From lot to lotta paperwork: Jumping the Eastside permit hurdles

The paper chase before breaking ground

Dreaming up a custom home feels like playing real-life Sims. Turning that sketch into a city approved reality? That’s a marathon of forms, fees, and facepalms.

In super regulated Bellevue, Washington where cedars outrank humans and permit queues move slower than your toddler’s bedtime routine. Even the most perfect vision can start to fade.

Below is a quick overview of everything you’ll tackle before the city finally nods, “Sure, go ahead.”

Timeline cheat sheet:  6-12 months to prep the permit application and 5-8 months for the city to hopefully bless it

Let’s break it down.

1. Own dirt or go lot shopping

You can’t build a house on hopes and dreams, you need land. Already have a lot? Great. Still hunting? Study slope, trees, utilities, zoning, HOAs, and drainage before you fall in love. Plenty of teardown buyers discover too late that their “deal” comes with critical‑area setbacks, missing sewer connections, or a knot of easements that limit what you can build.

👉 Check out this guide on what to look for in a lot.

2. Survey says: You need a property survey

A property survey does more than tell you where your fence should go. It pins down lot lines, topography, easements, and existing utilities. You’ll need this for almost every step moving forward: architecture, engineering, tree protection plans, and of course, the permit application itself. Don’t skip it.

3. Tree drama: Hire an arborist

On the Eastside, trees have more legal protection than you do. Bellevue’s code require a Tree Retention & Protection Plan for every significant trunk. An ISA‑certified arborist identifies each tree and rates its health. Remove one? Be ready to replant—sometimes two for one. You may also have to pay hefty fines. Your buildable area may shrink significantly if large trees or their root protection zones take up space where you planned to build.

4. Dirt matters: Get a geotech report

Not all soil is created equal. Your geotechnical engineer bores holes, logs soil layers, and hands you a report that informs:

• Foundation design: slab, crawl, pier, footings, etc.
• Impervious limits: how much hardscape the lot can handle
• Drainage considerations: rock trenches, detention vaults, permeable pavers, etc.

If your soil is junk, it doesn’t mean you can’t build, but it does mean you’ll need to budget for more engineering and construction solutions.

5. Bring a builder to the party early

Most people think you only hire a builder once you have finished plans. Big mistake. The best builders can help you reality check your design early—saving you from falling in love with a house plan that costs double your budget. They catch the nitty gritty details that architects may gloss over like how to implement a curbless shower. Builders also know the quirks of your city’s permitting process and can offer advice on materials, timelines, and what things actually cost in your market today (spoiler: it’s more than you think).

6. Design time: Team up with an architect

This is the fun part—finally putting your ideas on paper. Your architect will design the layout, look, and overall structure of your home. But here’s the secret: good architects design with permit rules, budget realities, and construction methods in mind and incorporate details you want. Great architects collaborate with your builder to make sure the design is not just beautiful, but buildable and code compliant and cost efficient.

This phase is iterative. Expect to go back and forth on designs until you land on something that checks all the boxes.

7. Civil & structural engineering (yes, you need both)

Civil engineering:

A civil engineer designs the drainage systems, grading (how your lot slopes, and utility connections. Cities like Bellevue require detailed civil plans that show how you’ll manage stormwater runoff and what you intend to demolish.

Structural engineering:

Once the architecture is done, a structural engineer makes sure your house doesn’t fall down. They specify the size of beams, foundations, shear walls, and other elements that keep your house standing tall through earthquakes, windstorms, and heavy snow loads.

8. Finally…submit for permit and start the waiting game

Once you’ve got all your ducks in a row (survey, arborist report, geotech report, architectural plans, engineering plans, an maybe even your kids and spouse), you submit your plans to the city. Bellevue, for example, averages 5-8 months for building permit review. And that’s if everything goes smoothly (spoiler: it often doesn’t). The city might come back with comments or required revisions, so build some buffer time into your timeline.

9. While you wait: interior design and finishes

While your plans are sitting in permit purgatory, it’s smart to start making decisions on interior finishes. Flooring, cabinets, tile, lighting—these things take time to source, and long lead times can delay your build if you wait too long. Plus, these decisions impact your final budget, so the earlier you lock them in, the better. There are thousands of tiny decisions to make here. An interior designer can help… just be ready to pay extra for their expertise.

10. Money talk: Figure out your financing

Most people don’t pay cash to build a house. You’ll likely need a construction loan, which works differently than a traditional mortgage. You typically draw funds in stages as your builder hits milestones (like foundation complete, framing complete, etc.). Construction loans usually come with more paperwork, higher interest rates during construction, and shorter terms (typically 12-18 months). Once the home is finished, you’ll refinance it into a regular mortgage.

Pro tip: Start talking to lenders early, so you know what you qualify for and can line up financing before you break ground.

Some homeowners leverage their investment portfolio by taking out a securities backed line of credit (SBLOC) or portfolio loan. This lets you borrow against your investments without having to sell them, potentially keeping your portfolio growing while freeing up cash for your build. However, these loans come with their own risks and requirements (like margin calls if your investments drop in value), so talk to your financial advisor or lender to understand if this strategy makes sense for you.

Bonus round: Other experts you may need

While the steps above apply to pretty much every new build, no two projects are the same. Depending on your lot, your design, or your city’s ever changing codes, you might need to bring in even more specialists to keep your project on track.

Here are a few bonus players that might pop up:

• Energy code consultant: Washington’s energy code is one of the strictest in the country. If your architect isn’t fully up to speed on the latest rule changes, you might need an expert to help you navigate the points system.
• Solar panel designer & installer: Planning to go solar? Smart move. Just make sure your roof layout and electrical systems are designed for it from day one—it’s much harder and more expensive to retrofit later. Some cities even require you to show that your home is “solar ready” or submit documentation estimating how much energy your system will produce. Getting a solar expert involved early keeps you code compliant and future proofed.
• Lighting designer: Helps you figure out what lights to use and exactly where to put them—so you don’t end up with dark corners, glare bombs, or a kitchen that feels like a hospital hallway.
• Landscape architect: Some jurisdictions require a landscape plan to show how you’ll manage erosion, plant new trees, or restore greenery after construction.
• Traffic engineer: If your driveway is on a busy road or near an intersection, some cities might require a traffic study (yes, really).
• Wildlife or wetland specialist: If your lot is near protected land, wetlands, or streams, you may need additional reports to prove your build won’t disturb sensitive habitats.
• Fire department review: Large homes or homes in wildfire prone zones may need additional fire safety reviews, including sprinklers or fire truck access plans.

Wrapping Up

And there you have it—the real process of getting to the starting line. Notice I didn’t say finishing your house. All of this is just to get permission to start building. But once you clear this hurdle, the real fun begins. And by “fun,” I mean managing delays, budget surprises, and change orders.

But hey, at least you’ll have a house that’s truly yours.

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