Residential Building Permits
Residential Building Permits (RES) are required for the construction, alteration, addition, repair, or demolition of residential buildings and structures.
On July 31, 2026, the City’s updated Comprehensive Plan, Zoning Map and Zoning Code went into effect. The changes in the Zoning Code support a wider variety of housing, including Middle Housing across the city.
Residential construction of 1-6 housing units on one lot and three (3) or fewer floors above grade will be processed as an RES.
RES permits are also needed for various projects including:
- Additions and remodels to existing structures
- Adding a garage, carport, deck or patio cover
- Adding or removing wall(s)
- Adding or replacing a driveway or RV pad
- Converting basement, attic or garage space into a living space
- Changing the footprint of an existing structure in any way
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Planning Your Project
A successful project starts with understanding what your property can support. Taking time to evaluate zoning, utilities, site conditions, and development requirements early can help avoid delays and redesigns later in the permitting process.
Prepare
Building Housing
Required – Submit a Request for Utility Services, RUS (PDF)
If you have completed a Pre-Application Conference within the last 365 days or have had Land Use Approval within the last 7 years, then the requirement for an RUS is waived. There is no charge for a Request for Utility Services.
A Request for Utility Services Report will determine availability, capacity and an overview of costs involved to connect new units to water and sewer. This will help you understand if site utility infrastructure improvements are needed for your project. Site utility improvements could add both additional costs and significant time to your project.
If a civil engineering review (ENG) is required, the ENG permit may result in changes to the design of your project and must be approved before any building permit is issued.
Permit Center Engineering
citycddeng@cityofvancouver.us
360-487-7804
Alternative – Submit a Pre-Application Conference, PIR (PDF)
Another option is to request a Pre-Application Conference, which can help identify challenges earlier in the process. The charge for a Pre-Application Conference for 1-6 units on one lot is $382.
A Pre-Application Conference:
- Provides an in-depth analysis of your project by multiple city departments
- Land use planning, building plans examiners, fire marshal’s office, water and sewer engineering, stormwater engineering, transportation engineering, solid waste services and urban forestry
- Includes a written staff report with project specific details
- Outlining applicable review procedures, standards and fees
- A storm water determination
- Information in the Request for Utility Services
- Includes an optional hour-long meeting with city staff to discuss the report and answer your questions.
The following site conditions are addressed through a Pre-Application Conference:
- Does the zoning designation allow for the proposed use?
- What development standards are applicable to the proposed development?
- Are there any environmental constraints or critical areas?
- Is existing site utility capacity adequate? Will you need to expand water, sewer or storm capacity?
- Do you have a well or septic system on site?
- Tree requirements that will apply and may require a rework of your design.
- Where will solid waste receptacles be serviced and stored?
Land Use Planning
cddplanning@cityofvancouver.us
360-487-7803
Other Considerations:
Contact Clark Public Utilities 360-992-8558 to find out:
- Is there adequate electrical service?
- Will existing overhead electrical lines need to be moved?
- Request required clearances of overhead power lines
- Verify transformer capacity
Contact Clark County Public Health if the property is on a septic system or well:
Common Residential Projects
Scroll over to the Apply for a Permit Tab and find your project type. Review the information in the dropdown.
Permit Center Resources to Help You Get Started
If you have any questions, schedule a thirty-minute Virtual Appointment meeting with permit center staff, which will give you an overview of the process, point out code implications of your project and answer basic questions. There is no charge for a Virtual Appointment.
Quick Tip – Review all the materials at Getting Started with ePlans
It is helpful to familiarize yourself with our plan submittal site called ePlans (Avolve ePlans). Getting started with ePlans offers best practices, videos and FAQ. It is especially important for you to understand the File Naming Standards and Plan File Requirements, which includes a requirement to leave a blank area for the approval stamp (ideally in the upper right corner).
Permit Process
A high-level overview with customer (including electronic plan submitter) and staff steps outlined.
Step 1 Application Submittal
- Customer emails completed Application Form
- Permit Staff verifies details and enters Application
- Permit Staff emails Customer an application summary with Plan Review fees highlighted
- Customer pays Plan Review fees
- ePlans emails link to Electronic Plan Submitter to upload plans
- Electronic Plan Submitter uploads plans and documents to ePlans
Send completed Application Forms to eplans@cityofvancouver.us.
