Table of Contents

On July 7, 2023, Washington State enacted Senate Bill 5290 (SB 5290) to improve permitting efficiency, increase transparency, and hold local jurisdictions accountable for development review timelines. The goal of this statewide permitting reform is to streamline how cities and counties handle construction permits, subdivision approvals, and multifamily housing projects.

Under SB 5290, every city or county must either adopt the state’s standardized permit timelines or create their own binding timelines that meet or exceed state expectations.

Jurisdictions with populations over 20,000 are also required to submit annual permitting performance data to the Washington State Department of Commerce, which is a step toward more data-driven decision-making and consistent accountability across the state.

The First Statewide SB 5290 Performance Report

The first Annual Permitting Performance Report, released in September 2025, covers data from the 2024 calendar year. This inaugural report provides valuable insight into how SB 5290 implementation has progressed across Washington’s jurisdictions.

A critical clarification from the report notes that SB 5290 applies to:

• Preliminary and final subdivisions
• Binding site plans
• Multifamily housing permits
• Construction permits

However, building permits are explicitly excluded from SB 5290 requirements.

How Pierce County Cities Are Performing Under SB 5290

The 2024 data includes results from four Pierce County cities: Bonney Lake, Puyallup, Tacoma, and University Place. Their early performance metrics provide the first measurable look at how Pierce County jurisdictions are adapting to the new permitting rules.

Bonney Lake: Ahead on Construction Permits, Behind on Subdivisions

In 2024, Bonney Lake submitted data for just 11 permits with reported decision dates, meaning the sample size is small. The city adopted most permit deadlines at 120 days, with shorter state-aligned timelines for binding site plans (65 days) and preliminary subdivisions (90 days).

• Construction permits averaged 101.45 days ahead of the 120-day deadline
• Final subdivisions were 51 days behind the 30-day state and local deadlines

Although the data is limited, Bonney Lake’s ability to outperform deadlines for construction permits signals strong early adoption of SB 5290 compliance practices.

Puyallup: Facing Delays in Multifamily and Subdivision Permits

Puyallup reported 18 permits in 2024, with most deadlines set at or below state standards. However, early results suggest some challenges in meeting target timelines:

• Construction permits averaged 38 days behind the 65-day deadline
• Multifamily housing permits (no notice or hearing) were 19 days behind
• Multifamily housing (with notice and hearing) performed 90 days ahead of the 170-day deadline
• Final subdivisions were 97 days behind

While Puyallup’s development permitting shows mixed performance, it’s worth noting that smaller jurisdictions often face data limitations and resource constraints that can skew early compliance trends.

Tacoma: Balanced Performance Across Permit Types

As Pierce County’s largest city, Tacoma had the most robust dataset, reporting 43 permits with decisions in 2024. The city’s development permit timelines closely align with state standards, demonstrating a strong effort to modernize local processes.

• Construction permits averaged 45.6 days behind the 65-day deadline
• Multifamily (no notice or hearing) averaged 47.83 days ahead
• Preliminary subdivisions averaged 3.83 days ahead of the 90-day deadline
• Final subdivisions were 53.8 days behind

Overall, Tacoma’s results reflect steady progress toward SB 5290 goals, though subdivision permits remain a consistent area of delay across all reporting cities.

University Place: Positive Early Results in Key Categories

University Place reported 17 permits for 2024, focusing primarily on construction and multifamily housing (no notice or hearing) categories. Results show a strong start:

• Construction permits were completed 53 days ahead of the 65-day deadline
• Multifamily housing permits averaged 4 days ahead

These figures indicate that University Place is adapting efficiently to state permitting standards, aided by manageable project volumes and streamlined internal review processes.

Key Takeaways from Pierce County’s First Year Under SB 5290

The early data paints a mixed but encouraging picture of Pierce County’s SB 5290 compliance. While each city’s performance varies, several important trends have emerged:

1. Subdivision permits remain the most delayed category — All three cities that reported final subdivision data experienced significant backlogs.
2. Jurisdictions with online permitting systems performed better — Cities with digital permit tracking portals saw faster turnaround times.
3. Staffing and resource shortages remain a challenge — Smaller municipalities face workforce limitations that affect their ability to meet statutory timelines.
4. Local autonomy is key — SB 5290 gives jurisdictions flexibility, but results show that alignment with state timelines helps improve overall efficiency.

