Hi, my first post here.
I live and work in LA, and My friend recently asked me to design a house for him in Seattle, actually in Mukilteo.
My understanding is that, in California, you can build single family houses or townhomes up to 4 units, only with structural engineer's stamp (please correct me if im' wrong). I'm pretty sure that same rules don't apply in Washington state. Do i need a lincense to build a single family house in Seattle?
Thanks
i'll take a small fee of 0.25% cost of construction to tell you that your answer is here (scroll down to 'Interpretation of RCW 18.08.410 (5) and (6)') oops i guess i shouldn't link the answer before getting paid oh well good luck!:
Interpretation of RCW 18.08.410 (5) and (6)
RCW 18.08.410 (5) and (6): Application of chapter
The Board’s interpretation of RCW 18.08.410 (5) and (6) is as follows:
Persons not licensed as architects can design, build, and alter:
* Residential buildings regardless of the size of the building so long as it does not contain more than four dwelling units.
* Residential buildings of more than four dwelling units, but only if the entire completed building is less than 4,000 square feet.
* Farm buildings of any size.
* Buildings such as garages, sheds, barns or shelters for animals and machinery. There is no size limit on garages, sheds, barns or similar buildings; however, the buildings must be intended to be used in connection with or auxiliary to farm buildings, or, residential buildings of four dwelling units or less.
* Non-residential buildings not exceeding 4,000 square feet
well just to be picky a 4-unit 5,500 s.f. residential building would require an architect in washington (4,000 s.f. max without a license). california only requires the 4-unit residential building to be '.. of woodframe construction not more than two stories and a basement in height.'. perhaps california has changed that as my architect's practice act is from way back in 2002.
but i digress! as the above law is written a mixed-use building would require an architect since it would include work beyond what is allowed by an unlicensed individual.
Mixed use would likely trigger the ground area rule. That comes down to interpretation. It can mean four attached townhouses yet attached in some fashion to a 100 x 30 ft, one story commercial building in theory but recent amendment had made that reading dubious. It might even be 4 dwellings stacked over the commercial building. Mixed use situations get into a murky grey area of the exemption because that falls into interpretation. In some cases, it might be fine for a competent non-licensed professional to do and there is a point where you might just have an actual licensed professional design. A case for sanity check. With 4 units, you'll also be involving an architect or engineer for building envelope drawings and documents. It is one of those things to be attentive of.
oops i see what you're saying, that the 4-unit res building is 3,900 s.f. and commercial is 1,600 s.f. - my bad for not reading closer. but you'd still need an architect for the whole mixed-use building for the reason i noted above.
Take a look at the first chapters of the IRC and IBC. There is a section on when a professional of record is required. Almost all building built per the IBC need an architect's stamp (including mixed use buildings). The city of seattle does not require an architect stamp for one and two family dwellings that conform with the IRC if built using light frame construction and typical shearwalls (no moment frames, etc.).
How do you know which code to follow? IBC or IRC?
just use the most restrictve code?
Based on Mulkilteo building department site:
"Current Building Codes in Effect:
2006 IRC, IBC, IMC, IFC, UPC, and 2006 Energy Ventilations and Indoor Quality Code. These codes are available for public viewing at City Hall and the Mukilteo Library. "
Future hope,
Based on your interpretation, I can't build anything other than stick frame wood structure with typ. shearwall, or light frame structure, and no concrete, steel, heavy timbers, even if the structure engineer is the "professional of record" ?
Sorry for my lack of code knowledge and i don't have IBC or IRC handy. Thanks
Chapter one of the IRC lists the types of projects that may be designed using that code. If it isn't listed/doesn't qualify, the IBC must be used. (Single family houses usually fall under the IRC unless they are 4 stories.)
With a structural engineer's stamp you can do a more complex structural design. However, I am most familiar with Seattle...you will want to check with Mukilteo for the specific requirements there.
Old Fogey, I have no experience with the City of Mukilteo. Sounds tough...
There is a little bit of confusion here, because there are two issues: 1) who can design a house; and 2) what houses can be built?
RCW 18.08, cited early in this thread, regulates the practice of architecture in Washington. It makes it a crime to design a building in Washington if you are not a licensed architect, with some exceptions. Two big ones are 1) a residential building of 4 or fewer units; and 2) any building under 4000 square feet.
This wouldn't apply to the OP designing a house in Los Angeles, though there is probably a similar law in California.
But whether anyone can build the building so designed in Mukilteo, Washington, is a different question.
The International Building Code and International Residential Code don't say a building has to be designed by an licensed architect (or engineer), but they do say if state law requires that, then the plans one submits to get approval to build must be prepared by such a professional.
