Residential Building Permits

On a mobile device? Swipe left to right to navigate tabs.

Permit Process and Things to Consider
Construction and Plan Considerations
Project Topics
Applications and Forms
Submittal Checklists

Permit Process and Things to Consider

Permit Process

A high-level overview with details included.

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.

Tip – Review all the videos and materials at Getting Started with ePlans

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.

Things to Consider

It’s important to know going into a project that the site will work.

Is the location within city limits and not just have a mailing address of Vancouver?
Does the zoning designation allow for the proposed use?
Are there any environmental constraints or critical areas?
Is existing site utility capacity adequate? Will you need to expand water, sewer or storm capacity?
Is there adequate electrical service?
Will existing overhead electrical lines need to be moved?
Do you have a well or septic system on site?

Some Resources

Property Information Lookup -The City of Vancouver, WA
Clark Public Utilities 360-992-8558
- Request required clearances of overhead power lines
- Verify transformer capacity
Clark County Public Health
- Drinking Water and Wells | Clark County
- On-site Septic Systems | Clark County

Some Services

Request for Utility Services (RUS) (no cost process, provides site utility capacity for water and sewer lines)
Pre-Application Conference (minimal cost process that answers site specific questions including a tally of required permits and fees, a thorough analysis of utility capacity and an opportunity to meet with subject matter experts to answer questions, includes the preparation of the request for utility service)

Construction and Plan Considerations

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
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.

Site Plan

An overhead view of your property that shows all structures.

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

Project Topics

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.

Driveway or New RV Pad Permits -The City of Vancouver, WA

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).