Do I Need a Permit to Remodel in Puyallup?
You do not need a permit for cosmetic work such as paint, flooring, cabinets, and countertops. You do need one to move walls, replace or relocate plumbing, change wiring, or add space. First check whether your home is in the City of Puyallup or unincorporated Pierce County.
The permit question has two parts. What are you doing? And who is in charge of your address? Most people skip the second part, and around Puyallup that is a mistake.
Step one: city or county?
A Puyallup mailing address does not mean you are in the City of Puyallup. Much of South Hill, along with other areas that carry Puyallup ZIP codes, is unincorporated Pierce County. The two have separate permit offices and their own rules.
To find out, look up your address in Pierce County's About My Property tool. It shows the jurisdiction along with zoning and any critical areas on the parcel.
| If you are in | Building permits come from |
|---|---|
| City of Puyallup | City of Puyallup Development and Permitting Services |
| Unincorporated Pierce County | Pierce County Planning and Public Works |
Work that does not need a building permit
Pierce County publishes a Work Exempt from Building Permit guide. For houses in unincorporated areas, it lists:
| Work | Exempt when |
|---|---|
| Painting, wallpaper, tile, carpet, cabinets, countertops | Always, as finish work |
| Fences | Up to 6 feet high |
| Detached sheds and playhouses | One story, up to 200 square feet, at least 5 feet from other structures |
| Decks | No more than 30 inches above grade at any point, and not over a basement or story below |
| Retaining walls | Up to 4 feet, measured from the bottom of the footing |
| Re-roofing | Roof slope over 2:12 and covering no heavier than 7.5 pounds per square foot. Sheathing replacement is not exempt |
| Siding replacement | Installed per manufacturer specifications. Sheathing replacement is not exempt |
| Stopping leaks and clearing drains | No pipes, valves, or fixtures replaced or rearranged |
| Replacing minor mechanical parts | Parts that do not affect the unit's approval or safety |
Exempt work still has to meet code and respect setbacks, septic areas, and critical areas. The guide puts that responsibility on the owner.
The City of Puyallup sets its own list. As one example, the city issues re-roof permits. Check with the city before assuming a county exemption applies inside city limits.
Work that does need a permit
The county's permit FAQ answers several common questions directly.
- Removing a wall between two rooms: permit required.
- Turning a window into a door: permit required.
- Building a cover over a patio or deck that attaches to the house: permit required, and it must meet setbacks.
- Replacing wall sheathing or roof sheathing: permit required.
Add to that list:
- Additions and any new heated or habitable space
- Converting a garage, attic, or basement to living space
- Accessory dwelling units
- New or relocated plumbing
- New furnaces, heat pumps, and water heaters
- New or changed electrical circuits
- New window or door openings
- Decks higher than 30 inches
Electrical is separate
In most of Pierce County, electrical permits are issued by the state Department of Labor and Industries, not the city or county. The county's guide gives the L&I electrical number as (253) 596-3800, extension 2. Homes served by Tacoma Power go through that utility.
How to apply
Unincorporated Pierce County. Start with the county's Online Development Guide, where you can search an address and see which permits a project needs. The Development Center information line is (253) 798-3739.
City of Puyallup. Applications run through the city's online permit portal. The zoning code is published at ecode360.com/PU4601.
Homeowners can generally pull permits for work on their own home. If a contractor is doing the work, the contractor should pull the permit. Be wary of one who asks you to pull it for them.
Why bother?
I hear this a lot. The work is inside, nobody will know, and the permit costs money and time. Here is what I have seen go wrong.
At sale. Washington's seller disclosure form asks whether work was done without permits. A buyer's inspector or appraiser may notice that the county record says three bedrooms and the house has four.
At appraisal. Space finished without a permit may not count as living area. That can cut the appraised value below the price.
With insurance. A claim tied to unpermitted electrical or structural work can get complicated.
With safety. Inspections catch real problems: missing fire blocking, overloaded circuits, bad venting.
What if the work is already done?
You have three options when you sell.
- Legalize it. Apply for a permit after the fact. Expect to open walls for inspection and to bring the work up to current code.
- Disclose it. Tell buyers what was done without a permit and price accordingly.
- Remove it. Sometimes the cleanest answer for something small.
Hiding it is not on the list. It is the option that leads to lawsuits.
Frequently asked questions
What can I remodel without a permit in Puyallup?
Cosmetic work such as painting, flooring, tile, cabinets, and countertops. In unincorporated Pierce County, fences up to 6 feet, sheds up to 200 square feet, and low decks are also exempt.
Do I need a permit to remove a wall?
Yes. Pierce County's permit FAQ says removing a wall between rooms requires a permit.
Who issues electrical permits in Puyallup?
In most of Pierce County, the Washington Department of Labor and Industries issues electrical permits.
What happens if I sell a house with unpermitted work?
You should disclose it. Unpermitted space may not count in an appraisal, and buyers may ask for a price reduction or for the work to be permitted.
Related reading
- Deck Builders in Puyallup: Costs, Permits, and Hiring
- Can I Build an ADU on My Property in Puyallup?
- Can I Convert My Garage Into Living Space in Puyallup?
- What Repairs Should I Make Before Selling My House?
Selling a home with unpermitted work? Reach out.
It comes up more often than you would think, and there are good ways to handle it. Call, text, or email me and we will work out the right approach for your home.
Austin Robertson
Real Estate Broker, Robertson & Co.
253.225.2395 | austin@robertsonand.co
For people building something worth keeping.
Equal Housing Opportunity. Austin Robertson, License # 21036843, Austin Robertson and Allena Robertson Real Estate Brokers, regulated by the Washington State Department of Licensing (DOL). This article is general information only. It is not legal, tax, insurance, lending, or construction advice, and it is not an appraisal of any property. Costs, rates, and rules change. Confirm the details with the sources linked above before you act.
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