What happens if you skip the permit (and you needed one)
- Stop-work orders in Burien carry a $250–$500 fine per day of continued work, plus you'll owe double the original permit fee when you finally file—a $400 permit becomes $800.
- Insurance claims on unpermitted kitchen work are frequently denied outright; if a fire or water damage occurs post-remodel, your carrier can refuse to pay, leaving you liable for the full loss.
- Home sale disclosure: Washington State requires you to disclose unpermitted work on the real estate transfer form; buyers can negotiate $10,000–$30,000 off the sale price or demand permitted retrofit before closing.
- Refinance or home equity loan lenders will require a permit-and-inspection record before approving; without it, you cannot borrow against the home's increased value.
Burien full kitchen remodel permits—the key details
The core rule is straightforward: if your kitchen work touches framing, plumbing, electrical, gas, or building envelope, you need a permit from the City of Burien Building Department. The Washington State Building Code (WSBC), adopted by Burien, requires a permit for any work that alters load-bearing capacity, relocates supply/drain lines, adds circuits, or modifies gas appliance connections (WSBC E3702, E3801, P2722, G2406). The city has no blanket exemption for kitchens under a certain valuation—instead, it exempts only strictly cosmetic work: cabinet replacement in-place, countertop replacement at existing height, appliance swap on the same circuit, paint, and flooring. If you're uncertain whether your scope is cosmetic, Burien's building department recommends a brief phone or email question to avoid a rejection after you've already invested in design. Many homeowners in the Burien area assume that because they're hiring a contractor, the contractor will pull permits; this is NOT automatic. Your contractor may offer a 'cash-and-carry' remodel to avoid permitting, which shifts all liability and risk to you.
Plan review in Burien requires specific drawings and calculations upfront, submitted through the online portal or in person at City Hall. Your submission must include: (1) floor plan showing all moved walls with dimensions and existing walls labeled 'load-bearing' or 'non-load-bearing' (if you're removing a wall, you must provide a letter from a Washington State licensed engineer certifying the new beam size or confirmation that it's non-load-bearing); (2) plumbing riser diagram showing supply and drain routing, trap arms, and vent connection (the city will reject plans showing plumbing runs that violate the 45-degree arm angle or insufficient vent slope); (3) electrical one-line showing the two required small-appliance branch circuits (circuits 20A, GFCI-protected, dedicated to countertop outlets per NEC 210.52(C), with no outlet more than 48 inches from the next outlet); (4) if adding a range hood, a duct routing detail showing exterior termination location, duct diameter (typically 6 inches for standard hoods), and the exterior cap style (the city requires a damper to prevent drafts). The city will also ask for a load calculation if you're adding more than one new circuit. Most rejections in Burien are for incomplete electrical plans (missing second small-appliance circuit, outlets spaced >48 inches apart) or plumbing plans that don't show vent routing clearly.
Gas-line modifications require a separate plumbing permit (even though it's gas, not water—Burien classifies gas under plumbing) and an additional inspection. If you're moving or replacing a gas range, wall oven, or cooktop, the new appliance must be connected by a licensed gas fitter (most plumbers in the Puget Sound region hold both water and gas certifications). The connection must comply with WSBC G2406, which requires dielectric unions, a shutoff valve within 6 feet of the appliance, and a drip loop if the line runs horizontally. If your existing range is electric and you want to convert to gas, you'll also need a plumber to cap the existing electric supply (and an electrician to remove the circuit if it's a dedicated 240V line). Burien's building department will request a materials declaration from the gas fitter showing the type of connector (soft stainless or braided, never black iron for a kitchen range), and the inspection will verify the shutoff is accessible and the line is properly secured every 4 feet.
Electrical work in kitchens is heavily regulated because of the risk of shock and fire. Beyond the two small-appliance circuits, your plan must show: a 20A, 240V circuit dedicated to the range or cooktop (if electric); a 15A or 20A circuit for the dishwasher; a 15A or 20A circuit for the garbage disposal (if added). All countertop outlets must be GFCI-protected (by individual GFCI outlets or a GFCI breaker), and no outlet can be more than 48 inches from the next outlet along the countertop. If you're adding an island, each side gets its own 48-inch zone. Burien's electrical inspector will also check that your panel has adequate amperage for new circuits (typically requiring a load calculation if you're adding more than 20 amps of new load) and that the new breakers are properly labeled in the panel. If your kitchen is in the upper floor of a two-story home, the inspector will verify that the vent for the range hood is not venting into the attic (a common code violation in the Pacific Northwest).
