Unpermitted Bathroom Work: Risks When Buying, Selling or Remodeling

Unpermitted bathroom work comes in many forms: a shower moved, a fan wired in, a tub swapped for a tiled shower over a weekend. Sometimes it was a previous owner, sometimes a contractor who skipped the paperwork. This page explains how it comes up in Washington, how to legalize it in Vancouver and Clark County, and what to think about before you remodel over it, as of October 2026. It is general information, not legal advice.

How unpermitted work comes to light

One common point is the sale. Washington's seller disclosure statement, set out in RCW 64.06.020, asks under "4. STRUCTURAL":

• "*C. Have there been any conversions, additions, or remodeling?"
• "*(1) If yes, were all building permits obtained?"
• "*(2) If yes, were all final inspections obtained?"

Each has "Yes", "No" and "Don't know" boxes. The form says: "If you answer 'Yes' to a question with an asterisk (*), please explain your answer and attach documents, if available and not otherwise publicly recorded." Real estate agents may call this form by a listing-service form number; the questions come from the statute.

Other questions on the same form touch bathrooms. On septic properties it asks how many bedrooms the system was approved for and whether "all plumbing fixtures, including laundry drain" are connected to the sewer or septic system. For condos and HOA homes it asks about modifications and whether "all necessary homeowners' association approvals" were obtained. For manufactured homes it asks whether permits were obtained for alterations.

The buyer's right is printed in capitals on the form: "YOU HAVE THREE BUSINESS DAYS FROM THE DAY SELLER OR SELLER'S AGENT DELIVERS THIS DISCLOSURE STATEMENT TO YOU TO RESCIND THE AGREEMENT". The statute has a version in effect until 1 January 2027 and an amended version from that date; the structural, sewer and manufactured home questions above appear in both.

Legalizing it in Vancouver

The City of Vancouver has a specific tool: the Field Evaluation Permit, "an inspection only permit to assess the type of building permit required for structural damage, construction without permits, and code compliance cases. A building and electrical inspector will evaluate your situation and advise you on any necessary permits, as well as if you need to engage a design professional."

• 2026 fee: "$152.00 for a Field Evaluation Permit, which includes both a building and electrical inspection."
• Inspection codes: 260 (Investigative Inspection BLD) and 770 (Investigation Electrical).
• The in-person counter at City Hall, 415 W. 6th St., is listed as open Monday, Wednesday and Friday, 9 a.m. to 12:30 p.m. and 1:30 to 4 p.m.

The city adds: "In many cases, a separate remodel permit will be required to complete and inspect any necessary reconstruction or corrective work." That second permit follows the normal City of Vancouver permit process.

What it can cost

The last row is the one that hurts. The code says "Neither the building official nor the city shall be liable for expense entailed in the removal or replacement of any material required to be removed to allow inspection." In a tiled bathroom, the inspector may need to see the shower valve, drain, liner or wiring that sits behind finished tile. The city code website was blocked when these figures were last checked, so confirm current amounts with the City of Vancouver Permit Center (360-487-7833).

Unincorporated Clark County

The county's equivalent is the IVB Permit (Building Investigation Permit), which covers unpermitted structures among other cases: "This case type allows an inspector to review the damage to determine what is needed to submit for the permit to repair the damage." Contact Clark County Community Development, 564.397.4078, permitservices@clark.wa.gov. County penalty amounts for unpermitted work are not something we could confirm. Electrical outside Vancouver falls to Washington L&I.

Remodeling over unpermitted work

If you are planning a remodel anyway, that is often the cleanest time to fix the past. Demolition exposes the plumbing and wiring, and the new permit covers the work going forward. Be open with your contractor and the Permit Center about what you know; a Field Evaluation first can tell you what the city will expect.

Things that commonly need correcting in an unpermitted bathroom, measured against current Washington code:

• A fan that vents into the attic or does not exist. Washington requires a fan ducted directly outside; see bathroom ventilation code.
• A shower valve without pressure-balance or thermostatic protection, or a shower smaller than the 900 square inch minimum; see bathroom plumbing code.
• Receptacles without GFCI or lights near the tub that are not enclosed; see bathroom electrical code.
• A shower pan with no liner or a failed one, which can show up as rot below. See rot, mold and leaks found during demolition.

Insurance

We do not have a source on how insurers treat unpermitted work specifically, and policies differ. What the Washington Office of the Insurance Commissioner does say is that "Home insurance policies are meant for sudden disasters", that "Most homeowners policies don't cover gradual leaks that have continued for long at all", and that "Your insurance won't cover water damage if you delay repairs." A slow leak from a poorly built shower is the kind of damage those lines describe. Read your policy, ask your insurer, and see water damage and homeowners insurance.

How JDI helps

When JDI Construction remodels a bathroom with unpermitted history, we work with the City of Vancouver or Clark County on what has to be opened, inspected or corrected, and we put any hidden-condition work in a written change order. Start with a free in-home consultation or our Vancouver bathroom remodeling page.