Washington doesn't have any law that a building can't be built unless it is designed by a licensed professional, but cities and counties might, and in any case, the building official must be satisfied that the plans meet the code, and they generally require a stamp to be satisfied of that.
As mentioned, Seattle requires by ordinance that plans be prepared by a licensed professional registered in Washington, but allows the building official to make exceptions in some cases, including dwelling units of two or fewer units.
It is also in the code where a building official may require certain drawings and documents to be prepared by a registered design professional like roof trusses for example. So a structural engineer or a specialist truss engineer that is duly licensed designed and stamp the drawings and associated documents for trusses as these aren't generally designed by even architects. An architect or building designer may call out for trusses but certain the truss manufacturer's truss engineer prepares the special drawings, calculations, and other technical documents that needs to be part of and included with the Submittal documents, stamped and signed as required.
actually, the 4,000 sq.ft rule does not apply up to 4 and that includes 4 dwelling units. Once you have 5 units, you are required to have an architect. However, when you are dealing with multifamily dwellings, certain drawings are required to be prepared by a registered design professional such as certain drawings and documents for exterior envelope.
Answer to question, who can design a house: ANYONE. Under law, anyone. House means detached single family dwelling. House and home are not always synonyms. An apartment unit in an apartment complex may be a home but it is not a house.
Answer to the question, who may build a house: a general contractor or the home owner acting as the general contractor for their own house. They may sub out the actual work or end up doing it themselves if they have the knowledge and skills or if they are just stupid.
min workshop and anyone else. Know the difference between design and build. Two different words and involves two different bodies of law. You can design without constructing. Build refers to construction and that requires knowing the laws for construction contracting in Washington. First question you need to ask, are you designing the project, or are you building (constructing) the project, or are you doing both. If you are constructing only, then none of the talk about the designing of houses above matters and then you need to look at the contractor licensing laws of Washington state.
Jan 13, 24 1:59 am ·
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Do I need a license to build a house in Washington State?
Hi, my first post here.
I live and work in LA, and My friend recently asked me to design a house for him in Seattle, actually in Mukilteo.
My understanding is that, in California, you can build single family houses or townhomes up to 4 units, only with structural engineer's stamp (please correct me if im' wrong). I'm pretty sure that same rules don't apply in Washington state. Do i need a lincense to build a single family house in Seattle?
Thanks
Sorry, I meant single family house..
i'll take a small fee of 0.25% cost of construction to tell you that your answer is here (scroll down to 'Interpretation of RCW 18.08.410 (5) and (6)') oops i guess i shouldn't link the answer before getting paid oh well good luck!:
washington state department of licensing - business and professional
Interpretation of RCW 18.08.410 (5) and (6)
RCW 18.08.410 (5) and (6): Application of chapter
The Board’s interpretation of RCW 18.08.410 (5) and (6) is as follows:
Persons not licensed as architects can design, build, and alter:
* Residential buildings regardless of the size of the building so long as it does not contain more than four dwelling units.
* Residential buildings of more than four dwelling units, but only if the entire completed building is less than 4,000 square feet.
* Farm buildings of any size.
* Buildings such as garages, sheds, barns or shelters for animals and machinery. There is no size limit on garages, sheds, barns or similar buildings; however, the buildings must be intended to be used in connection with or auxiliary to farm buildings, or, residential buildings of four dwelling units or less.
* Non-residential buildings not exceeding 4,000 square feet
hey i live and (sort of) work in l.a. too. is your workplace hiring? i can googly look up answers all day long i'm very skilled at that hire me now!!
Side question that just popped into my head - how to laws written like that handle mixed use buildings?
Say you had a 4 unit residential building, 5500 total SF which includes a 1600 sf commercial space.
I don't do googling either.
well just to be picky a 4-unit 5,500 s.f. residential building would require an architect in washington (4,000 s.f. max without a license). california only requires the 4-unit residential building to be '.. of woodframe construction not more than two stories and a basement in height.'. perhaps california has changed that as my architect's practice act is from way back in 2002.
but i digress! as the above law is written a mixed-use building would require an architect since it would include work beyond what is allowed by an unlicensed individual.