The Washington Department of Commerce attributes early delays to slow adoption of process improvements, limited digital infrastructure, and staffing gaps. Future reports will likely provide deeper context to help cities refine workflows, enhance permit turnaround times, and strengthen development review accountability.

What’s Next for Pierce County and Washington Developers

As SB 5290 implementation continues, developers, builders, and city planners will benefit from clearer expectations and more transparent data. The next reporting cycle will show whether Pierce County jurisdictions have successfully shortened review timelines and adapted to the new statewide permitting standards.

At the same time, the data will help local governments identify bottlenecks, invest in online permitting tools, and ensure consistent permit processing timelines across the region.

For developers navigating these evolving processes, staying informed about SB 5290 reporting requirements and Pierce County permitting updates will be essential for project planning and compliance. Master Builders Association of Pierce County will also stay informed about SB 5290 reporting requirements and Pierce County permitting, and will provide updates as they come to us.

Information Source:
Washington State Department of Commerce – Annual Permitting Performance Report, 2024 (PDF)

The Washington State Building Code Council (SBCC) is planning to pass the country’s most stringent and most expensive package of building codes. At a series of hearings in late September and mid-October, members urged them to consider the high costs associated with these codes and their effect on homeownership in our state. A coalition of energy companies, unions, real estate professionals and others joined in voicing concern.  

Natural Gas on the Line

What’s at Stake?

Based on a membership poll and national data on the cost of electrifying homes, the Building Industry Association of Washington (BIAW) estimates this code package will increase the price of a new home by a minimum of $24,070.

The proposals require heat pumps as the preferred source for space and water heating in all new homes, increasing the cost of a new home by $8,350. If adopted, home builders will lose the ability to cost-effectively install natural gas in new homes.

“Absent the ability to service natural gas water heaters and furnaces in new housing, natural gas companies lack the incentive to run gas lines to new developments,” said BIAW President Joseph Irons in a news release issued before the hearings. “New homeowners are not only losing the benefit of a cost-effective and reliable heat source. They will now pay exponentially more to have a natural gas range or fireplace—if they can even have it at all.”

Existing homeowners will also have to upgrade their current HVAC systems to heat pumps if they increase the size of their original HVAC equipment. 

Widespread Concerns

The proposals affect not only home prices. Energy officials have warned that the state’s energy grid cannot handle this new load, especially considering the state’s recent ban on new gas-powered vehicles by 2035. The state also lacks the trained electricians and other skilled workers needed to accommodate these mandates, and training can take years.

What Happens Next?

The SBCC will evaluate public comments on Oct. 21, then vote on code proposals Nov. 4 and possibly on Nov. 18 (as needed). Any adopted changes will go into effect on July 1, 2023.

If you’d like more information or to get more involved, please contact Policy and Research Manager Andrea Smith at (360) 352-7800 x 114 or andreas@biaw.com.

The Importance of Proper Lead-Based Painting Practices

The purpose of the U.S. Environmental Protection Agency’s Lead Renovation, Repair and Painting (RRP) program is to minimize exposure from lead-based paint dust during renovation, repair or painting activities. Common renovation activities like sanding, cutting, and interior demolition can create hazardous lead dust and chips by disturbing lead-based paint, which can be harmful to adults and children. Proper lead-based painting practices are paramount to the health of those exposed.

The RRP program requires anyone who is paid to perform renovation, repair and painting work that disturbs lead-based paint in homes and apartments (built before 1978) to be certified by a recognized EPA/Washington Department of Commerce accredited training program to be sure they are aware of the the best lead-based painting practices.

Becoming a Certified Renovation Contractor requires taking a one-day training course that educates contractors on the best lead-based painting practices. The course includes a short application to the EPA to become officially certified. Certified Renovation Contractors are then responsible for providing on-the-job training in lead-safe work practices to their staffs. EPA lead-based painting practices certification for both firms and individuals is good for five years.

