San Francisco is a consolidated city and county of about eight hundred thousand residents, so a single government — not a separate city and county — runs permitting. The Department of Building Inspection is the authority for the entire jurisdiction, issuing permits under the San Francisco Building Code, which is Title 24 with city amendments.
This guide covers the Department of Building Inspection, the over-the-counter and full-review permit paths, the San Francisco Building Code, and the seismic and soft-story retrofit layers.
This guide covers the City and County of San Francisco. As a consolidated government, there is no separate county authority to consider.
San Francisco is a consolidated city and county, so the Department of Building Inspection is the single authority. There is no unincorporated-versus-city question here as in other counties; DBI handles permitting across the whole jurisdiction under the San Francisco Building Code. It offers over-the-counter permits for simpler work and full plan review for the rest.
What requires a building permit in San Francisco?
California builds on a single statewide code — the California Building Standards Code, known as Title 24 — adopted on a three-year cycle by the California Building Standards Commission. The 2025 edition took effect on January 1, 2026 and governs statewide. Cities and counties enforce Title 24 and may adopt local amendments, but an amendment must be filed with the state and may only be equal to or more restrictive than the state code, justified by local climatic, geologic or topographic conditions. So the first question in San Francisco is which authority has jurisdiction — the city on incorporated parcels, the county in unincorporated territory — and what local amendments sit on top of Title 24.
Permit required
- New commercial, multi-family and residential construction, additions and change of occupancy
- Structural alterations, load-bearing changes, foundations, decks and retaining walls
- Electrical work — services, panels, circuits, solar and EV charging — under the California Electrical Code
- Plumbing under the California Plumbing Code, tied to a licensed contractor
- Mechanical and HVAC change-outs, and work affecting the Title 24 energy envelope
- Re-roofing above the exempt scope, pools, signs, and demolition
Often exempt
- Minor repairs and maintenance replacing materials in kind
- Small accessory structures below the local threshold, where zoning allows
- Painting, flooring, cabinetry and other finish work
- Like-for-like fixture or appliance swaps with no alteration to wiring or piping
Local amendments and thresholds differ from one jurisdiction to the next, so an exempt list from a neighbouring city is not reliable — a project waved through in one place needs a full permit set in the next. An exemption from a building permit is never an exemption from zoning, the statewide energy or green-building codes, or an electrical or plumbing permit. Confirm scope with DBI before work starts.
The statewide layers that apply everywhere
Several parts of Title 24 apply on top of the base building code and routinely catch projects owners assume are exempt: the California Energy Code (Part 6), among the strictest in the nation; CALGreen (Part 11), California’s mandatory statewide green-building code; and the accessibility provisions in Chapters 11A and 11B. Seismic design is built into the code statewide, and in fire-prone areas the wildland-urban-interface rules of Chapter 7A and Cal Fire defensible-space requirements add a further layer. In San Francisco, the Department of Building Inspection administers the San Francisco Building Code — Title 24 with city amendments — and layers seismic and mandatory soft-story retrofit requirements onto many older buildings.
Who handles permitting in San Francisco?
The Department of Building Inspection handles plan review, permit issuance and inspections for the entire City and County of San Francisco under the San Francisco Building Code.
| Detail | Information |
|---|---|
| Authority | San Francisco Department of Building Inspection (DBI) |
| Serves | The entire City and County of San Francisco |
| Phone | 628-652-3200 |
| Paths | Over-the-counter permits and full plan review |
| Code | San Francisco Building Code (Title 24 amended) |
| Seismic | Seismic and mandatory soft-story retrofit |
| Licensing | State CSLB license; no local registration |
| Records | DBI holds the jurisdiction’s permit records |
The Department of Building Inspection runs plan review, permit issuance and inspections for the whole City and County of San Francisco from its office at 49 South Van Ness Avenue and through its online permitting systems. Simpler work often qualifies for an over-the-counter permit, while additions, new construction and change of use go through full plan review, frequently with Planning Department sign-off.
Because the government is consolidated, there is no separate county counter; DBI is the authority for the entire jurisdiction.
Permit types
Residential permits
Residential work is permitted and inspected by DBI under the San Francisco Building Code. Additions, decks, kitchens and baths, solar and EV chargers need permits, and older residential buildings may fall under the mandatory soft-story seismic-retrofit program. A CSLB-licensed contractor in the right classification pulls the trade permits.
