Washington County Building Permit Guide: What You Need Before You Build

By the team at Beehive Rental & Sales — Serving Southern Utah's contractors and homeowners since 1994.

Washington County is one of the fastest-growing counties in the United States, and its building departments are working hard to keep up. Understanding the permit process before you start a project saves time, money, and the considerable frustration of having to undo unpermitted work. This guide covers what requires a permit, how to apply, and what to expect throughout the inspection process across Washington County's cities and unincorporated areas.

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Quick Answer: Building permits are required in Washington County for new construction, additions, most structural work, electrical work, plumbing, mechanical, and specific grading and drainage projects. Minor work like painting, flooring, and small repairs typically does not require permits. Contact the building department for your specific city before starting any project you're unsure about.

Key Takeaways

• •Permit requirements vary by jurisdiction — St. George, Hurricane, Washington City, Ivins, and unincorporated Washington County each have their own building departments and specific requirements
• •Unpermitted work creates real problems — resale complications, insurance claim denials, and orders to demolish unpermitted structures are all real consequences
• •Plan review takes 4-8 weeks in most Washington County cities due to high construction volume
• •The permit fee is the smallest cost — the real cost of skipping permits is the rework when unpermitted construction is discovered
• •Owner-builders can pull their own permits in Utah for primary residences — you don't need a contractor's license to build your own home

What Requires a Permit in Washington County

Always Requires a Permit

• •New construction (homes, commercial buildings, accessory dwelling units)
• •Additions to existing structures (any addition that increases floor area)
• •Structural modifications (removing walls, adding openings, changing roof structure)
• •Electrical work (panel upgrades, new circuits, service changes)
• •Plumbing work (new lines, water heater replacement in some jurisdictions, sewer work)
• •Mechanical/HVAC (new systems, system replacements in many jurisdictions)
• •Retaining walls over 30 inches (24 inches in some cities — verify locally)
• •Swimming pools and hot tubs
• •Detached garages and accessory structures over a certain square footage (varies by city)
• •Solar panel installations
• •Grading that alters drainage patterns

Typically Does Not Require a Permit

• •Painting (interior or exterior)
• •Flooring replacement
• •Cabinet replacement
• •Countertop replacement
• •Window replacement (same size, same location, non-structural)
• •Door replacement (same size, non-structural)
• •Fence installation (verify locally — some cities have fence permit requirements)
• •Landscaping (grading within normal limits, irrigation, planting)
• •Small sheds under a certain square footage (varies by city)

The Gray Areas

• •Decks: Usually require permits; specific thresholds vary
• •Fences: Varies by city and fence height
• •Water heaters: Some cities require permits, others don't
• •HVAC replacement: Same system same location is sometimes exempt, sometimes not
• •Flatwork (concrete patios, driveways): Usually no permit unless connecting to public street

When in doubt, call. A 5-minute phone call to the building department is infinitely cheaper than the alternative.

Building Department Contacts

The Permit Application Process

Step 1: Pre-Application Research

Before investing in plans or engineering, verify:

• •Is your project in city limits or unincorporated county? (Different jurisdiction, different requirements)
• •What does your zoning allow? (Accessory structures, additions, and new construction all have zoning requirements)
• •Are there HOA restrictions? (HOAs often have requirements stricter than city code)
• •What are the setback requirements? (How close to the property line can you build?)

Most of this information is available through the city's planning or zoning department. A pre-application meeting with the planning department (available in St. George and other cities) can save significant time.

Step 2: Prepare Your Application and Plans

Required documentation varies by project type and jurisdiction, but typically includes:

For simple residential projects (small additions, accessory structures):

• •Site plan showing project location relative to property lines and existing structures
• •Floor plan(s)
• •Elevation drawings
• •Basic structural details

For new construction or major additions:

• •Full architectural drawings (floor plans, elevations, sections)
• •Structural drawings (foundation, framing, lateral systems)
• •Energy compliance documentation (IECC compliance required by Utah code)
• •Mechanical, electrical, and plumbing plans
• •Geotechnical report (soil test) — required for new construction in most Washington County jurisdictions
• •Grading and drainage plan

Engineering stamps: Required for certain structural elements, depending on complexity. Retaining walls over 4 feet always require engineering. Complex roof systems, unusual structural configurations, and any project in a high-wind or seismic hazard area may require engineering.

Step 3: Submit and Pay Fees

Most Washington County building departments now accept electronic plan submissions. Permit fees are based on project valuation (the estimated construction cost). A rough estimate:

• •Small residential project ($50,000 valuation): $500-$1,000 in permit fees
• •New home ($350,000 valuation): $3,000-$6,000 in permit fees
• •Commercial project: Higher, based on valuation

Fees vary by jurisdiction. Contact the building department for a fee estimate before submitting.

Step 4: Plan Review

Plan review in Washington County typically takes:

• •St. George: 4-6 weeks for residential projects
• •Hurricane: 3-5 weeks
• •Washington City: 3-5 weeks
• •Ivins/Santa Clara: 3-4 weeks
• •Unincorporated county: 4-6 weeks

The first review almost always generates comments — questions and required changes that you must address before the permit is issued. Common comment categories:

• •Code compliance issues in the plans
• •Missing information or insufficient detail
• •Zoning or setback issues
• •Energy compliance questions

Address comments promptly and resubmit. A second review typically takes 2-3 weeks after resubmission.