To find an accredited trainer in your area, contact BIAW at 360-352-7800 x106 or education@biaw.com.

Each contractor must have a certified renovator on staff (and assigned to each jobsite where lead-based paint renovation work is being performed) who follows specific work practices to prevent lead contamination if lead-based paint is present. Property managers and landlords who perform repair and maintenance activities in pre-1978 rental housing, or space rented by child-care facilities, must have a certified renovator on staff and have a firm certification. Property managers and landlords may hire an RRP certified firm that employs a certified renovator in lieu of becoming RRP certified.

In general, any activity that disturbs paint in pre-1978 housing is covered, including:

• Remodeling and repair/maintenance;
•  Electrical work;
• Plumbing;
• Painting preparation;
• Carpentry; and
• Window replacement.

The following housing or activities are not covered by the RRP:

• Housing built in 1978 or later;
• Housing specifically for elderly or disabled persons, unless children under 6 reside or are expected to reside there;
• “Zero-bedroom” dwellings (studio apartments, dormitories, etc.);
• Housing or components declared lead-free by a certified inspector or risk assessor. Also, a certified renovator may declare specific components lead-free using an EPA recognized test kit or by collecting paint chip samples for analysis by an EPA recognized laboratory; and
• Minor repair and maintenance activities that disturb 6 square feet or less of paint per room inside, or 20 square feet or less on the exterior of a home or building. (Note: Window replacement, and partial and full demolition activities, are always covered regardless of square footage. Activities designated as “prohibited” are prohibited regardless of square footage.).

Paint testing is not required by the RRP Rule for best lead-based painting practices, but unless you have documentation that the paint is not lead-based, then the requirements of the RRP Rule apply. When in doubt, it’s best to get paint tested OR assume that lead-based paint is present.

If you or your client chooses to have the paint tested prior to renovation, testing must be done by the appropriate qualified professional on all surfaces to be affected by the work.

Type of Paint Testing for Renovations and Who Can Do the Testing for the best lead-based painting practices?

EPA-recognized test kits >  Certified renovators
X-Ray Fluorescence instruments > Certified lead-based paint inspectors or risk assessors
Paint chip sampling > Certified renovator, inspector or risk assessor

Record-Keeping Requirements

The following records must be retained for three years following the completion of a renovation to ensure the best lead-based painting practices:

• Reports (if any) certifying that lead-based paint is not present;
• Records relating to the distribution of the lead pamphlet; and
• Documentation of compliance with the requirements of the regulation (EPA has prepared a sample form that is available online).

Common Compliance Issues

• Failure to not take the Certified Renovation Contractor accredited course
• Failure to provide lead hazard information pamphlet to property owners
• Failure to post signs clearly defining the work area and warning individuals not involved in the renovation activities to remain outside the work area
• Failing to isolate the work area while renovation work is being performed
• Failing to using prohibit the use of machines designed to remove paint or other surface coatings through high speed operation such as sanding, grinding, power planning, needle gun, abrasive blasting, or sandblasting without HEPA vacuum attachment
• Failing to contain waste from renovation activities to prevent releases of dust and debris before the waste is removed from the work area for storage or disposal
  • Doors, windows, and ground should be covered with plastic sheeting or other disposable impermeable material while work is being performed
• Failure to maintain records accordingly (see record-keeping requirements above)
• Failure to ensure you have complied with all lead-based painting practices for the safety of others

Contact MBA for more questions and directories for more information.

A: The rules are currently in effect and enforcement can start at any time. The standard applies to workplaces where the employer “should reasonably anticipate” that employees may be exposed to wildfire smoke. The new rules do not apply to workers who are in environments with filtered air (offices, vehicles with cabin air filters, etc.)

Q:  As an employer, once I reasonably anticipate employee exposure to wildfire smoke and how can I verify that there is actual exposure?

A: There are several websites and mobile apps available for employers to check air quality (see list below) from wildfire smoke or any other environmental contaminants that may make it unsafe for workers. In addition, employers may use an on-site air quality monitor.

