Commercial Tenant Improvement Projects FAQ

A building permit (CMI) is required for changes to:

• Layout including walls, ceilings, fixed partitions, movable partitions over 5 feet 9 inches (5′ 9″)
• Doors, windows, siding, roofs, stairs, and ramps
• Occupancy or use of a space, room or suite
• Structure or structural elements
• Installation of large process equipment

A permit is not required for:

• Cosmetic finishes (painting, wallpaper, flooring)
• Cabinets and casework
• Movable partitions no more than 5 feet 9 inches tall
• Minor maintenance or repairs that do not involve structural modifications or electrical work

The City of Vancouver’s building permit includes related mechanical, electrical, and plumbing work. All related plan review and inspections occur under the building permit. This may be different from other jurisdictions.

Separate permits are required for:

• Fire sprinkler or alarm
• Fire code operational permits
• Exterior signage
• Storage racks over 5 feet 9 inches (5′ 9″)
• Detached accessory structures

After a building permit for the work has been issued.

A building permit must be issued prior to starting construction, including demolition.

To get started while your permit is under review, we offer interior demolition and early start permits. Additional fees may apply. Contact us for information.

Only work that does not require a permit can be completed by the tenant or owner.

Work that requires a permit needs to be completed by a licensed contractor. In Washington, a property owner cannot do work on behalf of a tenant.

For specific questions about contractor rules contact Washington State Department of Labor & Industries.

A Washington State Registered Architect is required to prepare drawings and documents for either of the following:

• Changes to a tenant space over 4,000 square feet (SF)
• A project of any size in a building larger than 4,000 square feet, when life safety or structural systems are modified, including egress, fire-rated assemblies or load bearing construction.

A Washington State Registered Professional Engineer is required to prepare drawings and calculations for any of the following:

• Alterations to load bearing elements, including, walls, beams, and columns
• Support of equipment weighing more than 400 pounds
• Storage racks – A permit is required for racks over 5 feet 9 inches and structural engineering is required for racks over 8 feet
• Buildings with post tensioned concrete floors (to avoid damaging existing structure)

All alterations that could affect the usability of a facility must be made in an accessible manner to the maximum extent feasible.

For example, if during renovations a doorway is going to be relocated, the new doorway must be wide enough to meet the new construction standard for accessibility.

When alterations are made to a primary function area, such as the lobby of a bank or the dining area of a cafeteria, an accessible path of travel to the altered area must also be provided. The bathrooms, telephones, and drinking fountains serving that area must also be made accessible.

These additional accessibility alterations are only required to the extent that the added accessibility costs do not exceed 20% of the cost of the original alteration.

Common accessibility upgrades include:

• Door hardware (replace any round doorknobs with lever-style)
• Toilet grab bars (rear, side, and vertical)
• Parking lot improvements

For additional information: ADA for Small Business (ADA.gov)