SDCI Land Use / Zoning review
Zoning and land use review is always required for multifamily and commercial plan review; SDCI typically must issue any associated Master Use Permit before the construction permit.
Plan check guide · Seattle
Seattle plan check guide
The Seattle Department of Construction and Inspections assigns each permit a review category, sends one correction letter per reviewer, and reviews corrections only as a complete, clouded set. This guide collects what SDCI publishes about review categories, plan formats, timelines, and the screening standards plans are checked against.
In Seattle, the Department of Construction and Inspections (SDCI) reviews construction permits under the 2021 Seattle Building Code, which is the 2021 IBC with Washington State and Seattle amendments. Simple interior work may qualify for a Subject-to-Field-Inspection permit; everything else gets plan review, and corrections are answered on a consolidated response plan set with every change clouded.
Seattle at a glance
The facts to confirm before you submit
| Question | What the official source says | Source |
|---|---|---|
| Who reviews building plans? | SDCI’s zoning and technical reviewers, with the Seattle Fire Department, SDOT, Seattle City Light, and Seattle Public Utilities added when the scope requires them. Plumbing permits come from King County. | SDCI Tip 100, Getting a Multifamily or Commercial Construction Permit from SDCI |
| Which code applies? | The 2021 Seattle Building Code: the 2021 International Building Code with Washington State and Seattle amendments. | SDCI - Building Code (Codes We Enforce) |
| When did it take effect? | The 2021 Seattle construction codes took effect November 15, 2024. | SDCI - 2021 Seattle Code Adoption: Timeline |
| How are plans submitted? | Through the Seattle Services Portal, as one flattened, unlocked, bookmarked PDF up to 500 MB, on sheets at least 11 by 17 inches, with the same blank approval-stamp area on every sheet. | SDCI Tip 106, General Standards for Plans and Drawings |
| How long does review take? | SDCI assigns a review category with an initial review target: Full 1 to 2 weeks, Full+ 2 to 4 weeks, and Full-C 8 to 12 weeks. Other SDCI pages give different estimates. | SDCI Guide to Construction Permit Initial Plan Review Categories |
| How do I respond to corrections? | Wait for Corrections Required, answer every item on the Consolidated Summary Report Plan Set, cloud all changes, and upload it with a clean, complete plan set. SDCI targets 2 weeks to review corrected plans. | SDCI - How to Respond to Review Comments |
Sources reviewed September 12, 2026. Requirements change; confirm the current version with Seattle Department of Construction and Inspections.
Who reviews
Who comments on a Seattle permit set
SDCI coordinates its own zoning and technical reviews with other City departments. Each reviewer issues a separate digital correction letter, and questions about a correction go to that reviewer.
SDCI technical reviews (building, drainage, energy, accessibility and others)
Building, fire code, energy, accessibility and drainage reviews are always required for multifamily/commercial projects; mechanical, geotechnical, shoring, conveyance, revegetation or FAS ADA review may be added.
Seattle Fire Department (SFD)
Reviews building plans for Seattle Fire Code compliance and fire alarm and sprinkler designs; fire protection system plans are submitted electronically through SDCI, which collects SFD review fees.
Seattle Department of Transportation (SDOT)
Right-of-way and street improvement requirements; when a Street Improvement Plan is required, a 60% SIP must be screened and accepted by SDOT 5 days before the SDCI intake appointment.
Seattle City Light (SCL)
The Preliminary Assessment Report may flag high-voltage lines that require building clearance; Tip 122 covers clearances between structures and City Light overhead lines.
Seattle Public Utilities (SPU)
Listed among the departments that review addition/alteration permits, for water, sewer and stormwater matters.
King County
Plumbing and gas piping work needs separate permits and inspections from King County, not SDCI.
Department of Neighborhoods
Historic preservation review where applicable.
Review paths
Choose the right plan check path
Subject-to-Field-Inspection (STFI)
For simple scopes that meet Tip 316 criteria, such as non-structural commercial interior alterations up to 4,500 sq ft that leave exits unchanged. There is no code review before issuance; inspectors verify compliance in the field.
Full (simple complexity)
Initial review category for simple projects, such as minor additions or alterations, needing up to about 1 hour of combined ordinance and structural review.
Full+ (medium complexity)
Up to about 4 hours of ordinance/structural review (e.g. small business tenant improvements). Permits routed to Fire, SDOT, Parks or other outside departments are placed at least in this category.