Timeline and cost in Burien depend on complexity and how complete your initial submission is. A straightforward cabinet/countertop/appliance swap with no structural or mechanical changes: no permit, ~$0 cost. A basic remodel with plumbing and electrical but no wall movement: $300–$600 permit fee, 3–4 weeks review, 3 inspections (rough plumbing, rough electrical, final). A remodel with a load-bearing wall removal: $500–$1,500 permit fee (based on valuation), 5–6 weeks review, plus 4–5 inspections (framing, rough plumbing, rough electrical, drywall, final), and an engineer's stamp on the beam design adds $800–$2,000. Lead-paint disclosure is required if your home was built before 1978; the city will ask for it during permit intake, and failure to provide it can result in a permit denial until you complete the lead-safe work practices notice or hire a licensed lead contractor. Most kitchens in Burien fall in the $15,000–$40,000 valuation range, landing permit fees in the $300–$700 bracket. The city's building department is known for being thorough but fair; plan review rejections typically include a marked-up plan with specific notes, giving you a clear path to resubmit.
Three Burien kitchen remodel (full) scenarios
Burien's two-permit-office quirk: Building Department vs. plumbing/electrical contractor licensing
Unlike some Washington cities that have a single unified permit counter, Burien's City of Burien Building Department handles building and zoning permits, but plumbing and electrical work technically falls under Washington State contractor licensing (through the Department of Labor & Industries). In practice, this means you'll submit your plumbing and electrical plans to the city, but the city's plumbing and electrical inspectors work on behalf of the state. This distinction rarely affects homeowners, but it's worth knowing: if a plumbing or electrical inspector has a concern that relates to state code rather than local code, they may cite the state's Contractor License Board rule number instead of Burien's ordinance. It also means that if you hire a contractor without verifying their license, Burien's building department will not catch it during intake—it's your responsibility to confirm the contractor has an active state license. You can verify this on the Washington Department of Labor & Industries website before signing a contract. For gas work specifically, the plumbing inspector (acting on state authority) will verify that the gas fitter holds a valid license and that the work meets the current International Fuel Gas Code (IFGC), which Washington State has adopted. Burien's online permit portal does allow you to list the contractor and license number during intake, which speeds up the review process.
Burien also has a notable local amendment regarding electrical service and amperage: if your remodel adds more than 20 amps of new electrical load, the city may require you to upgrade your service panel from 100 amps to 150 or 200 amps. This happens most often when converting from electric to gas cooking (removing a 240V circuit reduces load) followed by adding an induction cooktop (240V, ~50 amps) plus new circuits for the island. The electrical inspector calculates the total load using the formula in the National Electrical Code (NEC 220.82), and if the new load exceeds remaining panel capacity, a service upgrade is mandatory. This can add $1,500–$3,000 to the project cost and requires an additional inspection by the utility company (Puget Sound Energy or City Light, depending on your area within Burien). Burien's building department website recommends calling the electrical permit intake line before finalizing your design to confirm whether a service upgrade will be needed; doing this early can save you from designing the kitchen twice.
One final quirk specific to Burien's permit process: the city uses a tiered review system. Basic cosmetic work gets a quick over-the-counter check (same day). Work with electrical and plumbing gets a 2–3 week review. Structural or gas work goes into a full plan review queue and takes 4–6 weeks. If your project falls into the longest queue, you can request expedited review (paying an additional 25% fee) and potentially cut 1–2 weeks off the schedule. This is useful if you're on a tight timeline, though it doesn't change the number of inspections required.
Venting, drainage, and Puget Sound climate: why Burien kitchens fail inspection
Burien's maritime climate (wet, cool, frequent rain) creates specific challenges for kitchen ventilation and drainage that eastern Washington kitchens don't face. Range hoods venting to the exterior must have a damper (to prevent warm, moist indoor air from flowing backward through the duct during winter) and must terminate at least 1 foot above any window or door opening and 3 feet away from any operable window. If your kitchen faces the prevailing southwest winds (common in Burien), the inspector may request that you orient the hood duct termination away from the wind direction to avoid drafts forcing moisture back into the wall cavity. Many homeowners underestimate the importance of this detail; a poorly vented range hood can allow cooking moisture to accumulate in the walls, leading to mold and structural rot within 2–3 years. Burien's building code (adopted from the WSBC) requires the duct to be minimum 6 inches in diameter for a standard 30-inch range hood and to slope downward at least 0.125 inches per foot toward the exterior termination. Flexible ducts are allowed but must be smooth-wall stainless steel or braided, not the cheap accordion plastic (which restricts airflow and traps moisture). The inspector will often ask to see a photo of the exterior termination cap during the final inspection.
