Do I need a permit for a full kitchen remodel in
Camas, Washington?

Camas kitchen remodel permits — the key details

The core rule is simple: if your kitchen work involves structural changes (moving or removing walls), mechanical changes (plumbing fixture relocation, gas line modification), electrical changes (adding circuits or outlets), or changes to the building envelope (new range-hood duct through an exterior wall, new window or door opening), you need a building permit plus sub-permits for plumbing and electrical. Camas Building Department issues a single consolidated permit application (Building Permit Application, Form BLD-101) but you will receive three separate permit numbers: one for the building shell, one for plumbing, one for electrical. If you're venting a new range hood to the exterior, you may also get a mechanical permit. The application itself is straightforward — 2-3 pages, asking for address, contractor license (if applicable), estimated cost, and scope — but the attached construction documents are where the permit process lives. You'll need floor plans showing existing and proposed layout, electrical single-line diagram (panel, branch circuits, outlet locations, GFCI specification), plumbing riser diagram or isometric (water supply, drain, vent line routing), and if you're removing a load-bearing wall, a letter from a licensed structural engineer certifying the design of the new beam or header. Camas doesn't require stamped drawings for a straightforward kitchen remodel if it's owner-occupied and the wall isn't load-bearing, but if you're moving plumbing more than 10 feet or removing a wall, expect the plan reviewer to ask for a professional's signature.

Electrical is the most common sticking point. IRC Section E3702 requires at least two 20-amp small-appliance branch circuits in a kitchen (one for countertop outlets, one for the refrigerator or dishwasher), and every outlet within 6 feet of the sink or a countertop must be GFCI-protected. Many older Camas kitchens have a single 15-amp circuit serving countertops, which is why a full remodel trigger plan review. Your electrician must show on the single-line diagram: (1) the existing panel amperage and remaining capacity, (2) the new circuits, (3) the breaker type and amperage, (4) every outlet location and GFCI specification, (5) the range/cooktop circuit (typically 40-50 amp, 240V), and (6) any new switch or light locations. The Camas permit reviewer will cross-check this against IRC E3801 (GFCI requirements), and if the drawing is sloppy or incomplete, expect a 5-7 day email comment loop. If you're adding a dishwasher and the existing circuit is a 15-amp multipurpose (not a dedicated small-appliance circuit), the plan will be rejected as non-compliant. This is not negotiable — it's code, not a Camas preference.

Plumbing relocation is the second-most-complex review. If you're moving the sink island location, adding an island sink, or relocating the main drain line to under-the-kitchen, the plumbing permit will require a riser diagram or isometric showing: the cold and hot water supply lines (size, material, and pressure-regulator location if new), the sink drain and trap, the P-trap location (must have a cleanout within 10 feet), the vent line routing (typically through the roof, but a wall vent is permitted in some cases), and the connection to the main stack or branch vent. IRC Section P2722 specifies kitchen-sink drain minimum sizes (1.5 inch trap and tailpiece, 2 inch branch) and trap-arm length (max 24 inches from trap to vent for a 1.5-inch trap). Camas inspectors are strict about this because poor venting leads to slow drains and backups — a recurring complaint in the city's older neighborhoods where cast-iron stacks are corroded. If your riser diagram doesn't show the vent line or if the trap arm exceeds the IRC limit, the plan will be marked for revision. One local quirk: Camas is in a glacial-till zone with high water tables in the north part of the city; if your home is near the Washougal River or Camas Slough, the plan reviewer may ask whether you're adding any new grading or impervious surface that could affect stormwater runoff. If the remodel doesn't touch the exterior, this usually doesn't matter, but have your site plan ready.

Gas-line changes trigger mechanical review. If you're adding a gas range, moving the gas stub, or replacing an old gas cooktop, you need a gas (mechanical) permit. IRC Section G2406 requires that gas appliances be connected with rigid pipe (steel or CSST — corrugated stainless-steel tubing) with appropriate fittings and a shutoff valve within 6 feet of the appliance. CSST is common in Camas kitchens, but it must be bonded to ground (a small wire to the electrical panel or water line) if the house has a metal water line. The plan must show the new gas line routing, the shutoff valve location, and the appliance connection. The inspector will test the system with soapy water to check for leaks and verify the shutoff-valve placement. This is typically a quick inspection (20 minutes), and Camas schedules them within 3-5 days of request. One note: Camas is in a non-regulated natural-gas service area for most of the city (Cascade Natural Gas serves the south and west), but the Washougal area is LNG-only (liquid natural gas), which means gas appliances have tighter clearances. Check your service provider before committing to a gas cooktop.