Full-C 'lite' and Full-C (complex)
Complex categories. 'Lite' covers e.g. larger tenant improvements and smaller townhouse developments; full complex covers new mixed-use, apartment and commercial buildings and substantial alterations.
Phased permit (new buildings)
SDCI publishes a screening checklist for phased new-building permits. Shoring and excavation, structural, or architectural work can be separate phases; drawings outside the phase are included for reference only.
Construction pre-submittal conference
Required for high-rise structures and buildings with an atrium, voluntary otherwise. SDCI and Seattle Fire experts answer code questions, and the resulting report is binding during plan review.
Post-permit submittals
After a permit is issued, revisions, blanket permits, shop drawings and sprinkler drawings go in as post-permit submittals. Shop drawings are not accepted for finaled or expired permits.
Targets for completing all initial reviews: Full 1-2 weeks, Full+ 2-4 weeks, Full-C 'lite' 4-8 weeks (internal target only), Full-C 8-12 weeks. Guide updated 2/1/24. (source) SDCI's stated target for reviewing corrected plans is 2 weeks. (source)
What SDCI asks for
What Seattle’s published screening standards and Tips ask for
SDCI does not publish a standard correction list. These items come from the screening standards and checklists staff use at intake, SDCI Tips, and the Seattle Building Code. The screening standards for new commercial projects and tenant improvements are dated 2016. Paraphrased from the department’s published documents, grouped by topic. The documents do not rank items by how often they are issued.
| Topic | What the published document asks for | Code cited | Sheets that usually change | Where it appears |
|---|---|---|---|---|
| Code analysis | The building code analysis should give construction type, stories, occupancy groups, allowable-area or mixed-occupancy calculations, height calculations, and the sprinkler and fire alarm systems provided. | — | Code analysis / cover sheet | Screening Standards - NEW Commercial Projects, Building Code Analysis and Documentation |
| Occupant load and egress width | A means-of-egress plan (it may be on the floor plans) shows occupant load calculations, each room's exit door and swing, and corridor and stair widths. | — | Egress/life-safety plan, floor plans | Screening Standards - NEW Commercial Projects, Means of Egress/Exiting Plan |
| Number and separation of exits | Egress plans should show and dimension the separation between exits, and identify building exits, horizontal exits, refuge areas, and exit passageways or enclosures. | — | Egress/life-safety plan | Screening Standards - NEW Commercial Projects, Means of Egress/Exiting Plan |
| Stairs, handrails, and guards | Stair plans and sections show landing size, rise and run, headroom, handrail grip, extensions and returns, guard height and intermediate rail spacing, and protection under enclosed stairs. | — | Stair plans, stair sections, details | Screening Standards - NEW Commercial Projects, Stair Information and Stair Section |
| Fire-rated assemblies | Floor plans need a wall-type legend with fire ratings. Sections show fire walls and horizontal fire barriers, and wall, floor and roof details identify the fire-resistive assemblies. | — | Floor plans (wall types), building sections, wall sections, construction details | Screening Standards - NEW Commercial Projects, Floor Plans, Building Sections, Typical Wall Section |
| Rated openings and penetrations | Door and window schedules give fire ratings, U-values, types, sizes and special hardware. The egress plan states the ratings of corridors and stairs, including their doors. | — | Door/window schedules, egress plan | Screening Standards - Commercial Tenant Improvement, Door/Window Schedule and Means of Egress/Exiting Plan |
| Accessible toilet rooms | Identify and fully dimension accessible restrooms (a separate enlarged plan is allowed if restrooms are new or altered), and show the latch-side distance from doors to adjacent walls. | — | Floor plans, enlarged restroom plans | Screening Standards - Commercial Tenant Improvement, Floor plan information |
| Path of travel in alterations | SDCI reviews against SBC Chapter 11 and ICC A117.1, and the Seattle Existing Building Code covers accessibility in alterations. ADA and Fair Housing compliance stay with the applicant. | SBC Chapter 11; ICC A117.1; Seattle Existing Building Code | Code analysis, accessibility plans and details | Tip 119, Accessibility Laws We Enforce |
| Special inspection | Where Chapter 17 special inspections apply, the registered design professional prepares a statement of special inspections, and the applicant submits it as a condition of permit issuance. | 2021 SBC 1704.2.3; 1704.3; 1704.3.1 | Structural general notes / special inspection schedule | 2021 Seattle Building Code Chapter 17, Sections 1704.2.3 and 1704.3 |
