Two code cycles are moving at once in the Pacific Northwest. Oregon's new residential code is already in effect with a grace period, and Washington is weeks away from final action on its 2024 codes. Here is what changed recently and the dates that matter for projects in design or review now.
Oregon: the 2026 residential code is in its phase-in
The Oregon Building Codes Division adopted the 2026 Oregon Residential Specialty Code, based on the 2024 International Residential Code with Oregon amendments. It took effect 10-01-2026. The administrative chapter is mandatory now. For the construction chapters, building departments must accept plans designed to either the 2026 or the 2023 edition through 03-31-2027, and the 2026 edition becomes mandatory on 04-01-2027.
The code in effect when you file the plan review or permit application generally controls. If a house, ADU or duplex set is in design today, decide which edition it follows before you submit, and make sure every sheet matches that choice.
Portland: the housing SDC exemption, one year in
Portland's temporary exemption from system development charges for new housing reached the end of its first year on 08-14-2026. The City's report counts 2,871 units in the program, with 976 already holding issued permits and an approved exemption. The goal is 5,000 units.
Building permits must be issued between 08-15-2025 and 09-30-2028.
New dwelling units and congregate living qualify. ADUs, caretaker quarters and transient lodging do not.
Within 12 months of issuance, the project needs an approved foundation or concrete pour inspection (or insulation and vapor barrier inspection for a conversion), unless a completion guarantee was filed before issuance.
Permit review fees and construction excise taxes still apply.
The deadline is tied to permit issuance, not application, so review time counts against it. Projects aiming for the exemption should plan for a complete first submittal.
Washington: emergency energy code rule for wildfire rebuilds
The State Building Code Council voted 10-30-2026 to adopt an emergency rule for homes damaged or destroyed by a natural disaster in an area under a governor's emergency proclamation. It was filed 11-04-2026 and took effect on filing. Local jurisdictions may allow the rebuild to follow the energy code in effect when the home was originally built (not earlier than the 2015 edition), or the current code with two fewer additional efficiency credits.
The rebuilt floor area may exceed the original by no more than 500 square feet.
The permit application must be submitted within two years after the emergency proclamation expires.
The option ends when title transfers, with limited exceptions.
Washington: the 2024 code calendar
The Council's 09-09-2026 report lists energy code decision deadlines of 12-01-2026 for residential and 12-15-2026 for commercial, final action on the 2024 codes in December 2026, and a draft effective date of 05-03-2027 that the Council may consider extending. Council meetings are set for 11-20, 11-30, 12-04 and 12-11-2026. Projects that will apply in spring 2027 should watch which edition they will be reviewed under.
Also this month
King County Executive Girmay Zahilay formed a 20-member Permitting Advisory Panel on 10-16-2026 to recommend faster permitting. Its report is due 05-31-2027. In Portland, the Inner Eastside Zoning Project is taking survey input through 11-30-2026, with zoning concepts expected for public review in spring 2027.
Frequently Asked Questions
Can I still submit a house in Oregon under the 2023 residential code?
Yes, for the construction provisions, through 03-31-2027. Building departments must accept either edition during the phase-in. The 2026 edition is mandatory starting 04-01-2027.
Does Portland's housing SDC exemption cover ADUs?
No. The exemption covers new dwelling units and congregate living facilities. Accessory dwelling units, caretaker quarters and transient lodging are excluded.
Who can use Washington's wildfire rebuild energy code rule?
Owners rebuilding a structure damaged or destroyed by a natural disaster in an area under a governor's emergency proclamation, if the local jurisdiction allows it, the floor area grows by no more than 500 square feet and the permit application is filed within two years after the proclamation expires. The option ends when title transfers.
When will Washington's 2024 building codes take effect?
The draft effective date is 05-03-2027. The Council plans final action in December 2026 and may consider extending the date, so confirm before you submit.
Sources
Insights are general information researched from published sources on the date shown. Rules change, so confirm with the permitting authority before you act.
