Building Safety in Edmonds, WA

If you live in Edmonds or are thinking about moving there, building safety are one of those things you probably won't think about until they affect you directly. Edmonds has 5 specific rules on the books covering different aspects of building safety, and some of them might surprise you.

Electrical Permits

Edmonds enforces electrical permitting under its own statutory authority rather than adopting a separate local electrical code outright, applying whichever National Electrical Code edition the Washington Department of Labor and Industries has most recently adopted. A greatest-public-safety rule breaks any tie between city and state requirements.

Key details: Governing chapter: ECDC Chapter 19.55, Electrical Code. Standard enforced: WA L&I's most recently adopted NEC edition. Statutory authority: RCW 35A.70.050 and RCW 19.28.141. Conflict rule: Greatest-public-safety standard controls (19.55.015). State-lapse backstop: City's own code applies if state stops inspecting (19.55.005).

Anyone who starts electrical work covered by Title 19 before obtaining the required permit is subject to a violation compliance fee under ECDC 19.70.020, set by the building official under the city's adopted fee schedule and charged in addition to the regular permit fee, whether or not a permit is later issued. Paying that fee does not excuse the work from any other code requirement or from any other penalty prescribed by law. The building official also resolves any conflict between city, state and National Electrical Code requirements in favor of whichever standard offers the greatest public safety under ECDC 19.55.015.

Building Permits

Edmonds requires a building permit for construction, alteration, repair, demolition or moving of any structure unless the work falls within the city's amended IBC exemption list. A separate demolition permit and performance bond are required before any structure is torn down, and an applicant's rights vest only once a fully complete application is filed.

Key details: Governing rule: Permit required unless IBC §105.2 exemption applies. Exempt sheds: Up to 120 sq ft, 30-inch max eave. Exempt fences: Up to 6 feet high. Permit term: Expires 2 years after issuance. Extension: One 3rd year at 1/4 original fee.

Building without a required permit, or working contrary to any adopted building code provision, is a misdemeanor under ECDC 19.85.000, with each day the violation continues treated as a separate offense punishable under ECC 5.50.020. The building official may also pursue code compliance remedies under Chapter 20.110 ECDC alongside criminal penalties, and issuing notices or stop-work orders under amended Section 104.3.

Green Building Code

Edmonds does not mandate green construction, but projects certifying under the Title 16 green building incentive program get expedited plan review from the planning and development department, backed by a two-year performance bond the city keeps if certification is never actually achieved.

Key details: Program basis: Green building incentives under ECDC Title 16. Benefit: Expedited plan review. Proof required: Certification before certificate of occupancy. Expedited review bond: 50% of building permit fee. Land use incentive bond: 5% of project valuation.

Failing to achieve the promised certification within two years does not undo the permit itself, but it forfeits the entire bond: the expedited review bond and the land use incentive bond are both surrendered to the city as a penalty under ECDC 19.00.050(C), with the funds routed to permit fee revenue and the general fund respectively rather than refunded to the applicant.

Plumbing Permits

Edmonds regulates plumbing work under the 2021 Uniform Plumbing Code as amended by the state Building Code Council, and the building official must confirm an adequate potable water supply before issuing a building permit for any new development.

Key details: Adopted code: 2021 Uniform Plumbing Code. Appendices adopted: A, B, I and M. Excluded: Fuel gas piping provisions. Locally deleted: UPC Chapters 12 and 14. Pre-permit check: Adequate potable water supply required.

Plumbing work performed without a required permit, or in violation of the adopted Uniform Plumbing Code, is enforced as a building code violation under ECDC 19.85.000, a misdemeanor with each day of noncompliance treated as a separate offense punishable under ECC 5.50.020.

Fire Sprinkler Requirements

Edmonds requires an automatic fire sprinkler system in any new building with three or more attached dwelling units, and in any new one- or two-family dwelling or townhouse whose fire area exceeds 3,000 square feet, under the city's amendment to IRC Section R313.

Key details: 3+ attached units: Sprinklers always required. 1-2 family/townhouse threshold: Required over 3,000 sq ft fire area. Design standard: NFPA 13D. Shared connection: Single line allowed via IRC Appendix U. Meter fee: No extra facility charge for sprinkler-driven upsizing.

Installing a required system improperly, or building without one where the 3,000-square-foot fire area or three-or-more-attached-unit thresholds apply, is enforced as a fire code violation under ECDC 19.25.070: a gross misdemeanor punishable under ECC 5.50.020, with each day the deficient condition exists or is maintained treated as a separate offense.

The Bottom Line

Edmonds's building safety rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Edmonds is broadly strict or permissive.

This guide is based on Edmonds's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.