Commercial Building Permits

Why is a permit required?

Building code permits help protect public safety, health and general welfare. The plan review and inspection process helps the permit holder to verify compliance with the current minimum requirements including but not limited to:

• Adequate light and ventilation
• Basic sanitation
• Energy conservation
• Fire and life safety, such as exiting in case of emergencies
• Structural strength and stability

When is a commercial building permit required?

A commercial building permit is generally required when changes or alterations are made to a commercial and/or multi-family building or when any new construction is undertaken. Multi-family is defined as three or more dwelling units, (with the exception of zero-lot line townhomes) and is subject to review under the International Building Code (IBC).

Electrical, mechanical and plumbing work also require permits and inspections, if the work is part of a remodel, tenant improvement or new construction then it is included in your building permit. Single trade permits not related to a building permit can be purchased by the property owner or a licensed contractor through ePermits.

All projects, whether they need a permit or not, must comply with the adopted building codes and regulations, accessibility requirements and the Vancouver Municipal Code (VMC).

Many projects require a commercial building permit. The scopes of work listed below are typical commercial projects and not a comprehensive list. If you’re not sure if a permit is required please contact our Permit Center at ePlans@cityofvancouver.us or 360-487-7833.

When is a commercial permit required?

• Additions, alterations and remodels to existing structures
• Change of use and/or occupancy
• Racking
• New construction
• Parking lot

When is a commercial permit not required?

• Creating new surfaces such as: painting, carpeting, countertops and similar finish work
• Ordinary maintenance repairs

Work exempt from permit still needs to meet building code requirements as well as municipal code requirements (setbacks, height, etc.).

Commercial Building Permit Process

1. Submit for Permit

Email your completed application (do not send plans) to eplans@cityofvancouver.us.

When your application is processed you will receive an email with the fees and application number.

​Please visit our ePlans Getting Started page for step-by-step instructions.

2. Plan Review

Depending on your proposed project, plans will be reviewed by various disciplines. Types of reviews include planning and zoning, structural and fire. The assigned reviewers check to see that your proposal is in compliance with the specific code or regulation. If the reviewer needs additional information or has identified corrections you will receive an email from ePlans identifying items required (see step 2a.)

3. Revise Plans

Once you receive an email from ePlans letting you know that revisions are required you will respond to the reviewers comments and upload revisions and/or additional information in ePlans.

Please visit our ePlans Applicant Resubmit page for step-by-step instructions.

Complete and timely responses will speed up the re-review of the project.
If the revisions are complete, the reviewer will sign off and the project will move on in the process (see step 3). If the reviewer needs additional information or has identified additional corrections they will request this information from you in writing in another comment letter (return to steps 2 and 2a).

4. Plans Approved, Permit Issued

When all required reviews are approved, your permit will be in pre-issue status and you will be notified of your final fee total. After the balance is paid the plans submitter will receive an email notice letting them know that the approved plans and permit are available for download in ePlans. 

5. Inspections

When you pick up your permit, you will receive an inspection card listing all of the inspections you will need during construction. Inspections can be scheduled online or by calling 360-487-7890. When all of your inspections are approved, you will receive a final inspection and your project is complete.

Things to Consider

The permit process differs for each permit type and may also vary depending on how complex your project is. Below are general guidelines to follow when applying for a permit. You can submit most applications electronically using ePlans.

Research

Always check the jurisdiction of the property online to determine whether it is inside City limits.

Are there any site constraints on your project?

• Determine your property’s zoning and other site criteria such as setbacks, zoning overlays, etc.
• Critical Areas

Plans

• Clearly drawn plans accurately describing all of your proposed work will be required
• Determine which permit forms are required based on your proposed commercial project

When is an architect required?

An architect is required for the following:

• New construction of all non-residential buildings and structures over 4,000 square feet
• New construction of all residential buildings containing more than 4 dwelling units (including townhouses or row-houses)
• Tenant improvements or remodels in spaces more than 4,000 square feet
• If the remodel or tenant improvement involves an area less than 4,000 square feet and is in a building that is 4,000 square feet or larger, then an architect must be involved if there are structural changes or life safety changes (as in exits, fire alarms or fire sprinklers affected, or other life safety items such as change-of-use or occupancy).

The total square feet of a building includes the total of all levels and all outdoor covered areas like porches, drive-thru canopies, etc.

The practice of architecture is defined in and regulated through RCW 18.08. This link is helpful in understanding the roles and responsibilities of architects, engineers and other design professionals.

When is engineering required?

An engineer is required for the design of structural work which does not conform to the prescriptive requirements of the currently adopted IBC. When the structure of an engineered building is modified an engineer is normally required to design this work. The city’s permit document requirements closely follow the State requirements regulating the engineering profession.

For Engineering definitions please visit: http://apps.leg.wa.gov/RCW/default.aspx?cite=18.43.020

Under state law and the building code the Building official has the authority to make the final determination on what documents will be accepted for building permit application.

When are are separate fire protection permits required?

Fire alarms, fire sprinklers and other fire protection systems require separate permits. Fire Protection Contractor information.

Backflow and Cross-Connection Prevention

Many commercial uses require backflow or cross-connection prevention. State and local laws require that you install and maintain a backflow prevention device on your service line and have it inspected yearly by a certified tester. Backflow and Cross-Connection Prevention.

Grease Trap

Restaurants or commercial kitchens, including coffee kiosks, that discharge food grease to the sewer system require a grease trap or interceptor. For additional information contact the City Grease Trap program staff. For properties located:

• West of Andresen Road, John Honrath at john.honrath@cityofvancouver.us or 360-607-1573.
• East of Andresen Road, Jon Morgan at jon.morgan@cityofvancouver.us or 360-921-4551.

Addressing

Multi-family building address designations, (e.g. Building A, Building B), are determined by emergency service regulations. For additional information regarding addressing contact Bryan Monroe at bryan.monroe@cityofvancouver.us

Grading

Grading permits are required for nearly all projects that include the disturbing or moving of more than 10 cubic yards of earth or vegetation.

Other Agencies

• Clark County Public Health
• Southwest Clean Air Agency
• Department of Labor and Industries (State permits required for elevators, boilers, etc.)

Submittal Requirements

The following items will need to be submitted when applying for a commercial building permit:

• Completed and signed application (property owner signature is required)
• Fees associated with the application
• Clearly drawn plans accurately describing all of your proposed work. Submit electronically using ePlans)
• Energy code forms
• Licensed contractor information (if available)

Codes, Design Requirements, Setbacks

Development in the City of Vancouver requires conformance with all adopted building codes, all land use regulations, and the City’s design and construction standards.

• Building Codes and Regulations
• Vancouver Municipal Code – Title 20 (Land Use and Development)
• Vancouver Municipal Code – Title 17 (Buildings and Construction)

Septic Systems and Wells

These programs are managed by Clark County Public Health.

• For additional information regarding on-site septic systems please visit site septic systems
• For additional information regarding private wells please visit drinking water and wells

Fees

The cost of your permit is based on several factors. Specifically, permit fees for new construction and additions are established on the calculated value determined by the gross square footage, type of construction and use of the building.