Step 5: Permit Issuance

Once plans are approved, pay the remaining permit fees and receive your permit. Post the permit card visibly on the job site — inspectors need to see it.

Permit validity: Most Washington County permits are valid for 180 days from issuance if no inspections have been performed. If work doesn't start within 180 days, the permit expires. Request an extension before the expiration date if needed — you'll pay a fee but avoid starting the application process over.

The Inspection Process

Scheduling Inspections

Schedule inspections through the building department, typically at least 48 hours in advance. In Washington County's busy construction market, inspectors are in high demand — scheduling in advance prevents delays.

Most departments offer online scheduling or a phone-in system. Have your permit number ready when you call.

Key Inspection Points

For a new home, inspections are required at multiple stages:

Footing: After excavation, before concrete is poured. Inspector checks depth, width, and sub-grade preparation.

Foundation: After forms are set and rebar is in place, before concrete is poured.

Underground plumbing: Before slab is poured, after underground plumbing is installed.

Slab: Before concrete is poured, after all underslab elements are in place.

Framing: After rough framing is complete, before insulation or drywall. This is a major inspection that covers structural framing, shear walls, connections, and rough mechanical/electrical/plumbing.

Insulation: After insulation is installed, before drywall.

Drywall: After drywall is hung and before finishing.

Mechanical/Electrical/Plumbing rough: Often done in conjunction with framing inspection.

Final: After all work is complete. The final inspection certifies that the project meets code requirements. This triggers the Certificate of Occupancy for new buildings.

Failed Inspections

Failed inspections require corrective action before reinspection can be scheduled. Common causes:

• •Work not matching approved plans
• •Code violations
• •Insufficient access for the inspector
• •Inspector can't locate required documentation

Always have the permit and approved plans on site during inspections. An inspector who can't find the permit may fail the inspection on that basis alone.

Consequences of Unpermitted Work

The temptation to skip permits is understandable — the process takes time and costs money. The consequences of skipping are worse:

Resale complications: Unpermitted additions, structures, and improvements must be disclosed. Buyers' lenders often require permits to be closed before closing loans. In some cases, unpermitted work must be demolished or permitted retroactively (at significant cost and hassle) before a sale can proceed.

Insurance claim denials: If a fire starts in an unpermitted room addition, your homeowner's insurance may deny the claim on the grounds that the unpermitted work contributed to the loss.

Demolition orders: In severe cases, cities can order demolition of unpermitted structures. This happens most often with unpermitted secondary structures and ADUs.

Neighbor complaints: A neighbor who notices your unpermitted addition can trigger a city inspection. Cities actively pursue complaints about unpermitted construction.

Permit history: Washington County building departments maintain records of permits. When a new owner applies for permits and work is discovered that was not permitted, they may be required to bring all work to code before new permits are issued.

Owner-Builder Rights in Utah

Utah law allows property owners to act as their own general contractor for the construction of their primary residence. Owner-builders can:

• •Pull their own permits
• •Perform their own labor
• •Hire unlicensed workers to assist (with restrictions)

Owner-builders cannot:

• •Use the owner-builder exemption to build rental properties or investment properties
• •Perform work in license-required trades (electrical, plumbing, HVAC) without the appropriate license, unless the work is for their own primary residence and meets specific conditions

For owner-builders renting construction equipment from BeeHive Rental & Sales, this means you can legally rent and operate an excavator, skid steer, or other equipment for your own home construction project without a contractor's license. Call (435) 628-6663 if you have questions about equipment for owner-builder projects.

FAQ

How long does it take to get a building permit in St. George?

Plan review for residential projects in St. George typically takes 4-6 weeks. The first review usually generates comments requiring plan revisions, adding 2-3 weeks for resubmission review. Total time from application to permit in hand is typically 6-9 weeks for new construction.

Can I start site work before I have a building permit?

Typically no. Most Washington County jurisdictions require a permit before any construction work, including grading. However, some jurisdictions allow a site work permit (for clearing and grading) to be issued before full plan review is complete — ask your building department about this option if you want to start site prep during plan review.

Do I need a permit to build a shed in Washington County?

It depends on the size and jurisdiction. Most cities in Washington County require permits for accessory structures over 200 square feet or over 12 feet in height. Smaller sheds are often exempt. Call your city's building department to confirm the specific threshold.

What is the penalty for building without a permit in Washington County?

Penalties vary by jurisdiction and severity. Common consequences include stop-work orders, fines (often double the original permit fee), and required retroactive permitting (which may require opening walls and demonstrating code compliance). In severe cases, demolition orders are issued.

Does Washington County require a soil test for new construction?

Yes, in most cases. Washington County's building departments require a geotechnical report for new single-family homes. The report must be prepared by a licensed geotechnical engineer and addresses soil bearing capacity, foundation recommendations, and any special conditions (expansive soil, caliche, collapsible soil). Budget $2,000-$5,000 for the geotechnical report.

Need equipment for your permitted project in Southern Utah? BeeHive Rental & Sales at 1175 Highland Drive in St. George has excavators, skid steers, compactors, and all the equipment you need for site prep, foundation work, and construction. Call (435) 628-6663 to discuss your project timeline and equipment needs, or browse the full inventory.