Step 2 Prescreen Review
- Permit Staff confirms all submittal items were uploaded
- Permit Staff confirms that naming conventions were followed
- If there are required revisions, customer will receive email
- Then Customer will need to rename or add items, before Plan Review will begin
- Permit Staff routes complete plans and documents to reviewers
Step 3 Plan Review
- Technical Staff reviews plans and documents against code requirements
- If there are required revisions, customer will receive email outlining what is needed.
- Then Customer will respond to review comments in ePlans and upload revised plan sheets or other requested items
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, an email notification will be sent from ePlans.
Step 4 Plans Approved
- Application milestone moves to Pre-Issue
- Permit Staff notifies Customer that plans are approved and permit fees are due
- Customer pays final fee total
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 and construction can begin.
Step 5 Permit Issued
- Customer downloads and prints approved plans, documents, permit and inspection card and keeps on job site
- Customer schedules inspections
- Inspector posts results online and initials inspection card
Construction can begin.
Codes and Design Requirements
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 with Design Criteria and Energy Codes
- Vancouver Municipal Code – Title 20 (Land Use and Development)
- Vancouver Municipal Code – Title 17 (Building and Construction)
HOAs: Properties within a homeowners association (HOA) may have their own rules (CC&R’s) for residents to follow. Those rules are a private agreement and cannot override City of Vancouver requirements. The City does not review, enforce, or interpret HOA rules.
Required Plans-An Overview
The main goal in drawing your plans is to show all of the existing conditions and elements, as well as all the proposed conditions and elements.
Plans must be clearly drawn and accurately describe all of your proposed work.
See Submittal Checklists for more details.
Foundation Plan
Shows the layout, dimensions and details of the continuous concrete slabs, footings, reinforcing steel and the strength of the concrete used.
Floor Plan
An overhead view of the floor or basement with the roof or floors above it removed.
- Provide the floor plan for each level of the building.
- All rooms need to be labeled for the existing and proposed use.
Exterior Elevation Drawings
Building elevation drawings are exterior views of the building from all sides. Any project that will change the exterior of a building or construct a new building must have elevation drawings.
Drawings should be labeled Front or Back and the compass direction they are facing, for example Front/South or Back/North.
Framing Plans
Framing plans are a scaled overhead view of the vertical and horizontal structural elements that, by repetitive use, create a load-bearing platform or wall. They can include floor framing, wall framing or roof framing.
Section Drawings
Section drawings are sometimes call “cross sections.” They are the view you would get if you made a vertical cut through the building from the bottom of the foundation footing to the top of the roof.
Section drawings are a very useful way of displaying structural load transfers and information about construction materials that are necessary for the permit review process.
Structural Engineering
Includes engineered drawings, details, layouts, calculations, lateral analysis and gravity load design. Engineering calculations must be based on design loads (design criteria) and noted on structural plans.
When a project does not comply with the prescriptive structural provisions, structural engineering is required by the International Residential Code (IRC).
Details and calculations may also be required based on site locations, soil conditions, scope of work and the proposed design.
Depending on site location, soil conditions, presence of fill or tree removal, a soils report from a Geo-tech engineer may be required.
Following are some examples of when engineering is required:
- Decks over 9′ from grade to underside of beams
- Decks supporting hot tubs and cantilevered decks
- Dormers and second floor additions
- Insulated Concrete Form (ICFs) wall construction
- Moving or removing walls, beams or headers
- Pole buildings
- Retaining walls over 4′ in height or subject to a surcharge
- Second story decks – new or replacement
- Structural Insulated Panel (SIPs) wall and roof construction
Building Housing
Residential Building Permits (RES) are used for a variety of housing types including detached single-family houses, accessory dwelling units (ADUs), and those recognized as middle housing, such as duplexes, triplexes, fourplexes, sixplexes, rowhouses/townhouses, stacked flats, courtyard apartments, and cottage housing.
Customers will need one application for each new or remodeled existing structure.
For projects with more than six units or above three stories, you will need a Commercial Building Permit.
New Housing or Dwelling Unit, including ADU
Review pre-submittal requirements in the Plan Your Project tab.