PM 2.5 and AQI information available:
https://portal.airfire.org
https://www.airnow.gov/
http://www.enviroflash.info/
AirNow mobile app for android and iOS
Directly from the U.S. EPA or local clean air agency by telephone, email, text, or other effective method.

NowCast WAQA information available:
https://enviwa.ecology.wa.gov/home/map;
https://wasmoke.blogspot.com/
“AirQualityWA” mobile app for android and iOS
Directly from the Washington state department of ecology, or local clean air agency by telephone, email, text, or other effective method.

Q:  At what air quality levels do I as an employer have to take action?

A:  At WAQA level of 101 or an AQI level of 69:

• The employer must provide all workers effective information, notification, and training regarding wildfire smoke before work that exposes them to affected air and at least annually thereafter (see link to Appendix B below for training requirements and an information sheet to distribute to employees).
• Employers are encouraged to implement exposure controls.  Such controls include:
  • Providing enclosed buildings, structures, or vehicles where the air is adequately filtered;
  • Providing portable HEPA filters in enclosed areas;
  • Relocating work to a location with a lower ambient air con- centration of PM2.5;
  • Changing work schedules to a time with a lower ambient air concentration of PM2.5;
  • Reducing work intensity;
  • Providing additional rest periods.
• Employers are encouraged to provide respirators at no cost to employees upon request.
  1. Respirators shall be NIOSH-approved devices that effectively protect the wearers from inhalation of PM2.5, such as N95 filtering facepiece respirators. Employers may provide KN95 filtering facepiece respirators during the 2021 wildfire season.
• Workers may request to provide and wear their own respiratory protection voluntarily.

Once levels reach WAQA level of 173/AQI level of 151 or more:

• The employer must implement exposure controls (see a-f above) whenever feasible.
• The employer must provide respirators at no cost to all employees and encourage employees to use respirators.
  • Respirators shall be NIOSH-approved devices that effectively protect the wearers from inhalation of PM2.5, such as N95 filtering facepiece respirators. Employers may provide KN95 filtering facepiece respirators during the 2021 wildfire season.

Q:  Are there any training materials available for employers to use?

A:  Yes – go to the link below and Appendix B is a complete set of Wildfire Smoke Training Requirements for employers – fill in the blanks and use it to train employees and supervisors. 

**Use this as a template for your training/documentation of training**
https://lni.wa.gov/rulemaking-activity/AO21-26/2126CR103EAdoption.pdf

At MBA, safety is our top priority! .

The Master Builders Association of Pierce County (Master Builders Association of Pierce County) supports endorsements of housing-friendly candidates at the local, state and national levels for every election regardless of their political affiliation.  (With increasing regulations on the building industry which drive up costs, it is more important now than ever to get involved and vote for candidates who understand our issues and will support our industry.)

Below you will find the list of endorsements and candidates from Master Builders Association of Pierce County and the MBA of Pierce County’s Political Action Committee, the Affordable Housing Council. 

Tacoma

Lakewood

Puyallup

**Does not have a Primary Election but did receive our early endorsement.

ENCOURAGE FRIENDS, FAMILY & NEIGHBORS TO VOTE BY TUESDAY, AUGUST 3RD!!

Note: Please remember to ENCOURAGE your employees to vote for candidates who will stand up for our industry, but do not threaten, intimidate or imply that there will be workplace consequences if your employees do not vote or do not vote for Master Builders Association of Pierce County/MBAPC AHC recommended candidates. 

The state Legislature is requiring all plumbing work to be done by a new category of contractors called licensed plumbing contractors.

That work includes hiring certified plumbers, and offering, advertising and bidding for plumbing jobs – work that general contractors and specialty plumbing contractors do now.

The new license is among numerous changes to plumbing laws passed by the 2020 Legislature. Plumbing and related industries proposed the changes to improve public health and safety, expand plumber training opportunities and meet the rising demand for certified plumbers.

The Department of Labor & Industries (L&I) adopted final rules for plumbing contractor licensing on June 10, 2021.

