Washington exempts owners working on their own property from contractor registration, with limits for sale, demolition and lease. Here is how RCW 18.27.090 works.
Washington lets a property owner work on their own property without registering as a contractor, but the exemption has edges that catch people every year. The word that matters most in the statute is purpose: the same hammer swing can be exempt on a home you will keep and a gross misdemeanor risk on a house you are building to sell. This guide walks through the owner exemption in RCW 18.27.090, the separate electrical and plumbing rules, and the point where a project needs a registered contractor.
At a glance Washington regulates contractors by registration with the Department of Labor & Industries (L&I), under RCW 18.27. RCW 18.27.090 exempts a person working on his or her own property, but not when the work is done as a contractor to sell, demolish or lease the property. Electrical work on your own residence is exempt under RCW 19.28.261 unless the building is new and intended for sale or lease, or the property is offered for sale within 12 months of buying it. Plumbing work at your own residence needs no plumbing license under RCW 18.106.150, and local plumbing codes still apply. Working as an unregistered contractor is a gross misdemeanor under RCW 18.27.020.
For the registration rules every contractor in the state follows, start with our Washington contractor license guide. This page covers only the owner exemption.
What the owner exemption actually says
RCW 18.27.020 requires every contractor to register with L&I. RCW 18.27.090 then lists the people the chapter does not apply to. Two of those entries cover owners.
The first exempts a person working on his or her own property, whether occupied by that person or not, and a person working on his or her personal residence, whether owned by that person or not. That wording is wider than most owners expect, because it reaches a rental you own and a home you live in but do not own.
The second covers an owner who maintains, repairs or alters their own property. Both entries sit in the same section as exemptions for utilities, material suppliers, jobs under $500 in total, and employees paid only wages, so the owner exemption is one of several, not a general pass.
Where the exemption stops
The first owner entry carries a limit in the same sentence. It does not apply to a person who performs the activities of a contractor on his or her own property for the purpose of selling, demolishing or leasing the property.
That one clause decides most real-world cases. If you are improving a house so you can live in it, you are on the right side of it. If you are building or flipping a house so you can sell it, the statute treats you as acting like a contractor.
The statute also contains a twelve-month rule in a related entry. As worded, the exemption for an owner who contracts with a registered contractor does not protect a person who performs contractor activities to sell or lease improved property that he or she has owned for less than twelve months.
| Your plan | Exemption likely available? | What drives the answer |
|---|---|---|
| Remodel the home you live in | Yes | Own property or personal residence, no sale purpose |
| Repair a property you own and keep | Yes | Maintenance, repair and alteration of your own property |
| Build a house to sell | No | The sale purpose removes the exemption |
| Buy, renovate and resell within a year | Unlikely | Sale purpose plus the twelve-month language |
| Tear down a building you own to clear the lot | Unlikely | Demolition purpose is excluded |
This table is a reading of the statute, not a ruling from L&I. If your plan sits near a line, ask L&I or a Washington construction attorney before you start.
Electrical work on your own property
Electrical work has its own statute. RCW 19.28.261 says the electrical license and certified electrician requirements do not apply to work at your own residence, farm or place of business, or on other property you own, with two exceptions:
- The work is on the construction of a new building intended for rent, sale or lease.
- The work is on property that is offered for sale within 12 months after you obtained the property.
There is a narrow path for a new residential building of up to four units. The owner may qualify by giving the department a signed affidavit stating that he or she will perform the work, the owner must occupy one unit as a principal residence, and the exemption is available once every twenty-four months.
The same section does not restrict a householder from getting help from a friend, neighbor or relative, as long as none of the people doing the work hold themselves out as engaged in the electrical trade. The section also does not override valid local electrical codes, so a city or county can still require permits and inspections. If you are weighing a career in the trade, see how to get an electrician license in Washington.
Plumbing work on your own property
Plumbing is the simplest of the three. RCW 18.106.150 says nothing in the plumber certification chapter requires a person to obtain a license to do plumbing work at his or her residence, farm or place of business, or on other property owned by that person. The chapter also does not override a valid plumbing code adopted by a city or county, so permits and inspections remain a local question. The plumbing trade rules are in our guide to plumbing licensing in Washington.
| Work type | Statute | Main condition |
|---|---|---|
| General contracting | RCW 18.27.090 | Not for sale, demolition or lease |
| Electrical | RCW 19.28.261 | Not a new building for sale or lease, not offered for sale within 12 months |
| Plumbing | RCW 18.106.150 | Own residence, farm, business or owned property, local code applies |
A practical checklist before you start
- Write down why you own the property and what happens to it after the work. A plan to keep it is the strongest footing.
