Ready to close on a Clyde Hill home, only to find a missing permit is holding up the keys? You are not alone. Even well‑planned projects can stall at the finish line when a permit, inspection, or utility sign‑off is still open. In this guide, you’ll learn which permits most often delay closings in Clyde Hill, how Bellevue Utilities fits in, and the practical steps to keep your timeline on track. Let’s dive in.

Where Clyde Hill delays start

Clyde Hill’s Building Department oversees building, grading, inspections, zoning, and SEPA. For water, sewer, and many storm connections, Bellevue Utilities is the reviewing authority, and its approvals can affect Clyde Hill sign‑offs. You can find City contacts and meeting info on the City’s CivicWeb portal.

Clyde Hill adopts the State Building Code with local amendments, including rules for when permits are needed, how they are processed, and when a Certificate of Occupancy is issued. The local requirements in CHMC Title 15 drive most closing‑day outcomes.

Common permit issues that stall closings

Open building permits or no Certificate of Occupancy

A residence cannot receive a final Certificate of Occupancy until all related permits are completed, inspected, and approved, and all fees are paid. This includes grading, drainage, mechanical, plumbing, fire systems, pools, and fencing. If any related permit remains open, the City can hold your CO. See CHMC Title 15 for the governing rules.

Relying on a Temporary CO

The building official may grant a Temporary Certificate of Occupancy for up to 90 days and may require a cash bond to ensure completion. A TCO is discretionary and conditional, and it is not guaranteed to satisfy your lender or title company. Confirm acceptance and conditions early under CHMC Title 15.

Mechanical, plumbing, electrical and unpaid fees

Separate permits often apply to mechanical, plumbing, and electrical work. The City can require consultant review and charge reinspection fees. If fees are outstanding, the City may stop further inspections or final sign‑offs. The authority for these actions is in CHMC Title 15.

Grading, drainage, and storm review

Some projects need approved drainage and storm sewer plans before the building permit is issued. Unresolved grading or storm connections can block final inspections and the CO. Review the drainage requirements in CHMC Title 17.

Utility connections through Bellevue

Bellevue provides water and sewer services for Clyde Hill, and often storm connections as well. New or modified side‑sewer, water service, or storm connections usually require Bellevue permits and inspections, which can be prerequisites for Clyde Hill’s final approvals. Incomplete Bellevue approvals can hold up closing. See Bellevue Utilities’ permit guidance.

SEPA, public notice, and appeals

If a project triggers SEPA, it typically moves to a Type II process with public notice and potential appeals. These steps extend the timeline beyond routine permits. Review SEPA procedures in CHMC Title 18.

Unpermitted work and code enforcement

Work done without required permits can lead to penalties and corrective work. Clyde Hill authorizes civil penalties and the ability to place a municipal lien for unpaid penalties, which can create title issues. See enforcement provisions in CHMC Chapter 8 and permitting rules in Title 15.

Expired permits

Permits can expire if work does not start within 180 days, if work pauses for 180 days, or at one year from issuance unless renewed. Expired and unfinaled permits often resurface during escrow and may require re‑submittal or penalty fees. See renewal and expiration rules in CHMC Title 15.

How long things take in Clyde Hill

Washington guidance suggests baseline timelines from a complete application: about 65 days for permits without a notice of application, around 100 days for permits with public notice, and up to 170 days if a public hearing is required. Local rules vary, but these are useful benchmarks when setting expectations. See WAC 365‑196.

Incomplete applications or outside‑agency reviews pause the clock. Clyde Hill processes routine permits as Type I and SEPA‑involved permits as Type II, with different procedures and notice. Make sure your submittal is complete and track any Bellevue approvals that feed into final sign‑offs under CHMC Titles 15 and 19.

Your pre‑closing checklist

For sellers

• Pull your property’s permit and inspection history from the City and confirm that major work has a final inspection and CO. Start any remaining finals now via Clyde Hill City Hall.
• Verify side‑sewer and water service records with Bellevue Utilities; resolve any unpermitted or incomplete connections.
• If unpermitted work exists, apply for after‑the‑fact permits and plan any required corrections under CHMC Title 15.
• Check for code cases or penalties and clear any municipal liens per CHMC Chapter 8.

For buyers

• Request the seller’s permit records, final inspection cards, CO, any TCO with bond terms, and proof of final Bellevue utility approvals. If items are missing, add contingencies and timelines under CHMC Title 15.
• Order a title search that screens for municipal liens or assessments and follow up with the City on any findings under CHMC Chapter 8.
• If occupancy relies on a TCO, confirm your lender and title company will accept it and get the City’s conditions in writing. A TCO cannot exceed 90 days under CHMC Title 15.

Smart contract strategies

• Build buffer time for final inspections and outside reviews, especially for Bellevue utility sign‑offs.
• If minor items remain, consider an escrow holdback aligned with lender and title policies. Confirm in advance whether a full CO is required or if a TCO is acceptable under CHMC Title 15.
• Set clear deliverables: permit closeouts, paid fees receipts, and written confirmations from Bellevue Utilities when applicable.

When to bring in help

Coordinate early with City Hall for permit histories and inspection status, and with Bellevue Utilities for side‑sewer and water connections. Align lender and title requirements with the City’s CO or TCO options before you set a closing date. If you want a discreet, detail‑driven plan for your sale or purchase in Clyde Hill, connect with the Conway Florence Team to keep your transaction on track.

FAQs

In Clyde Hill, what most often blocks a Certificate of Occupancy at closing?

• The most common issue is an open related permit or unpaid fee. The City requires all related permits to be completed, inspected, and paid before issuing a CO under CHMC Title 15.

Do Bellevue utility permits affect Clyde Hill closings?

• Yes. If Bellevue side‑sewer, water, or storm connections are incomplete, Clyde Hill can hold final approvals. Coordinate with Bellevue Utilities early.

How long can a Temporary CO last in Clyde Hill?

• Up to 90 days, and the City may require a cash bond. Confirm lender and title acceptance and the City’s conditions under CHMC Title 15.

Can unpaid city penalties or liens delay my sale in Clyde Hill?

• Yes. Clyde Hill can assess civil penalties and place a municipal lien for unpaid amounts, which can surface in title and delay closing. See CHMC Chapter 8.

What if past work lacks permits on a Clyde Hill home?

• Contact the City to apply for an after‑the‑fact permit. Be prepared for investigative fees and to complete any required corrections under CHMC Title 15.

How long does permit review take if SEPA applies?

• SEPA projects follow Type II procedures with notice and possible appeals, which adds time. As a baseline, state guidance suggests up to 100 to 170 days depending on notice and hearings. See CHMC Title 18 and WAC 365‑196.