From lot to lotta paperwork: Jumping the Eastside permit hurdles

The paper chase before you break ground

Designing a custom home feels like playing real-life Sims. Turning that vision into bricks and mortar? That’s a gauntlet of reports, forms, fees, and “oh sh*t” moments.

Bellevue is highly regulated, so you will need to hire a squad of consultants. The permit queues move slower than your toddler at bedtime. Even the clearest vision can start to fade.

Here is an overview of the hurdles you’ll face before the city gives the green light.

TL;DR: 6-12 months to prepare the permit package and 3-6 months for the city to 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? Evaluate slope, trees, utilities, zoning, HOAs, and drainage before falling in love. Plenty of buyers discover too late that the property comes with unique restrictions, missing utility connections, and a bunch 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 most steps moving forward: architecture, engineering, tree protection plans, and of course, the permit application itself. Don’t skip it.

3. Hire an arborist to catalog the trees

On the Eastside, trees have more legal protection than you do. Bellevue’s code requires a Tree Retention & Protection Plan for every significant trunk. An ISA‑certified arborist identifies each tree and rates its health. Cut one down? You might have to replant two and possibly pay a hefty fine. Additionally, root protection zones can gobble up your buildable footprint, so that dream deck may end up in the neighbor’s yard.

4. Get a geotech for the dirty details

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 features: rock trenches, detention vaults, permeable pavers, etc.

Bad soil doesn’t mean you can’t build, but it does mean extra engineering and budget to get out of the ground.

5. Bring a builder to the party early

Most people hire a builder after the plans are finished. That is a huge mistake. Bring a good builder in early. They can gut check the designs and keep you from loving a plan that blows up your budget. They spot things you may miss, like how to build a curbless shower or where the HVAC ducts will run. They also know the quirks of local inspectors. A seasoned builder gives straight answers on materials, timelines, and what today’s prices really are. Spoiler: it is more than you think.

6. Design with an architect

This is the fun part where you put your ideas on paper. The architect designs the layout, style, and overall structure of the house. A good one honors local rules, budgets, and construction methods while adding the features you want. A great one teams up with your builder so the house is not only beautiful, but also code compliant, buildable, and cost effective. This is an iterative process. Expect to go back and forth until you land on something that checks all the boxes.

👉 Check out this guide on what to look for in an architect.

7. Civil & structural engineering

Civil engineering:

A civil engineer specifies the drainage systems, grading, and utility connections. Some 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 ensures your house doesn’t fall down. They specify the size of beams, foundations, walls, and other elements that keep your house standing through earthquakes and windstorms.

8. Finally… submit for permit and pray

Once you’ve got all your ducks in a row (survey, arborist report, geotech report, architectural plans, engineering plans, and, oh yea, your family), you submit the plans to the city. Bellevue averages 3-6 months for building permit review. And that’s if everything goes smoothly. The city might come back with comments or required revisions, so add some buffer time into your timeline.

9. Interior design while waiting

While your plans are sitting in permit purgatory, it’s wise to start making decisions on interior finishes. Flooring, cabinets, tile, and lighting take time to source. Long lead times can delay your build, so don’t wait. Plus, these decisions impact your final budget, so the earlier you lock them in, the better. There are thousands of decisions, and an interior designer can help… just be ready to pay for their expertise.

10. 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. Construction loans usually come with more paperwork, higher interest rates, and shorter terms. 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, 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 most new builds, no two projects are the same. Depending on your lot, your design, and your city’s ever changing codes, you might need to bring in even more specialists. 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 consultant: 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.

• Lighting designer: They help 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.

• 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. That’s the gauntlet just to reach the starting line. Notice I didn’t say finish your house. All of this gives you permission to start building where 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.

I hope this didn’t squash your dreams.