Transition period for new license

Although the rules go into effect on July 1, they provide a transition period to allow applications for the new plumbing contractor license to be submitted and processed. Existing registered contractors will be considered in compliance with the new license requirements if they submit their application to L&I by Sept. 1.

However, L&I urges those who want the plumbing contractor license to apply as soon as possible. While waiting to receive their new license, applicants should maintain their existing registration to remain in good standing with permitting and compliance authorities.

Key changes for contractors starting July 1:

• L&I will stop registering construction contractors in the specialty plumbing classification.
• Current specialty plumbing construction contractors must apply for the new plumbing contractor license to continue doing plumbing work.
• General construction contractors must subcontract plumbing work to a licensed plumbing contractor.
• Only licensed plumbing contractors can hire certified plumbers.
• All plumbing work on site must be done by certified plumbers or properly supervised trainees; both must be employed by a licensed plumbing contractor.
• Contractors can obtain both a plumbing contractor license and general contractor registration. This will allow them to do plumbing and non-plumbing construction.
• Licensed plumbing contractors must complete an L&I form naming a full-time, certified plumber as their “Designated Plumber.”

Apply for new plumbing contractor license now!

The application can be downloaded at www.Lni.wa.gov/NewPlumbingRequirements.

• License requirements include a business license, general liability insurance, and a $6,000 bond or assigned savings account.
• Fee for the two-year license is $139.10. Fee to file the “Designated Plumber” with L&I is $50.
• First-time applicants must submit the notarized applications and documents by mail.

For more information about the new plumbing requirements > Click Here
For information on the plumbing final rules > Click Here

For questions, contact the L&I Plumbing Certification Program at plumbers@Lni.wa.gov or call 360-902-5207.

Pierce County

• Busy with an application influx because of the state building code changes that went into effect: 1,700 applications received ahead of February 1st.
• Utilizing third party reviewers and overtime to keep up with the application load.
• Busy with inspections: seeing as many as 150 a day.
• The front-loaded plat program is working well, and the County is able to offer 7-to-10 day turnarounds there.

Tacoma

• Application volumes are way up: the City has currently received 50% of the volume in multifamily permits from last year and 25% from single family permits.
• 85% of permits for residential are being issued in 11 weeks.
• The City is looking to hire inspectors and administrators to stay on top of the workload.
• Exploring expedited review programs.
• Still working remotely and implementing a new plan for doing virtual “over the counter” meetings.

Lakewood

• Focusing on keeping up with established residential and commercial timelines (4 weeks for a new single-family application.)
• At 50% capacity for staff and trying to hire a new plans examiner and inspector. A new building inspector is soon to be hired.
• Sharing work in house (inspectors doing plan reviews) to keep up with application load. Also sending things to third party reviewers.
• Have gained efficiencies despite COVID: allowing for pictures for some inspections.

Puyallup

• Generally good with review timelines, though the City slipped a little in February to 5-6 week turnaround times.
• Looking to hire new plans reviewers.
• Working on making the City’s new permitting software fit the needs of the City.
• 100% electronic now.

Edgewood

• Saw an influx in new applications in January, though this slowed down in February.
• Looking to increase staff to keep up with all the work.
• Seeing a lot of townhome and mixed-use apartment applications.

University Place

• The City is up to speed on new single-family permits (remodeling permits are 3-4 weeks behind).
• Inspections are on track and the City can keep up with next day inspections.
• Implementing InterGov as their new permitting software (still in the beta testing period).
• Recently seeing a lot of interest in multifamily development because of their form-based code legislation last year.

Gig Harbor

• Received over 800 applications in 2 weeks ahead of the building code update.
• Seeing a 2-week turnaround for base plans.
• Offering same day inspections and virtual inspections depending on the type.
• Staffing shortages have contributed to some internal slowdowns.

Bonney Lake

• Saw a rush of applications ahead of the code changes.
• Working on projects in the East Towne area.
• Key retirements are coming up and this is just the beginning of the wave.
• Staff focusing on applications, code enforcement on pause for the time being.