When Do You Need Design Help or Permits?

Presented by:
Master Builders Association Consumer Education Program
Joseph Irons,
Master Builder, Master Remodeler, CGR, CAPS, CGP
President of Irons Brothers Construction, Inc.
Vice President Master Builders Association

Presenter:
Joseph Irons, GMR GMB CGR CGP CAPS
• President of Irons Brothers Construction, Inc.
• BIAW State Building Director
• NAHB National Building Director
• MBA Vice President & Board Member
• University of Housing Building Instructor
• National Award Winner
Irons Brothers Construction, Inc. (c) 2015
www.ironsbc.com 206-306-7767

Audience:
• Contractors
• Homeowners
• Design professionals
• Who has hired a design/build firm in the past?
• Who has hired an architect or designer in the past?
• Who is in the process of hiring a contractor?
• Current project under way?
• Who has been through the permitting process?

• Learn when you need to hire a design
professional
• Understand when you may need a permit
• Why you should consider a Design/Build firm
• The pros and cons of permits and design
• Common permit exemptions & assumptions
• Resources for planning your next project
• FAQ’s from homeowners

1. Adding square footage or structural changes
2. Changing the use of space
3. When it affects egress and safety
These most likely involve the permitting process as well

1. Intricate details are required for construction and installation - such as
tiling of shower enclosures, plumbing fixture locations electrical or
lighting plan
2. If a specialty need is present, such as accessibility / aging in place
3. Reconfiguring spaces and the floor plan in your kitchen, bathroom,
living areas or basements

1. When the project involves more than removal and replacement
2. To assist with your color selection and finish details
3. To achieve the best product use within your space and budget

Based on your properties jurisdiction, but generally includes:
1. When adding onto or expanding the current footprint
2. Making structural or wall changes
3. Changing unconditioned space to livable space (i.e. garage conversion,
basement remodel)
Check with your local building department for exemptions to permitting

1. Changing the use of space, such as turning a rec room into a bedroom
or bathroom
2. When it affects egress and safety
3. Commercial, multi-family, common areas and meeting ADA
requirements

1. When the scope of work involves utilities (gas, water, sewer, electrical,
etc)
2. When the project involves more than removal and replacement
3. If the project involves work not listed on the building department
exemptions

Greenlake garage / deck addition
BEFORE:
• Non-conforming
• Not to Code
• No permit history
• Built in set-back
• Not fire safe
• Premature failure
• Poor design & materials
• Drainage issues

Greenlake garage / deck addition
AFTER:
• Durable materials
• Fire rated
• Secure
• Safe
• Documented
• Drainage improved

Laurelhurst
Bathroom Remodel
BEFORE:
• Exposed utilities
• Varying levels of
flooring
• Space constraints
• Lack of design
• Incomplete
bathroom

Laurelhurst
Bathroom Remodel
AFTER:
• Durable materials
• Easy maintenance
• Aesthetically pleasing
• Better use of space
• Concealed utilities
• Shower added

A team approach!
1. Convenience: One-stop shopping, collaboration
2. Accelerated completion: Bidding phase replaced with
feasibility review
3. Saved costs: Construction costs are evaluated
throughout the process with your contractor
4. Detailed plans: Your vision in a written plan with
product selections and placements
5. Ensured construction: Your design will be built.
Your budget is respected

PROS:
• Expertise and product knowledge
• Detailed scope of work, including specifications
• Buildable floor plans and construction drawings
• Clear expectations for construction
• Aesthetically appealing
• Product knowledge and selection assistance
CONS:
• Up front cost for design before construction
• Time investment
• Reality check of scope, budget, ROI

PROS:
• Third-party professional review of work
• Enforcement of building and energy codes
• Documentation of work performed
• Secures your investment
CONS:
• Permit fees
• Possible delay during permit review
• May require additional upgrades to meet Code

• Property sales transfer difficulty
• Resale value depletion
• Void of homeowner’s insurance
• Safety hazards may be overlooked
• No Code enforcement
• Stop work order from DPD
• Penalties and fines
Your contractor or designer may not know if a
permit is required, do your own homework!

Every building department is different!
• Flooring
• Cabinet installation
• Painting & Wall coverings
• Countertops
• Fences
• Roofing
• Siding
• Sheds / Accessory buildings
Check with your local DPD to verify permit
exemptions for your property.

Every building department is different, the list below usually
requires a permit:
• Decks
• Garage or carport
• Large accessory buildings (cottage, DADU)
• Interior wall removal
• Converting a garage
• Attic / basement conversion
• Heated floors
• Tub to shower conversion
Check with your local DPD to verify permit
exemptions for your property.

• Review your property information
• Listed online at your County Assessor
• Obtain information from the local DPD for your planned
scope of work
• Permit requirements, zoning, lot coverage, and estimated fees
• Permit exemptions if applicable
• Obtain information from the local Utilities branches for
your planned scope of work
• Permit requirements and fees
• MBA, NKBA, NWSID

1. How much will design and/or architecture cost?
2. How much will my permit cost?
3. What about engineering, geo-technical review or
land surveys?
4. What are as-built plans?
5. What is a site plan?
6. Can I do my own drawings?
7. Can I get my own permit?

Ask yourself:
•Would I benefit from hiring a design professional?
•Does my project need a permit?
•Is a design + build firm a good match?
•Should I risk not permitting?
•Does my project require expertise to achieve the best result?
•Can I pick all my own materials?
Use the resources provided and your local DPD to
plan your project right!

Joseph Irons CGR, CAPS, GMB, CGR
Irons Brothers Construction, Inc.
Design + Build Center
1510 NE 170th St. Suite #2
Shoreline, WA 98155
(206) 306-7767
office@ironsbc.com
www.ironsbc.com

When Do You Need Design Help or Permits?

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