Mixed use would likely trigger the ground area rule. That comes down to interpretation. It can mean four attached townhouses yet attached in some fashion to a 100 x 30 ft, one story commercial building in theory but recent amendment had made that reading dubious. It might even be 4 dwellings stacked over the commercial building. Mixed use situations get into a murky grey area of the exemption because that falls into interpretation. In some cases, it might be fine for a competent non-licensed professional to do and there is a point where you might just have an actual licensed professional design. A case for sanity check. With 4 units, you'll also be involving an architect or engineer for building envelope drawings and documents. It is one of those things to be attentive of.
oops i see what you're saying, that the 4-unit res building is 3,900 s.f. and commercial is 1,600 s.f. - my bad for not reading closer. but you'd still need an architect for the whole mixed-use building for the reason i noted above.
Take a look at the first chapters of the IRC and IBC. There is a section on when a professional of record is required. Almost all building built per the IBC need an architect's stamp (including mixed use buildings). The city of seattle does not require an architect stamp for one and two family dwellings that conform with the IRC if built using light frame construction and typical shearwalls (no moment frames, etc.).
FRaC, building codes are in some cases more restrictive than the code cited above. I think the most restrictive code applies.
How do you know which code to follow? IBC or IRC?
just use the most restrictve code?
Based on Mulkilteo building department site:
"Current Building Codes in Effect:
2006 IRC, IBC, IMC, IFC, UPC, and 2006 Energy Ventilations and Indoor Quality Code. These codes are available for public viewing at City Hall and the Mukilteo Library. "
Future hope,
Based on your interpretation, I can't build anything other than stick frame wood structure with typ. shearwall, or light frame structure, and no concrete, steel, heavy timbers, even if the structure engineer is the "professional of record" ?
Sorry for my lack of code knowledge and i don't have IBC or IRC handy. Thanks
there's this for reference
http://www.cityofseattle.net/dpd/resourcecenter/
Chapter one of the IRC lists the types of projects that may be designed using that code. If it isn't listed/doesn't qualify, the IBC must be used. (Single family houses usually fall under the IRC unless they are 4 stories.)
With a structural engineer's stamp you can do a more complex structural design. However, I am most familiar with Seattle...you will want to check with Mukilteo for the specific requirements there.
Old Fogey, I have no experience with the City of Mukilteo. Sounds tough...
There is a little bit of confusion here, because there are two issues: 1) who can design a house; and 2) what houses can be built?
RCW 18.08, cited early in this thread, regulates the practice of architecture in Washington. It makes it a crime to design a building in Washington if you are not a licensed architect, with some exceptions. Two big ones are 1) a residential building of 4 or fewer units; and 2) any building under 4000 square feet.
This wouldn't apply to the OP designing a house in Los Angeles, though there is probably a similar law in California.
But whether anyone can build the building so designed in Mukilteo, Washington, is a different question.
The International Building Code and International Residential Code don't say a building has to be designed by an licensed architect (or engineer), but they do say if state law requires that, then the plans one submits to get approval to build must be prepared by such a professional.
Washington doesn't have any law that a building can't be built unless it is designed by a licensed professional, but cities and counties might, and in any case, the building official must be satisfied that the plans meet the code, and they generally require a stamp to be satisfied of that.
As mentioned, Seattle requires by ordinance that plans be prepared by a licensed professional registered in Washington, but allows the building official to make exceptions in some cases, including dwelling units of two or fewer units.
It is also in the code where a building official may require certain drawings and documents to be prepared by a registered design professional like roof trusses for example. So a structural engineer or a specialist truss engineer that is duly licensed designed and stamp the drawings and associated documents for trusses as these aren't generally designed by even architects. An architect or building designer may call out for trusses but certain the truss manufacturer's truss engineer prepares the special drawings, calculations, and other technical documents that needs to be part of and included with the Submittal documents, stamped and signed as required.
actually, the 4,000 sq.ft rule does not apply up to 4 and that includes 4 dwelling units. Once you have 5 units, you are required to have an architect. However, when you are dealing with multifamily dwellings, certain drawings are required to be prepared by a registered design professional such as certain drawings and documents for exterior envelope.
Answer to question, who can design a house: ANYONE. Under law, anyone. House means detached single family dwelling. House and home are not always synonyms. An apartment unit in an apartment complex may be a home but it is not a house.
Answer to the question, who may build a house: a general contractor or the home owner acting as the general contractor for their own house. They may sub out the actual work or end up doing it themselves if they have the knowledge and skills or if they are just stupid.
min workshop and anyone else. Know the difference between design and build. Two different words and involves two different bodies of law. You can design without constructing. Build refers to construction and that requires knowing the laws for construction contracting in Washington. First question you need to ask, are you designing the project, or are you building (constructing) the project, or are you doing both. If you are constructing only, then none of the talk about the designing of houses above matters and then you need to look at the contractor licensing laws of Washington state.
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