| Deferred submittals | Curtain walls, post-tensioned systems, prefabricated stairs, plated wood trusses and storage racks 6 ft+ need post-permit shop drawings, stamped by the designer and reviewed by the engineer of record. | SBC 106.5.2.2; SBC 202 (registered design professional) | Shop drawings; structural general notes listing deferred items | Screening Standards - Post-Permit Submittals (Index 16), Shop Drawing Requirements |
| Sheet coordination | Plot plan, floor plans and elevations must agree, every sheet must show the SDCI project address, and floor plans must mark section cuts that reference the building sections. | — | Site/plot plan, floor plans, elevations, building sections, title blocks | Screening Standards - NEW Commercial Projects, Screening Overview and 'Watch For' notes |
| Allowable height and area | Elevations should dimension building height to match the code analysis, plus floor elevations, parapets, rooftop penthouses and equipment, and the elevation of the lowest fire department access. | — | Exterior elevations, code analysis | Screening Standards - NEW Commercial Projects, Elevation Views |
| Accessible route and entrances | The accessibility analysis lists total and accessible parking counts, van stall locations, the path of travel to commercial spaces, and areas of evacuation assistance. | — | Code analysis, site plan, floor plans | Screening Standards - NEW Commercial Projects, Accessibility Analysis |
| Structural calculations and signatures | All new multifamily and commercial buildings, and any project with a calculated value of $75,000 or more, need plans prepared by Washington-licensed professional designers. | — | Cover sheet, title blocks/stamps, structural drawings and calculations | Tip 100, Using Professional Designers and Licensed Engineers |
| Structural calculations and signatures | Structural notes give the design criteria: code edition, floor dead and live loads, roof dead and snow loads, wind exposure and speed, seismic parameters, and soil bearing capacity. | — | Structural general notes, structural calculations | Screening Standards - NEW Commercial Projects, Structural Notes - Design Criteria |
| Geotechnical report | The phased new-building checklist lists a copy of the geotechnical report as an additional submittal, alongside the Preliminary Assessment Report and structural calculations. | — | Foundation plan, structural notes, shoring plans | Screening & Submittal Checklist - Phased Projects (New Buildings), Additional Submittals |
| Energy compliance | Energy notes identify the code edition, heat source, compliance path and an envelope summary, and building sections show energy code information such as insulation. | — | Energy notes / cover sheet, building and wall sections | Screening Standards - NEW Commercial Projects, Architectural Notes (Energy Notes) and Building Sections |
| Energy compliance | When Seattle Energy Code commissioning thresholds are exceeded, construction documents must require commissioning, and the permit submittal includes a commissioning narrative and the commissioning professional's roles. | 2021 SEC C408; C408.1.2.1; C408.1.3 | Mechanical and electrical general notes | Tip 419, SDCI's Commissioning Process and Submittal of Commissioning Documents |
| Green building | Tenant improvement applications include a waste diversion plan when the work area is over 750 sq ft, and a deconstruction and salvage assessment when demolition work exceeds 750 sq ft. | — | Application forms; demolition plan | Screening Standards - Commercial Tenant Improvement, Screening Overview (Forms) |
| Plumbing fixture count | Changing the number or position of plumbing fixtures in commercial, institutional or multifamily bathroom facilities (outside dwelling units) rules out STFI, so the project needs plan review. | — | Floor plans, enlarged restroom plans | Tip 316, Projects that Do Not Qualify as a STFI |
| Fire sprinklers and alarms | Architectural notes state sprinkler types and whether a fire alarm is required, and the building code analysis identifies the sprinkler system and fire alarm provided. | — | General notes, code analysis, fire protection drawings | Screening Standards - NEW Commercial Projects, Architectural Notes and Building Code Analysis |
| Site plan information | Enhanced site plans add easements with recording numbers, pedestrian paths to entrances, 2-ft contours, right-of-way trees, sewer, storm and water mains, hydrants, poles, and on-site stormwater facilities. | — | Site plan, civil/utility plans | Tip 103, Enhanced Site Plan (items 11-22) |
| Site plan information | For projects under the tree protection code, site plans show Tier 1-4 trees (including off-site trees reaching the lot) with species and diameter, protection areas, fencing, and SDCI's protection detail. | SMC 25.11; SMC 25.11.060.A | Site plan, tree protection plan | Tip 103, Basic Site Plan item 10 |
| Other | Submit the plan set as one PDF containing every sheet, with markups and objects flattened, no security locks, and bookmarks kept. Zip files are refused. | — | Entire plan set (PDF assembly) | Tip 106, PDF Formatting Requirements and document preparation list |
