you can do on the roof in Seattle without a permit, there are still some things that require a permit. Here are some examples:
- Structural changes on a residential building: If you’re having roof work done on your house, then a permit isn’t typically required. However, if you’re making structural changes to your home (like reframing it or modifying the trusses), then you do need a permit. So, if you want to turn your roof into a rooftop deck or install a heavy roof material like slate or tile, then you’ll need to get a permit to reinforce your roof’s framing.
- Commercial structures: Commercial buildings always require a permit for any kind of roof replacement. However, there are some exceptions to this if your roofer is only replacing the roof material and not making any structural changes.
- Replacing plywood sheathing: The City of Seattle wants to check your newly installed roof sheathing to make sure it meets energy code requirements.
- Replacing insulation: Just like with plywood, the City of Seattle requires a permit when replacing insulation to verify that it meets energy code requirements.
Does every city in the Seattle area require a permit?
Regulations vary by county and city. Even though Seattle is pretty relaxed about permits for roof work, other cities in this area have stricter regulations in place.
Most cities don’t require a permit for basic roof replacement that does not make structural changes.
How do I check if I need a permit for roof work on my Seattle area home?
Each city has different rules, so we recommend checking out your county or city’s website for permit information.
Here’s an overview of the permit requirements for cities in the Greater Seattle area, listed based on the county:
King County
| Jurisdiction | Residential Permit Required? | Commercial Permit Required? | Material-Type Change? | Sheathing Replacement? | Official Resources |
|---|---|---|---|---|---|
| Unincorporated King County | No – Exempt for re-roofing single-family homes: replacing roofing on a detached 1-2 family house does not require a building permit (so long as no structural changes) | Yes – Required for other structures: the exemption only applies to 1-2 family dwellings, so commercial or multi-family re-roofing requires a permit. | No – Changing roofing material (e.g. shingle to metal) is allowed without a permit as long as it doesn’t require structural modifications. | Yes – If any sheathing is removed/replaced, a permit is required. |
Phone number: (206) 296-6600 |
| Seattle (City) | No – Exempt for most residential re-roofs: No permit needed to reroof a single-family or duplex home when just replacing roofing material. | Yes (with exceptions) – Generally required for commercial/multi-family, except if only the roof covering is replaced with no structural changes. | Depends – Changing to a heavier material (e.g. adding a heavy tile roof) would trigger a permit because it likely requires structural review. | Yes (for non-residential) – In single-family homes, even some sheathing repair is allowed without permit. For other buildings, any roof sheathing replacement or structural alteration requires a permit. |
Seattle Dept. of Construction & Inspections Phone number: (206) 684-8850
|
| Bellevue (City) | Sometimes – Small repairs exempt: No permit needed if replacing up to 5 sheets (4’x8’) of roof sheathing or less on a house. | Sometimes – No permit needed for a commercial roof if replacing 2 or fewer sheets of substrate/sheathing. | Depends – Changing roof material alone does not mandate a permit as long as it doesn’t add >5% to the roof’s weight in a recover scenario and doesn’t require structural changes. | Yes (beyond threshold) – Replacing extensive sheathing triggers a permit (threshold: >5 sheets for residential, >2 sheets for commercial). |
Phone number: (425) 452-6800
|
| Redmond (City) | No (if like-for-like) – Exempt for lightweight re-cover: If re-roofing a house with a “lightweight roof covering” (composition shingles, metal, etc. under 4 psf), no permit is required, provided no structural alterations are needed. | Yes – Required for commercial buildings (and typically for multi-family as well). | Yes (if material is heavier) – Switching to a heavier roof type (ex: adding clay tile >4 psf) will require a permit. | Yes – Any structural repairs (e.g. replacing damaged roof framing or significant sheathing sections) would need a permit. |
Phone number: (425) 556-2473 |
| Mercer Island (City) | No (in most cases) – Like-for-like replacements are exempt: A permit is not required if you are simply replacing the roofing material in-kind and not altering the structure. | Yes – Required for commercial/multi-family. | Yes (if type changes) – A permit is required if you are changing the type of roofing material. | Yes – A permit is required if any sheathing is replaced on a single-family roof. |
Phone number: (206) 275-7605 |
