Structural Plans & Permits in Bellevue & the Eastside
ECD prepares permit-ready drawing sets: existing and proposed floor plans, framing and foundation plans, details, energy code forms and stamped structural calculations, then submits them and answers plan review. You need this when a city requires drawings to issue a permit. Sets range from $1,200 for a single beam to $25,000 for an addition or ADU.
Reviewed by Daniel R. Whitcomb, PE · WA PE 48217
What goes into a permit-ready drawing set?
Plan reviewers check drawings against a list. A set that answers every item on that list the first time gets through review in one round; a set missing one sheet comes back with a correction letter and loses weeks. ECD drafts to the reviewer's checklist for the specific city, and our engineer prepares the structural sheets in the same file, so architectural and structural drawings agree line for line.
| Sheet | What it shows | Needed for |
|---|---|---|
| Site plan | Lot lines, setbacks, existing and new footprint, lot coverage | Additions, ADUs, decks |
| Existing floor plan | Current walls, doors, windows and room uses | All remodels |
| Proposed floor plan | New layout with dimensions, door and window schedule | All remodels |
| Elevations and sections | Heights, roof pitch, exterior materials, building height | Additions, second stories |
| Foundation plan | Footings, piers, hold-down anchors, crawlspace venting | Structural changes |
| Framing plans | Beams, headers, joists, rafters, shear walls | Structural changes |
| Details | Connections, beam bearing, hold-downs, flashing | Structural changes |
| Energy code compliance | Insulation values, window U-factors, energy credits | Additions, ADUs, conditioned space |
| Structural calculations | Loads, member sizing, lateral analysis, PE stamp | Anything engineered |
Who is this service for?
Most of our drawing sets go into projects we build. We also prepare sets for homeowners who already have a builder, for contractors who need engineering and drafting they do not have in-house, and for owners who need drawings to legalize earlier work. In each case you receive a complete set and the city's approval; who builds it is your choice.
What a plans-and-permits package leaves out
Boundary or topographic surveys, geotechnical reports and arborist reports are prepared by licensed specialists when a city requires them. We tell you at the start which ones your site needs and coordinate them into the set.
How does a plans and permits project run?
- Scope call and site visit1 visit
We confirm what the city will review and what sheets are needed.
- Measured existing conditions1–2 weeks
The house is measured and drawn as it stands, including framing we can see.
- Proposed design and structure2–4 weeks
New layout and structural solution are drawn together.
- Calculations and energy forms1–2 weeks
Stamped calcs and Washington energy code compliance are completed.
- Submission1–3 days
We upload the set, pay fees on your behalf and track intake.
- Corrections and approval2–16 weeks, by city
Correction letters are answered with revised sheets until the permit is issued.
How much do structural plans cost?
| Drawing set | Typical fee | Drafting time |
|---|---|---|
| Single beam: plan, detail, stamped calc | $1,200–$2,500 | 1–2 weeks |
| Interior remodel with structural changes | $4,000–$12,000 | 3–5 weeks |
| Foundation repair or seismic retrofit set | $2,500–$7,000 | 2–4 weeks |
| Ground-floor addition | $8,000–$18,000 | 4–8 weeks |
| Second story or detached ADU | $12,000–$25,000 | 6–10 weeks |
What does each Eastside building department review?
All Eastside cities review structural drawings against the Washington State edition of the IRC, and additions against the Washington State Energy Code through forms published by the WSU Energy Program. Beyond that, reviews differ. Bellevue and Kirkland check tree retention and critical areas on additions; Mercer Island adds shoreline review near the water; Sammamish and Issaquah often route steep-slope lots through geotechnical review. Bellevue, Kirkland, Redmond, Sammamish, Issaquah and several neighbors share the MyBuildingPermit.com portal; Seattle reviews through SDCI. Each city page covers its local reviews.
A permit set we drew and built
PROJECT · KIRKLANDSecond-story addition permitted in one correction roundFull architectural and structural set for a rambler in Rose Hill, with new footings under the existing bearing walls.Drawing set questions
Structural plans and permits FAQ
For how a city reviews a remodel from intake to final, read Permits for remodels on the Eastside.
How long does it take to get structural plans for a permit?
A single beam package takes one to two weeks after the site visit. An interior remodel with structural changes takes three to five weeks, a ground-floor addition four to eight, and a second story or detached ADU six to ten. Surveys or geotechnical reports, when required, can add two to six weeks and are ordered at the start to run in parallel.
Can I use your drawings to get bids from other contractors?
Yes. The drawings are yours once the design agreement is paid. Permit sets are detailed enough for contractors to price structure accurately, though finishes are shown as allowances unless you ask us to specify them. If you build with another contractor, our engineer can answer their structural questions under a separate agreement.
What is the difference between a permit set and a construction set?
A permit set contains what the city needs to approve the work: layout, structure, energy and life-safety items. A construction set adds what the builder needs to price and build finishes exactly, such as cabinet elevations, tile layouts, lighting plans and material schedules. ECD projects use both; owners hiring their own builder often start with the permit set only.
Do you measure the house or do I need existing drawings?
We measure it. Most Eastside houses have no surviving original plans, and those that do rarely match what was built. Our existing-conditions drawing records walls, openings, ceiling heights and visible framing so the proposed design starts from the real house rather than an assumption.
What happens if the city's plan reviewer asks for changes?
We respond in writing with revised sheets, usually within one to two weeks per round. Routine structural and code comments are included in the fee. If a reviewer requires a design change that affects cost or layout, such as a bigger footing or a relocated window, we explain the change to you before resubmitting.
Free estimate · Bellevue office
Talk to the engineer before you commit to a plan
A site visit, a scope conversation and a written budget range, at no cost.