| Other | Drawings need a stated and graphic scale: minimum 1/4 in per foot for small commercial plans, or 1/8 in for large projects when unit/core plans use 1/4 in. | — | Floor plans, exterior elevations, building sections | Tip 106, Plan Set Requirements |
Respond and resubmit
Responding to SDCI correction letters
Wait until every assigned review is complete and the portal shows 'Corrections Required'. SDCI notifies the primary contact when the cycle ends. Source
Each reviewer issues a digital correction letter. Questions about a specific correction go to that reviewer by email. SDCI advises planning for more than one round of corrections. Source
Respond to every item: describe the change, or give a code citation or documentation if you decline it, and note any voluntary changes. Put all team members' responses on the Consolidated Summary Report Plan Set. Source
Cloud or circle all changes. New sheets may be added. Combine all sheets into a single PDF; photographs only as .jpg. Source
Through Make Changes, upload the Correction Response Plan Set (with embedded responses) together with a clean, complete updated Plan Set. Sets containing only the corrected sheets are not reviewed, and document names cannot be fixed later. Source
Resubmittals may be rejected for non-landscape orientation, wrong sheet size, or missing sheets or responses. Ignoring the instructions can delay the start of corrected review, and SDCI may charge a penalty fee. Source
When corrections significantly change development standards (e.g. structure location, stories/height/area, occupancy, structural design, egress), also submit the Permit Correction Response Letter. It does not replace the correction response plan set. Source
Official documents
SDCI lists and checklists to work from
- How to Respond to Review Comments (SDCI webpage)
Official instructions for answering plan review corrections and uploading corrected plans; a guidance page, not a checklist
- Screening & Submittal Checklist - NEW Commercial Projects
Submittal checklist for new commercial construction permits: land use and construction considerations, required architectural and structural plans, additional submittals
- Screening Standards - NEW Commercial Projects (Index 3)
Sheet-by-sheet content standards used at screening: plot plan, code analysis, egress, floor plans, sections, details, structural
- Screening Standards - Commercial Tenant Improvement, Alterations & Additions (Index 1)
Sheet content standards for commercial TIs, alterations and additions
- Screening & Submittal Checklist - Phased Projects (New Buildings)
Submittal checklist for phased new-building permits
- Multifamily / Commercial Building STFI Checklist
Signed yes/no checklist; any yes answer means the project needs plan review instead of STFI
- Screening Standards - Post-Permit Submittals (Index 16)
Shop drawing (deferred) submittal requirements and stamping rules
- Tip 106, General Standards for Plans and Drawings
Electronic plan and PDF formatting standards, file naming
- Tip 100, Getting a Multifamily or Commercial Construction Permit from SDCI
Step-by-step permit process, reviews, estimated turnaround, corrections
- Tip 103, Site Plan Guidelines and Requirements
Required content for basic, enhanced and ECA site plans
- Tip 316, Subject-to-Field-Inspection (STFI) Permits
STFI eligibility and exclusions, plan requirements
- Tip 119, Accessibility Laws and Standards
Which accessibility codes SDCI enforces in plan review
- Tip 419, Commissioning Requirements in the Seattle Energy Code 'Commercial Building' Provisions
Commissioning thresholds and permit submittal documentation
Before you submit
Check the set before SDCI does
Upload the drawings with the Seattle Building Code and Seattle Energy Code PDFs that apply to the project. Groundbook compares the sheets with each other and with those references, and links each potential issue to its sources for your team to verify.
Pre-permit review
Look for incomplete information and conflicting requirements before the first plan check cycle.
Prepare for submissionDrawing-to-code review
Compare the stated design with the code and local references you supply.
Review against codesUse local code references
Which code PDFs to bring, and how Groundbook uses them in a review.
Read the guideQuestions, answered
Seattle plan check FAQs
How do I respond to an SDCI correction notice?
Wait until every review is done and the portal shows Corrections Required. Answer each item in the Consolidated Summary Report Plan Set, cloud all changes, then upload it with a complete clean Plan Set. SDCI targets 2 weeks to review corrected plans.
How long does SDCI's initial plan review take?
It depends on the review category SDCI assigns: Full (simple) targets 1-2 weeks, Full+ (medium) 2-4 weeks, and Full-C (complex) 8-12 weeks. Permits routed to Fire, SDOT or other departments are placed at least in Full+.
Can a commercial tenant improvement skip plan review with an STFI permit?