How California contractor credentials work
California licenses contractors statewide through the Contractors State License Board, not locally. The CSLB issues three license types — Class A for general engineering, Class B for general building, and the Class C specialty classifications for individual trades — and a contractor must hold the classification that matches the work. A license is required for any project valued at one thousand dollars or more in combined labour and materials, and, in practice, for any work that requires a permit regardless of value.
In California the license lives with the state, not the city. The same CSLB license is recognised in every jurisdiction, so there is no separate local contractor registration to secure before pulling a permit. What the permitting authority does check is that the license number is active and carries the right classification for the scope, along with workers’ compensation coverage. Confirm the classification matches before filing.
Commercial permits
Commercial and multi-family work goes through DBI plan review against the California Building Code, the Energy Code and CALGreen, with San Francisco amendments and, on many projects, Planning Department review. It requires CSLB-licensed contractors and drawings stamped by a California-licensed architect or engineer, with seismic design throughout.
Licenses, trade classifications and design professionals
Practically, three credential layers appear on California projects: a CSLB license in the correct classification for the contractor pulling the permit; the specialty C-classifications for the electrical, plumbing and mechanical trades; and, on commercial and larger residential work, drawings stamped by a California-licensed architect or engineer. Confirm what DBI requires for the specific building before filing.
San Francisco permit costs and fees
Budget the DBI permit and plan-review fees, separate trade permits, the state Building Standards and seismic surcharges, and Planning fees where they apply. Fees are valuation-based and set by the city and county; confirm the schedule in force on your filing date.
| Fee component | How it works |
|---|---|
| Building permit | Based on project valuation or square footage; set by the local schedule |
| Plan check | A percentage of the permit fee or a flat charge, at submittal |
| Trade permits | Separate electrical, plumbing and mechanical fees |
| State surcharges | Building Standards and seismic (SMIP) fees collected with the permit |
| Impact and school fees | Development impact and school-district fees in growth areas |
| Re-inspections and revisions | Additional fees for failed inspections, revisions and expired permits |
California layers two uniform state surcharges — the Building Standards Administration fee and the Strong Motion Instrumentation seismic fee — on top of the local charges, so they appear on permits everywhere. The building and plan-check fees themselves are local and change, and California law limits them to the reasonable cost of providing the service, so a figure from a neighbouring city is not reliable — ask DBI for the schedule in force on your filing date.
Need a real number for a specific San Francisco project? Send us the scope, address and valuation and we will identify the authority having jurisdiction, the code edition in force and the fee categories that will apply.
Trade permits and who may pull them
Trade permits are separate from the building permit and, on projects that require one, generally cannot be issued until the building permit is in place. Each trade follows its own part of Title 24 — the California Electrical, Plumbing and Mechanical Codes — and is tied to a contractor holding the matching CSLB specialty classification, the same license statewide.
California runs the trades on one statewide license. Electrical work is tied to a C-10 contractor, plumbing to a C-36, and heating and air to a C-20, each licensed by the CSLB rather than the city, so the credential travels with the contractor from one jurisdiction to the next. What changes locally is the permit itself and any local amendments — confirm both with the authority that issues it.
- Electrical work follows the California Electrical Code and a C-10 electrical contractor.
- Plumbing work follows the California Plumbing Code and a C-36 plumbing contractor.
- Mechanical work follows the California Mechanical and Energy codes and a C-20 HVAC contractor.
Permit required
- Service installations, panel upgrades, new circuits, solar PV and EV chargers
- New plumbing, repipes, water heater change-outs, fixtures, backflow and gas piping
- HVAC installation and change-out, ductwork, venting and commercial kitchen exhaust
- Sprinkler, standpipe and fire alarm work on commercial and multi-family structures
Typically exempt
- Replacing a fixture, switch, receptacle or light with no alteration to wiring or piping
- Clearing a stoppage without replacing or rearranging concealed piping
- Filter, thermostat and routine component service
- Like-for-like appliance repair that does not alter the connection
How to apply for a San Francisco building permit
Over-the-counter permits fit simpler work; additions, new construction and change of use go to full review.
Many projects need Planning Department sign-off before or alongside the building permit.