Drainage and vent slopes are another common failure point in Burien kitchens, especially when a sink is relocated or an island is added. The trap arm (the section of drain pipe between the fixture and the vent) must slope downward toward the trap at no more than a 45-degree angle and must not exceed 30 inches in length (Washington State Building Code P2722). If your island sink is more than 30 inches from the main stack, the code requires either a wet vent (where the vent is located within 30 inches of the trap) or an island vent loop routed down and back up through the floor (adding cost and complexity). Many DIY designs violate this rule because homeowners underestimate the 30-inch distance or fail to account for the actual layout of the existing stack. During plan review, the city will measure the distance on your drawings and will reject any layout that exceeds the maximum. Vent lines themselves must slope upward at least 0.125 inches per foot toward the vent stack; flat vent runs trap water and gases, causing blockages and odors. The roughing inspection will include a visual check of these slopes, often using a level to confirm compliance. Burien's wet, cold climate amplifies the consequences of poor vent design: a low spot in a vent line will freeze in winter if it accumulates standing water, blocking the vent entirely and forcing gas back into the kitchen.
The Pacific Northwest's high water table and frequent rain also make kitchen drainage a moisture-control issue. Burien sits in a region with glacial till soils and seasonal high groundwater; if your home is on a crawlspace (common in 1950s–1980s Burien homes), the drainage inspector will ask about grading around the foundation and the condition of the crawlspace vapor barrier. If you're adding a sink or dishwasher in an interior location (away from an exterior wall), the drain may run through the crawlspace or the rim joist area. Improper grading or a compromised vapor barrier can allow moisture to settle around these lines, promoting mold growth and rot. While this isn't directly a permit issue, the inspector may flag it and recommend corrective action before final sign-off. Some Burien homes built in flood-prone areas (near creeks or low-lying zones) also require a kitchen remodel to maintain or improve the elevation of electrical outlets and service panels; if your home is in a mapped floodplain, the permit intake will flag this and may require elevation adjustments as a condition of permit approval.
Burien City Hall, 14700 6th Ave SW, Burien, WA 98166
Phone: (206) 248-5500 (Building Department direct line; confirm locally) | https://www.ci.burien.wa.us/permits (verify URL on city site; search 'Burien permit portal' if this link is outdated)
Monday–Friday, 8:00 AM–5:00 PM (verify on city website for holiday closures)
Common questions
Do I need a permit if I'm only replacing cabinets and countertops in the same location?
No. Cabinet and countertop replacement in place, without moving the sink or changing plumbing or electrical connections, is considered cosmetic work and does not require a permit in Burien. If your home was built before 1978, the contractor should provide lead-safe work practices documentation, but the city does not issue a permit for cosmetic-only work. You can proceed immediately without city approval or inspection.
My kitchen was built in 1972. Do I need to do lead-paint testing before I remodel?
If your home was built before 1978, it is presumed to contain lead paint. Washington State and Burien do not require you to test for lead, but you must provide a lead-safe work practices disclosure to the contractor before work begins. If your remodel includes wall disturbance (drywall removal, sanding, demolition), the contractor must follow EPA-approved lead-safe practices, which typically include containment, HEPA vacuuming, and wet cleaning. These practices are standard for licensed contractors and do not require a separate permit, but the city may ask to see the contractor's lead-safe certification during permit intake.
If I move the sink to a new location, how much extra does the plumbing permit cost?
The plumbing permit fee is typically included in a combined building/plumbing/electrical permit for a kitchen remodel. Burien bases fees on total project valuation (roughly 1.5%), not on individual fixtures. Moving a sink might increase the project valuation by $2,000–$4,000 (depending on the distance and complexity of the new vent routing), which translates to an additional $30–$60 in permit fees. The city will provide a fee estimate during intake after you submit your drawings.
Can I do the plumbing and electrical work myself if I own the home?
Washington State allows owner-builders to do work on owner-occupied homes, but only plumbing work is fully allowed without a license; electrical work must be done by a licensed electrician. For kitchen remodels, this means you can install new drain and supply lines if you are the property owner and the home is your primary residence, but you cannot install new circuits, outlets, or panel modifications yourself. You can do the demolition and framing, and you can coordinate the work, but the electrical rough-in and final inspection must be done by a licensed electrician. The permit intake will require you to provide the electrician's license number before the permit is issued.
How long does plan review typically take in Burien for a kitchen remodel?
Basic remodels with plumbing and electrical changes (no structural work) typically take 3–4 weeks for plan review. Remodels with structural changes (wall removal, beam installation) take 5–6 weeks, especially if you need an engineer's letter. Burien's building department recommends submitting your plans on a Monday or Tuesday morning to get in the earlier review queue. You can request an expedited review (25% additional fee) and potentially shorten the review by 1–2 weeks.