Possibly. Non-structural commercial interior alterations up to 4,500 sq ft can qualify if exits and path of travel are unchanged. A first tenant improvement, a change of use or occupancy, structural or exterior work, or moving plumbing fixtures all require plan review.
What PDF format does SDCI require for plans?
PDF only, up to 500 MB. Put all sheets in one flattened, unlocked file with bookmarks, on sheets at least 11x17 with 10-pt minimum text and consistent orientation, and leave the same blank approval-stamp area on every sheet.
Does Groundbook approve permits or replace SDCI plan check?
No. Groundbook surfaces potential conflicts and omissions in the drawings you upload, with links to the sources, for your team to verify before submitting. SDCI reviews the application and makes every approval decision.
Official source directory
Keep the reference trail
- SDCI - How to Respond to Review Comments
Confirms consolidating responses on the Consolidated Summary Report Plan Set, clouding all changes, full plan sets, and the 2-week target for corrected plans.
- SDCI Tip 100, Getting a Multifamily or Commercial Construction Permit from SDCI
Updated July 9, 2024. Process, required reviews, turnaround estimates, correction letters, Priority Green.
- SDCI Tip 106, General Standards for Plans and Drawings
Updated July 25, 2022. Electronic PDF plan standards.
- SDCI - Building Code (Codes We Enforce)
States Seattle adopted the 2021 IBC with Seattle amendments.
- SDCI - 2021 Seattle Code Adoption: Timeline
2021 Seattle construction codes effective November 15, 2024.
- SDCI - Seattle Code Adoption: What & Why
2021 model codes adopted with State and Seattle amendments; 2024 Seattle codes anticipated no sooner than May 2027.
- SDCI Screening & Submittal Checklist - NEW Commercial Projects
Revised 06/2025.
- SDCI Screening Standards - NEW Commercial Projects (Index 3)
Revised January 2016; screening content standards, not a correction list.
- SDCI Screening Standards - Commercial Tenant Improvement, Alterations & Additions (Index 1)
Revised 01/01/2016.
- SDCI Multifamily / Commercial Building STFI Checklist
No revision date shown.
- SDCI Tip 316, Subject-to-Field-Inspection (STFI) Permits
Updated April 26, 2024.
- SDCI Tip 103, Site Plan Guidelines and Requirements
Updated August 20, 2025.
- SDCI Guide to Construction Permit Initial Plan Review Categories
Updated 2/1/24. Full / Full+ / Full-C categories and targets.
- Seattle Services Portal Help Center - FAQ About SDCI Review Status and Target Due Dates
City of Seattle help center hosted on Zendesk and linked from seattle.gov; page showed last update July 22, 2026.
- SDCI - Construction Permit: Addition or Alteration
Lists reviewing departments; simple 2-3 weeks and complex 8 weeks initial review goal.
- SDCI - Construction Permit: Subject-to-Field-Inspection
STFI overview; says application and screening take a few days.
- SDCI - How Do You Get a Permit?
Process steps; PASV report goal 5 business days, PAR goal 10 business days.
- SDCI - Permit Correction Response Letter with significant changes to development standards
Form; no date shown.
- Seattle Fire Department - Plan Review
SFD plan review scope, electronic submittal through SDCI, fees; no review timeline published.
- SDCI Screening Standards - Post-Permit Submittals (Index 16)
Revised 06/10/2025.
- SDCI Tip 119, Accessibility Laws and Standards
Updated July 26, 2022.
- SDCI Tip 419, Commissioning Requirements in the Seattle Energy Code 'Commercial Building' Provisions
Updated February 10, 2025.
- SDCI - Special Inspections
Reviewer issues special inspection nomination form; owner nominates agency; final letter uploaded to portal.
- 2021 Seattle Building Code Chapter 17, Special Inspections and Tests
Sections 1704.2.3 and 1704.3 (statement of special inspections).
- SDCI Tip 122, Electric Utility Clearance Requirements (Tip detail page)
Revised November 16, 2005; PDF itself returned 404.
- SDCI Screening & Submittal Checklist - Phased Projects (New Buildings)
Revised 06/2025.
- SDCI - Forms (Checklists and Standards)
Index of construction permit checklists and screening standards.
Washington plan review guide · All plan check corrections · Los Angeles plan check · San Francisco plan check · San Diego plan check · San Jose plan check · New York City plan check
Find the corrections before the plans examiner does
Upload the drawing set with the code and local references that govern it. Groundbook links each potential issue to its sources for your team to verify.