Stop-Work Orders and Unpermitted Work in Seattle

What the order means

SDCI issues a stop work order when work is contrary to the code or a permit, or when site conditions are unsafe (Seattle Building Code 103.3; Seattle Residential Code R103.3). It takes effect when posted at the site, names the violation and may stop all work on the site. SDCI can also stop work for unpaid fees; work then resumes only with the Director's written authorization.

Deadlines

• Request a review in writing within 2 business days of service.

• SDCI holds the review within 2 business days of the request and decides within 2 business days after it. The order can be withdrawn or modified.

• A Notice of Violation usually gives 30 to 60 days to correct. A citation brings an immediate fine with no correction period.

What it costs

Work started without a permit carries a special investigation fee on top of the permit fee (2026 Fee Subtitle, SMC 22.900B.020). It is not refundable.

• Value of work up to $5,000: $292

• $5,001 to $50,000: $876

• $50,001 to $100,000: $1,460

• $100,001 to $500,000: $2,920

• $500,001 to $5 million: $14,600

• Over $5 million: 100% of the permit fee

Civil penalties under the building codes can reach $500 per day per violation, and violating a stop work order can lead to criminal charges.

Legalizing the work

Unpermitted construction is permitted like new work, plus the investigation fee. Framing cannot be covered without inspection approval, so expect to open finishes where the inspector asks; the City does not pay to remove material for inspection.

A use that was legal when it began but never permitted can be recognized through a Construction Permit – Establishing Use. It needs 2 pieces of documentation showing the use existed before the critical date, such as tax records, utility records or signed statements. Initial review takes 2 to 3 weeks for simple applications and 8 weeks for complex ones. Applications go through the Seattle Services Portal.

How SASHKOV handles it

• Reads the notice and sets the response dates in business days.

• Records existing conditions and prepares the as-built drawings.

• Brings in the structural engineer or other licensed professional the work needs, under one contract.

• Prepares the permit application, answers corrections and coordinates inspections through issuance.

More on SDCI: the City of Seattle breakdown.