New Businesses
See also: Home Businesses, Illegal Business, Property & Building Use
What Is It?
A business is a commercial operation such as a restaurant, retail store, or administrative office. It is considered new when it moves to a different location or expands within an existing commercial building. If a business makes alterations at its current location without changing its use, it is considered a tenant improvement to an existing business. A new business may require several types of permits. Different rules apply if you are opening a home business.
Commercial Space Permit Coaching
Small businesses or cultural organizations opening a new location in Seattle may qualify for free permit coaching and expedited permitting. We can help with:
- Research and early permit coaching
- Research locations for the most current permit information
- Develop a strategy for the fastest and easiest permitting options
- Provide expertise to help you avoid costly requirements that could increase construction expenses or permit complexity
- Review permit application materials to make sure they’re complete
- Expedited permitting services
- Get your permit application reviewed quickly
- Reduce the timeline for issuing a construction permit
- Have a single point of contact for the permit applicant
What Permits Do You Need?
The change of use is determined by the last legally permitted business in SDCI records, regardless of any unpermitted activity that may have occurred in the space. If the permit history is blank or unclear, the new permit legally establishes the use. You can:
- Check the status of recent permits or complaints on your property
- Research the property and permit history of your location
- Research our permit records
Examples of a change of use:
- Real estate office changing to a daycare facility (change of occupancy)
- Take-out restaurant changing to a bar (change in occupant load)
- Dental office expanding into the adjacent tenant space (change of use)
- Wholesale warehouse changing to an art gallery (no construction – change of use and occupancy)
A change of use always requires a building permit. See also:
Tenant Improvements. We can process some small business permits where an established use is staying the same as a subject-to-field-inspection (STFI) construction addition/alteration permit.
In addition to construction permits, you may need:
- An electrical permit
- Changes in electrical services or new service, from Seattle City Light
- A plumbing permit, which is issued by Public Health - Seattle & King County
- A mechanical permit (for heating, ventilation, air conditioning, or a commercial range hood)
- Public Health - Seattle & King County approval (for any new or remodeled restaurant)
- City of Seattle Business License
Research the Code
All Seattle codes are available to review on SDCI's Codes webpage.
Below are codes that apply to new businesses:
Common regulations that may apply to your new business:
Land use and zoning compliance. The City of Seattle is divided into different zoning categories, and businesses are limited in where they can operate. As you move through the city, you’ll see areas where commercial activities are clustered—these are zones that allow commercial uses. Other areas are limited to residential, industrial, or mixed-use activities. If regulations do not allow your proposed use at a location, your project may not be feasible, or you may need a land use administrative conditional use permit.
If you are making changes or moving into certain historic districts, you will need prior approval from Seattle Department of Neighborhoods Historic Preservation.
Building and Fire Code compliance. We evaluate the existing conditions and the previous and proposed occupancy of the building using the Seattle Existing Building Code (SEBC). We consider any proposed change of use and the scope of improvements to determine what is required for code compliance. Often, accessibility improvements are required based on the scale and construction value of the project. In some cases, life-safety, structural, and/or energy upgrades may also be necessary.
Major renovations and/or changes of use can trigger substantial alterations.
Should You Hire a Professional?
Small business owners are welcome to obtain their own permits, and if you choose to prepare your own application materials, our staff will assist you as much as possible. However, we strongly recommend enlisting a professional designer, architect, engineer, or licensed contractor. Well‑prepared and fully researched applications typically receive fewer correction requests and may reduce overall plan review time.
When the valuation of your project exceeds $75,000, your construction documents must be prepared and stamped by an architect or engineer licensed in the State of Washington. In some cases, a professional stamp is required regardless of project value.
Professional stamp requirements are described in the Seattle Building Code, Section 106.5.2.