| Issaquah (City) | Yes (if structural or large) – A permit is required for any residential reroof that involves structural elements. No permit is needed for an “in-kind” roof replacement if no sheathing is removed. | Yes – Required for commercial. | Yes – If the new roofing material is different from the old, a permit is required. | Yes – Any sheathing removal/replacement triggers a permit. |
Phone number: (425) 837-3100 |
| Duvall (City) | Yes – Always required. Duvall requires a building permit for any re-roof on a single-family home. | Yes – Always. Any commercial re-roof also requires a permit. | Yes – Changing material type would require a permit. | Yes – Any sheathing or structural work as well. |
Phone number: (425) 788-3434 |
| Other King County Cities | Varies – Most cities mirror the state building code: Many cities do not require permits for residential re-roofing if it’s an in-kind replacement with no structural changes. | Yes (generally) – Nearly all cities require permits for commercial re-roof projects. | Permits usually required if material type changes. | Yes (generally) – Check your city for specific details. Most require a permit. |
Phone number: (206) 296-6600 |
Snohomish County
| Jurisdiction | Residential Permit Required? | Commercial Permit Required? | Material-Type Change? | Sheathing Replacement? | Official Resources |
|---|---|---|---|---|---|
| Unincorporated Snohomish County | No – Exempt for re-roofing single-family homes: replacing roofing on a detached 1-2 family house does not require a building permit (so long as no structural changes). | Yes – Required for other structures: the exemption only applies to 1-2 family dwellings, so commercial or multi-family re-roofing requires a permit. | No – Changing roofing material (e.g. shingle to metal) is allowed without a permit as long as it doesn’t require structural modifications. | Yes – If any sheathing is removed/replaced, a permit is required. |
Phone number (425) 388-3311 |
| Everett (City) | No – Exempt for most residential re-roofs: No permit needed to reroof a single-family or duplex home when just replacing roofing material. | Yes (with exceptions) – Generally required for commercial/multi-family, except if only the roof covering is replaced with no structural changes. | Depends – Changing to a heavier material (e.g. adding a heavy tile roof) would trigger a permit because it likely requires structural review. | Yes (for non-residential) – In single-family homes, even some sheathing repair is allowed without permit. For other buildings, any roof sheathing replacement or structural alteration requires a permit. |
Phone number: (425) 257-8810 |
| Lynnwood (City) | Sometimes – Small repairs exempt: No permit needed if replacing up to 5 sheets (4’x8’) of roof sheathing or less on a house. | Sometimes – No permit needed for a commercial roof if replacing 2 or fewer sheets of substrate/sheathing. | Depends – Changing roof material alone does not mandate a permit as long as it doesn’t add >5% to the roof’s weight in a recover scenario and doesn’t require structural changes. | Yes (beyond threshold) – Replacing extensive sheathing triggers a permit (threshold: >5 sheets for residential, >2 sheets for commercial). |
Phone number: (425) 670-5410 |
| Marysville (City) | No (if like-for-like) – Exempt for lightweight re-cover: If re-roofing a house with a “lightweight roof covering” (composition shingles, metal, etc. under 4 psf), no permit is required, provided no structural alterations are needed. | Yes – Required for commercial buildings (and typically for multi-family as well). | Yes (if material is heavier) – Switching to a heavier roof type (ex: adding clay tile >4 psf) will require a permit. | Yes – Any structural repairs (e.g. replacing damaged roof framing or significant sheathing sections) would need a permit. |
Phone number: (360) 363-8100 |
| Other Snohomish County Cities | Varies – Most cities mirror the state building code: Many cities do not require permits for residential re-roofing if it’s an in-kind replacement with no structural changes. | Yes (generally) – Nearly all cities require permits for commercial re-roof projects. | Permits usually required if material type changes. | Permits required if sheathing is replaced. | Snohomish County Cities Permitting |
Pierce County
| Jurisdiction | 🏠 Residential Permit Required? | 🏢 Commercial Permit Required? | 🪚 Material‑Type Change? | 🔨 Sheathing Replacement? | 📏 Size/Scope Thresholds | Official Resources & Contacts |
|---|---|---|---|---|---|---|
| Unincorporated Pierce County | No – Permit not required if all apply: • Roof slope > 2 : 12 • Load ≤ 7.5 lbs/sq ft • No structural work (1‑2 family homes, garages) | Yes – Required for non‑1‑2 family or garage reroofs | No, provided material load stays ≤ 7.5 lbs/sq ft and no structural work | Yes – Any sheathing replaced voids exemption | None – Exemption applies regardless of area; layered or flat roofs need permit |
Pierce Co. Permit FAQ: “Is a permit required to re-roof my house?” Phone number: (253) 798‑3739 |
