Do You Need a Permit to Remodel a Kitchen in Tacoma?
One of the most confusing parts of a kitchen remodel in Tacoma isn’t picking cabinets or tile. It’s permits. This guide breaks down what requires permits and what is cosmetic and exempt, so you stay safe, legal, and avoid headaches later.
Who Handles Kitchen Permits in Tacoma?
City of Tacoma Limits
Permits are usually handled by the City of Tacoma – Planning & Development Services, using the TacomaPermits system.
Tacoma Public Utilities (TPU) may also be involved for certain electrical work and service changes.
Pierce County (Outside City Limits)
If you’re outside city limits (but still have a “Tacoma” mailing address), you may be under Pierce County instead, which has its own residential permitting rules.
When You Usually Need a Permit
Permits are required when your project affects safety and code compliance (structure, fire, plumbing, and electrical).
1. Structural Changes (Building Permit)
- Removing or adding walls.
- Widening doorways or openings between rooms.
- Modifying or removing load-bearing walls.
- Adding beams or posts.
2. Moving or Adding Plumbing (Plumbing Permit)
- Moving the sink, dishwasher, or fridge water line (even a few feet).
- Adding a second sink or pot-filler.
- Changing the layout of water or drain lines.
- *Anything beyond a simple like-for-like fixture swap.*
3. Electrical Work Beyond Simple Fixture Swaps (Electrical Permit)
- Adding or moving electrical outlets or lights.
- Adding new circuits or upgrading the panel.
- Rewiring old circuits.
- Installing under-cabinet lighting hard-wired to the system.
- Changing where switches or lights are located.
4. Adding or Changing Mechanical Systems (Mechanical Permit)
- Installing or relocating a range hood with ducting.
- Adding kitchen exhaust through the roof or exterior wall.
- Tying into or modifying HVAC ducts near the kitchen.
5. Changing Windows, Doors, or Openings (Building Permit)
- Enlarging a window or door opening.
- Adding a new window or patio door.
- *Simply swapping a window in the same size opening may be exempt, but changing the opening size usually isn’t.*
6. Full or Major Kitchen Remodels (Multiple Permits)
If you are changing the entire layout, doing significant demo, or combining rooms (like removing a wall to the dining room), you are almost certainly in “residential alteration” territory, which needs a building permit and often separate electrical/plumbing permits too.
What Often Doesn’t Require a Permit (Cosmetic Work)
Good news: purely cosmetic work and very minor repairs are usually permit-exempt in Tacoma.
- Painting walls, trim, or ceilings.
- Swapping cabinet doors or hardware.
- Installing new cabinets in the same layout (no wall, plumbing, or electrical changes).
- Replacing countertops without moving sinks or cooktops.
- Installing new flooring (tile, wood, vinyl).
- Replacing an appliance that uses existing hookups (like-for-like range, dishwasher, fridge).
- Minor drywall patching and repairs.
Types of Permits Involved
Your project might require some or all of these permits:
1. Residential Building / Alteration Permit
- Covers: Layout changes, structural work, wall removal.
2. Electrical Permit (TPU)
- Covers: New circuits, rewiring, extra outlets/lighting, panel upgrades.
3. Plumbing Permit
- Covers: Moving/adding fixtures, new drains/water lines, certain water heater changes.
4. Mechanical Permit
- Covers: Ducted range hoods, new exhaust penetrations, HVAC mods.
The Tacoma Kitchen Permit Process (Simplified)
Here is the basic 6-step flow. Your contractor usually manages steps 3-6.
Step 1: Define Your Scope
Be clear on what walls, utilities, and openings are changing, and what are just finishes.
Step 2: Check If a Permit Is Required
Review City guidance, contact the permit office, or check with Pierce County if outside City limits. When in doubt, ask!
Step 3: Prepare Plans & Documents
You’ll need a floor plan (existing and proposed), notes on plumbing/electrical/mechanical changes, and sometimes a simple site plan.
Step 4: Apply & Pay Fees
Applications are made through the TacomaPermits system. Fees depend on the scope and valuation of the work.
Step 5: Inspections During Construction
Inspections ensure work meets code. Common points: Rough-in plumbing and electrical (before walls are closed) and Final inspection.
Step 6: Final Approval & Keeping Records
Keep copies of permits and inspection records. These documents are valuable when you sell your home or refinance.
What Happens If You Skip the Permit?
Skipping permits might seem fast, but the risks and consequences can be severe, especially if your project involves structure, plumbing, or electrical.
Common Problems:
- Stop-work orders from the city if the project is discovered.
- Fines or extra fees to legalize unpermitted work.
- Having to open walls back up for inspections (or tear out and redo work).
- Headaches during home sale when inspectors or appraisers flag unpermitted work.
- Potential insurance issues if something fails and is traced to unpermitted work.
FAQ: Common Tacoma Kitchen Permit Questions
“Do I need a permit to just replace cabinets and countertops?”
Often no, if you’re keeping the same layout and not moving the sink or electrical. But yes, if replacing cabinets involves adding lighting, moving outlets, or reconfiguring plumbing.
“Do I need a permit to move my sink or stove a few feet?”
Almost always yes. Moving a sink means new plumbing/drain routing, and moving a stove can mean new electrical circuits or gas lines. Both require permits and inspections.
“Who pulls the permits – me or my contractor?”
Either can, but the licensed contractor usually pulls the permit as the responsible party. This is often smoother as they know the system and documentation needed.
“My address says Tacoma, but I think I’m not in the city… what then?”
Many homes with a “Tacoma, WA” mailing address are in unincorporated Pierce County. Check your property tax records or call the City of Tacoma or Pierce County to confirm which office handles your building permits.
“How long do permits take?”
It depends on the time of year, workload, and complexity. Simple alteration permits may move quickly; complex projects take longer. Check directly with the City of Tacoma for current timelines.
Final Thoughts: Permits Are There to Protect You
It’s easy to see permits as red tape, but they exist to make sure your kitchen is safe and up to code, and to protect your investment and resale value. A good Tacoma contractor can walk you through the process, pull the right permits, and coordinate inspections seamlessly.
Talk to a Permitting Expert