Load-bearing wall removal is the most expensive and time-consuming scenario. If you're opening up the kitchen by removing a wall, the Camas inspector will ask: is that wall load-bearing? If it is, you must provide a letter from a Washington-licensed structural engineer (PE) certifying the design of the replacement header or beam, including size, material, and support method (new posts, beams, or points of bearing on the foundation). The engineer's letter is not a full structural design — it's a one-page letter with a sketch — but it must be sealed and signed. Camas Building Department will not issue a permit for a load-bearing wall removal without this letter. The cost of the letter is $400–$800, and the cost of the beam installation is typically $2,000–$5,000 depending on span and material (LVL, steel, or solid sawn). The permit fee for this type of work is higher: $500–$1,200, depending on the estimated project cost. The inspection sequence is also longer: framing rough-in (post and beam installation), drywall, final. Many Camas contractors bundle the structural engineer's letter into a design-build package to save time.

Three Camas kitchen remodel (full) scenarios

Camas's dual-zone climate and how it affects your kitchen remodel timeline

Camas straddles two distinct climate and building-code zones. The west side of Camas (Puget Sound zone, zone 4C, frost depth 12 inches) is cool and wet, with high rainfall in fall and winter. The east side (Cascade foothills, zone 5B, frost depth 30+ inches) is cooler and drier, with deeper winter freezes. This matters for your kitchen remodel because the Camas Building Department adopts the Washington State Building Code, which uses energy-code Zone 4C for the Puget Sound area and varies the frost-depth requirement. If your home is west of Marvin Road (downtown Camas), assume 12-inch frost depth and standard Puget Sound moisture-management requirements (which means GFCI protection on all kitchen outlets is especially strict because moisture is a constant risk). If your home is east of downtown, assume 30+ inch frost depth for any exterior wall work or new foundation post drilling, and the plan reviewer may ask for frost-protection details on any new framing that touches the exterior.

Why does frost depth matter? If you're adding a new post or support beam for load-bearing wall removal, the bottom of the post must be below the frost line. West of Marvin Road, that's 12 inches; east of downtown, it's 30+ inches. A contractor who pours a shallow foundation in the Eastgate area will see frost heave and the beam will shift in winter, cracking the new drywall above. Camas inspectors catch this during framing rough-in, so your PE's letter must specify frost-depth compliance for your location. If your project is interior-only (island sink, electrical, gas range), frost depth doesn't apply. But if you're drilling new posts into the foundation, the PE must account for it.

The west side's moisture profile also affects plumbing and electrical. Camas is in a high-rainfall zone (50+ inches annually west of the Cascades), which means GFCI is especially critical on kitchen outlets to prevent shock in a damp environment. The Camas plan reviewer will be stricter about GFCI placement and bonding than a drier-zone city might be. If your riser diagram doesn't show GFCI on every countertop and island outlet, you'll get an email comment. Similarly, if you're venting a range hood through an exterior wall on the west side, the inspector will verify that the exterior cap has a damper to prevent backdraft on rainy days (IRC M1503 requires this).

Structural wall removal in Camas: engineer letter, post placement, and why the Washougal River drainage matters

Load-bearing wall removal is the most complex kitchen remodel scenario in Camas because it triggers not only structural engineering review but also potential critical-areas screening. When you remove a load-bearing wall, the Camas Building Department requires a letter from a Washington-licensed PE (professional engineer) certifying the beam design. This letter is not a full structural design; it's a one-page letter with a sketch showing the beam size (e.g., '3-ply 1.75-inch LVL, 12 inches deep'), the support method (e.g., 'two 4x4 posts on the foundation'), and the connection details (e.g., 'posts bolted to concrete with 5/8-inch anchor bolts, 2-foot spacing'). The letter must be sealed with the engineer's stamp and signature. Cost: $400–$800. Without this letter, the permit will not be issued.

Where the posts bear matters. If the new posts are inside the home (on the basement floor or crawlspace), the foundation must be strong enough to carry the concentrated load. Camas homes built in the 1970s-1990s often have 4-inch concrete slabs or crawlspace footings that aren't designed for point loads. The PE will review the foundation's adequacy and may recommend drilling piers (augered holes filled with concrete and reinforced) to extend below the frost line and distribute the load. In Camas's volcanic-soil zones (Eastgate area), pier drilling is standard for any new post because the soil is variable and compaction is uncertain. Pier drilling adds $1,500–$3,000 to the project cost but ensures the post won't settle over time.

Critical areas come into play if your home is near the Washougal River or one of the city's wetland buffers. Camas's critical-areas ordinance protects stream corridors, wetlands, and aquifer-recharge zones. If your kitchen is on a wall that faces the river, and you're drilling new posts or excavating to install support footings, the Camas critical-areas team will want to review the project to ensure no stream disturbance or sediment runoff occurs. This review typically adds 5-7 days to plan review and may require a site-grading plan or stormwater-control plan. If you're more than 200 feet from the river and not in a designated wetland or critical-aquifer zone, you'll get a standard no-adverse-impact finding and no delay. Check the Camas Comprehensive Plan's critical-areas map on the city website to see if your address is flagged; if so, notify the Camas plan reviewer upfront when you submit permits to avoid surprise delays.

Common questions