| City of Tacoma | No – Permit not required if: • Tear off all existing layers • Material ≤ 2.5 lbs/sq ft • No structural changes • Not unreinforced masonry | Yes – Required for commercial or multifamily if not meeting exemption | Yes, if material exceeds 2.5 lbs/sq ft (tile, slate, green roof) | Yes – Any structural or deck change requires permit | No area limit – Existing layers must be removed; partial overlay needs permit |
Tacoma Building Permits (roofing) Phone number: (253) 591‑5030 |
| City of Puyallup | Yes (if >200 sq ft sheathing) – Minor residential work may be exempt; extensive sheathing work (>200 sq ft) requires permit | Yes – Permit always required for commercial reroofs | Yes, if new material alters structure or adds weight; in-kind minor work usually OK | Yes, if >200 sq ft sheathing replaced | ~200 sq ft threshold for minor vs. major reroof |
Phone number: (253) 841‑5400 |
| Other Pierce Cities | Varies – Some follow county exemption; others require permits for all reroofs. Check local code. | Yes – Permit required for commercial reroofs. | Yes – Material changes generally need a permit unless exempt. | Yes – Sheathing work triggers permit in all jurisdictions. | Varies – Only some cities have size thresholds (e.g., Puyallup, Tacoma). | Use each city’s building permit webpage or portal; contact info varies. |
Kitsap County
| Jurisdiction | 🏠 Residential Permit Required? | 🏢 Commercial Permit Required? | 🪚 Material‑Type Change? | 🔨 Sheathing Replacement? | 📏 Size/Scope Thresholds | Official Resources & Contacts |
|---|---|---|---|---|---|---|
| Unincorporated Kitsap County | No – Permit not required if: • ≤ 2,100 sq ft reroof • Surface covering only • No structural work | Yes – Required for all commercial reroofs. | Yes, if structural or material restrictions violated; otherwise ≤2,100 sq ft surface‑only is OK | Yes – Any deck or framing work requires permit | 2,100 sq ft limit – Exemption ends above this area. |
Kitsap DCD “Do I Need a Permit?” Phone number: (360) 337‑5777 |
| City of Bremerton | No (if ≤4,000 sq ft) – Exempt if ≤4,000 sq ft and no structural changes | Yes – Required for all commercial reroofs. | Yes, if material changes or banned materials used; otherwise ≤4,000 sq ft in-kind is fine | Yes – Any structural or sheathing repair needs permit. | 4,000 sq ft threshold for exemption. |
Phone number: (360) 473‑5226 |
| Bainbridge Island (City) | Yes, always – All reroof jobs require permits; wood shake/shingle roofs prohibited. | Yes – Permits required for any building type. | Yes, material change requires permit; combustible options banned. | Yes – Sheathing replacement triggers permit. | No exemptions – All reroof work requires a permit. | Bainbridge Island Re-Roof Checklist |
| Other Kitsap Cities | Varies – Some mirror county exemption; many require permits unless stated otherwise. | Yes – Required for all commercial reroofs. | Yes – Material changes trigger permits. | Yes – Sheathing work always needs permit in city jurisdictions. | Varies – Exemptions exist only in Bremerton (4,000 sq ft) or unincorporated county (2,100 sq ft). | Check each city’s building department website; contact details vary. |
How do I make sure my roof is installed right if no permit is required?
Although getting a permit adds extra steps and cost to your project, it can be nice to have assurance that your roof is being installed correctly.
However, even if you need a permit, inspectors aren’t checking to make sure that your shingles are installed properly. They usually look at the roof before the final layer goes on.
The only one who can make sure your roof is installed properly is your roofing contractor, so it’s important to make sure you find someone who is trustworthy and qualified.
Contractors in the Seattle area do not need to take any roofing tests to become licensed roofers. That’s why we recommend thoroughly researching your roofing contractor options before making your final decision.
Look at their reviews, and make sure they have a lot of experience doing whatever kind of roof work you want them to do on your home.
Looking for an easy way to know if a roofing contractor is qualified? Use our Qualified Roofer Checklist to confidently evaluate your roofer’s qualifications!
What Should You Consider Next After Learning About Roofing Permits in Seattle?
At the end of the day, understanding when you do or don’t need a roofing permit in Seattle can save you time, stress, and even fines. If you’re planning a project soon, you now know which tasks require a permit and which ones don’t.
But even with this knowledge, there’s another critical question most homeowners ask next: “What is this going to cost me?” That’s where your research should go next.
To plan your project confidently, your next step is to read our article “What Is the Average Cost of a New Roof in the Seattle Area?”.
At RoofSmart, we don’t just help you avoid permit headaches, we also help you understand exactly what goes into the cost of a new roof in the Seattle area.
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