In the City of Seattle, the owner of the adjacent property is responsible for keeping the sidewalk and planting strip safe, and SDOT can direct an owner to repair an unsafe sidewalk. Repairs need a permit before work starts. Tacoma also places sidewalk repair on the property owner. Other cities around Puget Sound set their own rules, so check with public works first.
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Many homeowners are surprised to learn that the cracked, root-lifted sidewalk along the street is, in practical terms, theirs to fix. In the City of Seattle and several other cities in the region, responsibility for the public sidewalk falls on the owner of the property next to it. This guide explains how that works, what permits are involved, and how to handle common problems like tree roots and trip hazards.
Seattle's rule in plain terms
Under the Seattle Municipal Code, property owners must keep the sidewalk, planting strip and any unpaved alley next to their property in safe condition. SDOT's guidance for owners also covers keeping sidewalks clear of snow and ice. When a sidewalk is found unsafe, the city can direct the adjacent owner to repair it. In other words, even though the public uses the sidewalk, the cost of fixing it usually falls on the owner of the lot it runs along.
SDOT does run its own sidewalk repair work in some locations, and responsibility can differ in special cases, so if you get a notice or aren't sure, contact SDOT before hiring anyone.
You need a permit first
Seattle requires the property owner or the contractor to get a permit before repairing or replacing a public sidewalk. New sidewalk work has to meet current city standards, which can include curb ramps at corners and specific dimensions and slopes. That means a sidewalk replacement is not the same as pouring a private walkway: the crew needs to know the city's standards, and the work is inspected. Ask any contractor whether they've done permitted sidewalk work in Seattle and who will obtain the permit.
Driveway approaches and curb cuts
Where a driveway crosses the sidewalk and meets the street, more rules apply. In Seattle, removing a section of existing curb for driveway access requires a curb cut permit, and connecting a driveway to a street with no curb requires a street use driveway permit. SDOT inspects the work. If your project changes the driveway approach, build the permit into your plan and schedule.
Street trees and roots
Street trees are one of the most common reasons sidewalks heave. They're also valuable and protected. In Seattle, pruning street tree roots larger than about two inches in diameter requires an SDOT arborist to evaluate the impact first, and SDOT suggests owners consider hiring a certified arborist when a tree on private property is damaging the sidewalk. Cutting major roots without approval can harm or destabilize the tree and create problems with the city. Common solutions include:
- Ramping the new sidewalk gently over roots
- Adjusting the sidewalk layout around the trunk, if the city approves
- Replacing panels with flexible or alternative materials in some cases
- Root pruning only after the required evaluation
Talk to SDOT and an arborist before the concrete crew starts cutting.
Tacoma and other cities
The City of Tacoma also places sidewalk repair responsibility on the adjacent private property owner. The city says many owners are surprised to learn they own the land under the sidewalk, which carries an easement for public passage. Tacoma requires a permit to reconstruct sidewalks in the right-of-way, and the permit has to be obtained by a Washington-registered, bonded contractor. When the city inspects a reported sidewalk and finds it unsafe, it asks the owner to repair it, and it can do the work and bill the owner if the owner doesn't.
Bellevue, Redmond, Kirkland, Renton, Everett, Sammamish and other cities in the region each have their own right-of-way permits and policies. Redmond's right-of-way use permit, for example, covers driveway and sidewalk replacement or modification. Responsibility for repairs and any cost-sharing differ from city to city, so call your public works or transportation department before planning work.
Trip hazards: what to do now
A raised edge of even an inch or so can trip someone, especially older people and children, and wet leaves and moss make it worse. If you have a hazard:
- Mark it with paint, cones or tape so people see it.
- Photograph it, with a tape measure showing the height of the offset.
- Contact your city to ask about responsibility and permits.
- Get quotes for a permanent fix.
Permanent fixes include lifting a sunken panel, grinding a small raised edge, or replacing the panel joint to joint. See our concrete repair and leveling page for how lifting works. Some repairs on public sidewalks still need a permit, so ask.
Choosing a contractor for sidewalk work
Washington requires construction contractors to register with the Department of Labor & Industries, which includes a bond and general liability insurance, and you can check registration on L&I's website. For public sidewalk work, also ask:
- Have you done permitted sidewalk work in this city, and will you pull the permit?
- How will you handle tree roots, and will you coordinate with the city arborist?
- Will the work meet the city's current sidewalk standards, including any curb ramp?
- How will you keep pedestrians safe during the work, and will you need traffic control?
- What base, thickness and joint spacing will you use?
Before anyone digs
Washington's dig law requires a locate request through 811 at least two business days before digging, not counting weekends and holidays. Sidewalks often run over water, gas, power and communication lines, and your own side sewer may cross under the planting strip, so the locate is not optional.
The short answer
In Seattle and Tacoma, plan on the sidewalk next to your property being your responsibility, plan on a permit, and plan on the city's standards and tree rules shaping the job. In other nearby cities, a quick call to public works settles who is responsible. When you're ready, see our sidewalks and walkways page, then request a concrete contractor and mention that the work is on a public sidewalk.
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Frequently asked questions
Does the City of Seattle ever repair sidewalks itself?
SDOT does carry out sidewalk repair work in some locations, but day-to-day responsibility for the sidewalk next to a property generally rests with the owner. Contact SDOT if you're unsure about a specific sidewalk.
Can I patch a public sidewalk myself?
Repairs to a public sidewalk in Seattle need a permit first, and the work has to meet city standards. Check with SDOT before doing any repair, even a small one.
What if a city tree is lifting my sidewalk?
In Seattle, root pruning on street trees above a certain size needs an SDOT arborist evaluation first. Contact SDOT and consider a certified arborist before cutting roots or removing panels.
Sources and further reading
- Washington State Department of Labor & Industries: Register as a contractor
- Washington Utilities and Transportation Commission: Call before you dig
- Seattle Department of Transportation: Property owners' responsibilities
- Streets Illustrated (Seattle right-of-way manual): Construction permits
- Seattle Department of Construction and Inspections: Environmentally Critical Areas code
- Seattle Public Utilities
- City of Bellevue: Right-of-way permits
- City of Redmond: Right-of-way use permit
- City of Tacoma: Sidewalks
- City of Renton Municipal Code: Critical areas regulations
- Washington State University Extension
- USDA NRCS Web Soil Survey
- American Concrete Institute (ACI)
- Portland Cement Association (PCA)