California licenses contractors statewide; match the classification to the scope.
Older buildings may fall under the mandatory soft-story retrofit program.
File the plan set with DBI and pay the review fees.
Issue the permit and book inspections through DBI.
Review, corrections and what actually causes delay
In California, the first cause of delay is uncertainty over jurisdiction — filing with the county when a city should have it, or missing a local amendment on top of Title 24. After that come Title 24 energy and CALGreen documentation, a CSLB classification that does not match the scope, and, in fire or coastal areas, defensible-space or coastal-zone requirements that were not addressed up front. Build the plan-check time into the schedule and confirm the checklist with DBI before filing.
Approvals do not stay live indefinitely. A California building permit carries a validity period and can expire if work does not start or stalls between inspections. On phased or financed work, keep the permit active with periodic progress inspections and confirm the expiry window before it passes.
Inspections in San Francisco
Where a permit is required, standard checkpoints include footing and foundation, framing, rough-in electrical, plumbing and mechanical, insulation and Title 24 energy, CALGreen measures, fire systems on commercial work, and final, with a certificate of occupancy before use. DBI assigns the inspector and the construction stages that must be inspected when the permit issues.
California inspections are keyed to the code editions in force when the permit issued, so the approved plans and any energy and green-building documentation need to be on site for the inspector to check against. Confirm the notice DBI needs and schedule around its inspection windows.
Do not cover work before the required inspection has been approved. Keep the issued permit, the approved plans, product listings, Title 24 energy documentation and your correction responses available on site.
San Francisco permit search and official resources
Permit records in California sit with the local authority that issued them. Where the San Francisco Department of Building Inspection is the authority for the City and County of San Francisco, it holds the building permit, the inspection history and the certificate of occupancy. If you are buying, refinancing or renovating, confirm that past work was permitted rather than assuming it was — and confirm the code edition that was in force.
Confirm the authority having jurisdiction and the local amendments first. California enforces one statewide code, Title 24, but each city and county adds its own amendments and fee schedule, so the requirements that apply vary by parcel. Confirm current requirements, fees and review turnaround for your filing date.
These are the primary sources behind this guide. Codes, fee schedules and procedures change — confirm the position for your filing date.
- San Francisco Department of Building Inspection
- California Building Standards Commission (Title 24)
- Contractors State License Board (CSLB)
- California Energy Commission (Energy Code)
- California Department of Housing and Community Development
Frequently asked questions
Who issues building permits in San Francisco?
The Department of Building Inspection (DBI) issues permits for the entire City and County of San Francisco under the San Francisco Building Code; as a consolidated government, there is no separate county authority.
Is there an unincorporated-versus-city question in San Francisco?
No. San Francisco is a consolidated city and county, so DBI is the single authority across the whole jurisdiction.
Can I get an over-the-counter permit?
Often yes for simpler work; additions, new construction and change of use go through full plan review, frequently with Planning Department sign-off.
Are there seismic-retrofit requirements?
Yes. Certain older buildings fall under the mandatory soft-story retrofit program; confirm whether your building is affected.
Do I need a local contractor registration?
No. California licenses contractors statewide through the CSLB; the license must be active and carry the right classification.
How do I run a San Francisco permit search?
DBI holds the jurisdiction’s permit and inspection records; confirm past work was permitted before buying, refinancing or renovating.
Simplify San Francisco permitting with Alliance Permitting
San Francisco rewards matching the permit path to the scope and clearing Planning review and any soft-story requirement early. On a dense, review-heavy counter, a complete package is the difference between weeks and months.
Trusted by leading builders, developers, and national contractors — 22 years of filing in the jurisdictions we write about.
Contractors and builders choose Alliance for San Francisco because the work is done by people who have stood at the counter:
- We confirm the over-the-counter or full-review path for the scope.
- We identify Planning Department review where it applies.
- We confirm the CSLB classification matches the scope.
- We address seismic and soft-story retrofit requirements.
- We submit complete plans and track issuance and inspections.
Alliance Permitting is a permit documentation and submission company. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.
Ready to break ground in San Francisco sooner?
Let Alliance prepare, file, and track your San Francisco permits while your crew stays on the job.
More California permitting guides
This guide is provided by Alliance Permitting for general information about San Francisco permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.