What is the most common reason for permit rejection on Burien kitchen remodels?
Missing or incomplete electrical plans are the #1 reason. Most rejections cite missing second small-appliance branch circuit, outlets spaced more than 48 inches apart, or no GFCI protection shown. The second most common is insufficient plumbing vent detail (trap-arm angle, vent slope, or island-vent routing not clearly shown). Third is incomplete gas line information (no shutoff location or dielectric unions shown). All three issues are easily fixed by referencing the current IRC or WSBC code sections and resubmitting; most rejections allow a resubmission within 30 days without re-payment of the permit fee.
If I convert my electric range to gas, do I need to cap the old electrical circuit?
Yes. The old 240V circuit supplying the electric range must be disconnected from the panel and the breaker removed or blanked off. An electrician can do this during the rough electrical inspection (before drywall is hung) or after the new gas cooktop is installed and tested. The cost is typically $200–$400 and is a separate line item from the kitchen permit. Burien's electrical inspector will verify the old circuit is properly capped during the final electrical inspection and will not sign off if it remains energized.
What happens if the inspector finds that my kitchen sink drain has a trap arm longer than 30 inches?
The inspector will note it as a deficiency and require correction before final approval. You have two options: (1) install a wet vent within 30 inches of the trap, or (2) route an island vent loop (a secondary vent that drops below the fixture and then rises to the main stack). Option 2 is more common but adds cost and complexity, typically $600–$1,200. You'll need to open the ceiling or wall to install the loop, and the inspector will require a re-inspection of the corrected plumbing before final sign-off. The permit timeline will extend by 1–2 weeks if this correction is needed.
Does my kitchen remodel need to meet any special requirements if my home is in a flood zone?
If your Burien property is in a mapped floodplain (check the city's flood map or the FEMA Flood Insurance Rate Map), the building permit may require that electrical outlets, service panels, and HVAC equipment be elevated above the base flood elevation. A kitchen remodel in a flood zone might require raising the location of a new dishwasher circuit outlet or ensuring the panel is above flood level. The permit intake will flag flood-zone properties automatically; if your home is affected, the inspector will provide specific elevation requirements as a condition of permit approval. This typically adds minimal cost but may require coordination with your electrician.
If I add a second sink (prep sink) in an island, does that change the permit cost or timeline?
A second sink adds one more plumbing fixture, which increases the project valuation slightly (typically $1,500–$2,500 depending on the cabinet and fittings) and therefore increases the permit fee by roughly $20–$40. The permit type remains the same (building/plumbing/electrical), and the timeline does not change significantly, though the plumbing rough inspection may take slightly longer to verify both the main sink and prep-sink supply/drain/vent connections. The second sink must also be covered by a two-outlet GFCI protection scheme or individual GFCI outlets, which is typically included in the electrical plan without additional cost.
More permit guides
National guides for the most-asked homeowner permit projects. Each goes deep on code thresholds, common rejections, fees, and timeline.
Roof Replacement
Layer count, deck inspection, ice dam protection, hurricane straps.
Deck
Attached vs freestanding, footings, frost depth, ledger, height/area thresholds.
Kitchen Remodel
Plumbing, electrical, gas line, ventilation, structural changes.
Solar Panels
Structural review, electrical interconnection, fire setbacks, AHJ approval.
Fence
Height/material limits, sight triangles, pool barriers, setbacks.
HVAC
Equipment changeouts, ductwork, combustion air, ventilation, IMC sections.
Bathroom Remodel
Plumbing rough-in, ventilation, electrical (GFCI/AFCI), waterproofing.
Electrical Work
Subpermits, NEC sections, panel upgrades, GFCI/AFCI, who can pull.
Basement Finishing
Egress, ceiling height, electrical, moisture barriers, occupancy rules.
Room Addition
Foundation, footings, framing, electrical/plumbing extensions, structural.
Accessory Dwelling Units (ADU)
When permits are required, code thresholds, JADU vs ADU, electrical/plumbing/parking rules.
New Windows
Egress, header sizing, structural cuts, fire-rating, energy code.
Heat Pump
Electrical capacity, refrigerant handling, condensate, IECC compliance.
Hurricane Retrofit
Roof straps, garage door bracing, opening protection, FL OIR product approval.
Pool
Barriers, alarms, electrical bonding, plumbing, separation distances.
Fireplace & Wood Stove
Hearth, clearances, chimney, gas line work, NFPA 211.
Sump Pump
Discharge location, electrical, backup options, plumbing tie-in.
Mini-Split
Refrigerant lines, condensate, electrical disconnect, line set sleeve.