Submittal Checklists
- Submittal Checklist – Residential Housing Checklist
- Submittal Checklist – New Residential Modular or Mobile Home
Incentives
- Clark County Remodel Tax Exemption Information
- Application Form – Residential Early Permit Submittal, REPS (PDF)
- Application Form – Residential Impact Fee Deferral Application (PDF)
Construction and Design Information
Common Residential Projects
Addition or Remodel
Application Form – Addition or Remodel Application Form (PDF)
If the purpose of your addition or remodel is a new housing unit, like an ADU, then scroll up and use the application form and submittal checklists in New Housing or Dwelling Unit, including ADU.
Submittal Checklists
- Submittal Checklist – Residential Addition
- Submittal Checklist – Residential Addition with Remodel
- Submittal Checklist – Residential Remodel
Carport, Garage, Deck, Shed or Shop
Application Form – Addition or Remodel Application Form (PDF)
Submittal Checklist – Residential Carport, Deck, Garage, Shed or Shop
Demolition
For the removal of a home, accessory structure, fuel tank, or septic system.
Review Demolition Projects FAQ prior to application submittal.
Application Form – Demolition Application Form (PDF)
Driveway or New RV Pad
To add or change a driveway or RV pad, customers will work with Land Use Planning and for the approach in the city right-of-way with Permit Center Engineering.
Electrical, Mechanical and Plumbing Work
Trade permits are for small stand-alone jobs including minor repairs, replacements or alterations that can be inspected in 2 visits.
- If the work is part of a remodel or new construction, then it is included in your RES (Residential Building Permit).
- If the work is standalone and not related to a building permit, then an MPE (Mechanical, Plumbing, Electrical) Trade Permit can be applied for through the Online Permit Center.
- Electricians working under an RES require an electrical permit of record (a type of MPE).
Fence, Deck or Shed
Field Evaluation Permit
This is for inspection purposes only and is used to determine the type and scope of building permit required for structural damage, unpermitted construction, or code compliance issues.
A building inspector and an electrical inspector will evaluate the impacted area and determine what permits are required. They will also advise whether a licensed design professional is needed.
In many cases, a separate remodel permit will be required to complete and inspect any necessary reconstruction or corrective work.
Fire Protection (Alarms and Sprinklers)
Application Form – Fire Alarm, Protection and Sprinklers Application Form (PDF)
Fire Marshal’s Office
Grading (Site Development Permit, SDP)
Review Grading Projects FAQ prior to application submittal.
Application Form – Grading Application Form (PDF)
Submittal Checklist – Site Development Permit (Grading)
Solar Panel
Application Form Addition or Remodel Application Form (PDF)
- Check ☐ Solar for TYPE OF WORK
Submittal Checklist – Residential Solar Panel
Tree Permits
Required before removing any tree and before pruning a street tree.
Urban Forestry
Running a Business from your Home
Adult Family Home
This is for the Local Inspection of the DSHS checklist only. Any construction changes to the home needs a separate remodel permit before applying for this permit.
Application Form – Residential Application Form (PDF)
- Check ☐ Inspection Only for TYPE OF WORK
- Check ☐ Adult Family Home for CATEGORY OF CONSTRUCTION
Submittal Checklist – Adult Family Home Inspection Only
Some Resources
Home Occupation
Commercial, office or other economic activity contained entirely within the residence or accessory building and is clearly subordinate to the primary residential use. Standards and limitations listed in the Vancouver Municipal Code, Section 20.430.060 (B)(6)(a).
Required if customers visit your home.
Application Form – Home Occupation Permit Application (PDF)
Short-Term Rental
A short-term rental (STR) is a dwelling unit or individual rooms within a dwelling unit that are rented to a guest(s) by a short-term rental operator for fewer than 30 consecutive nights.
Forms
Resources
Creating a Residential Site Plan Checklist
Downspout Infiltration Trench Detail
Energy Code – WSU Energy Code Resources
Energy Code – Glazing Schedule (WSU Energy Code Program by Request)
Energy Code – Simple System Sizing Calculator
Pre-Approved Building Code Alternatives
Townhouse Requirements
Tree List – Private Property
Tree List – Street Trees in the Public Right of Way
Building Plans Examiners
planreview@cityofvancouver.us
360-487-7828
Land Use Planning
cddplanning@cityofvancouver.us
360-487-7803