Washington Statewide Rule

Washington Shoreline Management Act Coastal Permits

Heavy RestrictionsApplies statewide across Washington (2026)

Key Facts

Buffer: 200 feet from OHWM
Permit Threshold: $8,504 fair market value
Approval: Local SMP plus Ecology
Statute: RCW 90.58

Last verified: September 5, 2026Source: Washington State Legislature

Summary

Washington's Shoreline Management Act (RCW 90.58) requires Shoreline Substantial Development Permits for most construction within 200 feet of marine and freshwater shorelines statewide.

(1) A development shall not be undertaken on the shorelines of the state unless it is consistent with the policy of this chapter and, after adoption or approval, as appropriate, the applicable guidelines, rules, or master program. (2) A substantial development shall not be undertaken on shorelines of the state without first obtaining a permit from the government entity having administrative jurisdiction under this chapter.

Source: Washington State LegislatureView official code

Full Breakdown

RCW 90.58 establishes that any development with fair market value over $8,504 (adjusted periodically) within 200 feet of the ordinary high water mark of marine waters, lakes 20+ acres, and streams over 20 cfs requires a Shoreline Substantial Development Permit. Cities and counties administer the program through locally-adopted Shoreline Master Programs that must be approved by the Department of Ecology. Conditional uses and variances require Ecology approval. Certain activities including normal maintenance and single-family residence construction may qualify for exemptions but still require shoreline review. The Coastal Zone Management Act federal consistency review applies to coastal counties.

Violations & Penalties

Unpermitted shoreline development can result in stop-work orders, civil penalties up to $1,000 per day under RCW 90.58.210, mandatory restoration, and criminal misdemeanor charges.

Frequently Asked Questions

Do I need a shoreline permit to build a dock in Washington?

Most likely yes. Docks and piers within 200 feet of the ordinary high water mark generally require a Shoreline Substantial Development Permit or shoreline exemption under RCW 90.58, plus Army Corps and WDFW approvals.

Are single-family homes exempt from Washington shoreline permits?

Single-family residences may qualify for an SMA exemption from the substantial development permit, but you still must comply with the local Shoreline Master Program and obtain a written exemption letter.

Sources

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