- If you might sell, count the months since you bought it and read the twelve-month language before you pull a permit.
- Check the electrical rule separately. A project can pass the contractor test and fail the electrical one.
- Ask your city or county building department what it requires from owner-builders. Some cities use an owner affidavit, such as the City of Tukwila affidavit in lieu of contractor. Forms and rules differ by jurisdiction.
- Hire registered contractors for anything outside your skill. Verify each registration with L&I before you sign.
- Keep records of what you did and why. If a buyer, lender or inspector asks later, a paper trail answers most questions.
What happens if you cross the line
RCW 18.27.020 makes it a gross misdemeanor for a contractor to advertise, offer to do work, submit a bid or perform work without being registered. A separate gross misdemeanor applies for each day worked after an L&I citation and for each worksite where the violation occurs. The statute also reaches anyone who subcontracts to or uses an unregistered contractor. L&I can also pursue infractions and other civil remedies under RCW 18.27.200. For the wider picture on what unlicensed work costs, see our guide to the penalties for unlicensed contracting.
There is a quieter cost as well. Washington's Homeowner Recovery Program, described in our Washington Homeowner Recovery Program guide, applies to work by registered contractors, so a homeowner hurt by unregistered work does not get that backstop.
When the project becomes a business
The owner exemption protects a person working on their own property. It does not protect a company that builds for customers, and it does not carry over to a crew you manage as a business. Once you take on paying clients, you need a registered contractor business, and in trades where the state ties a license to a qualified person, that person must be a genuine part of the company.
That is where qualifying agents come in. A qualifying agent QUALIFIES a company: a licensed professional who is a full-time W-2 employee and meets the state's requirements for the license the company holds. If you are moving from owning your own project to running a contracting business, read what a qualifying agent is, then look at how to hire a qualifying agent or compare options on the consultation packages page. If you hold a trade license and want to qualify companies, see how to become a qualifying agent. The Licensing Company was founded by Marshall Schofield and Jeremiah Jaskulski, who have placed qualifiers with contractors across the country.
Frequently asked questions
Can I build my own house in Washington without registering as a contractor? RCW 18.27.090 exempts a person working on his or her own property, as long as the work is not done as a contractor for the purpose of selling, demolishing or leasing the property. A home you plan to live in is the clearest case. Electrical work follows its own rule in RCW 19.28.261, and local permits still apply.
Does the exemption cover a rental property I own? The statute exempts a person working on his or her own property whether occupied by that person or not. The limit applies to doing contractor activities for the purpose of leasing the property, so an owner who is building a property to lease should confirm the facts with L&I first.
Can I do my own electrical work? Often yes at your own residence, farm or place of business, unless the building is new and intended for sale or lease, or the property is offered for sale within 12 months after you obtained it. Local electrical codes still apply.
Can a friend help me? RCW 19.28.261 does not restrict a householder from getting help from a friend, neighbor or relative for electrical work, so long as none of them hold themselves out as engaged in the electrical trade.
Do I need a plumber license to plumb my own house? RCW 18.106.150 says the plumbing license requirement does not apply to plumbing work at your own residence, farm or place of business, or on other property you own. Your city or county plumbing code still applies.
What if I am not sure the exemption applies? Ask L&I before you start, and consider a short consult with a Washington construction attorney. This guide is general information, not legal advice.
Sources
- RCW 18.27.020, registration required, Washington State Legislature
- RCW 18.27.090, exemptions, Washington State Legislature
- RCW 19.28.261, electrical license exemptions, Washington State Legislature
- RCW 18.106.150, plumbing exemptions, Washington State Legislature
- Washington Department of Labor & Industries, contractor registration
Disclaimer: This article is provided for educational and informational purposes only. It does not constitute legal advice, licensing guidance, or an offer of services. Licensing requirements vary by jurisdiction. For specific compliance questions, contact The Licensing Company for a confidential consultation.