Building permits in the City and County of San Francisco are issued by the Department of Building Inspection (DBI), overseen by the citizen Building Inspection Commission. DBI runs two main tracks — Over-the-Counter (OTC) for projects needing under an hour of review, and In-House Review, which has moved to 100% Electronic Plan Review using Bluebeam — and registered contractors can pull many trade permits online instantly.
This San Francisco building permit guide covers what requires a permit, how fees work, the OTC and In-House tracks, electronic plan review, trade permits, and inspections — so your San Francisco project starts clean.
This guide covers the City and County of San Francisco. DBI issues permits citywide, but many projects also need Planning Department review, and buildings with three or more residential units need Fire Department review. San Francisco also runs a Façade Inspection & Maintenance Program and a soft-story seismic retrofit program — confirm whether either applies.
What requires a building permit in San Francisco?
Under the San Francisco Building Code (local amendments to the California Building Standards Code, Title 24) a permit is required before most construction, alteration, or demolition. Common triggers include:
Permit required
- New construction, additions, and ADUs
- Structural / load-bearing alterations and demolition
- Reroofing, window and door replacement, and exterior work
- Electrical service changes and most wiring alterations
- Mechanical / HVAC and boiler work
- Plumbing alterations, repipes, and water heaters
- Soft-story seismic retrofits
- Rooftop solar PV (required on new construction)
Typically exempt
- Painting, flooring, cabinetry, and cosmetic work
- Like-for-like minor repairs not altering structure or systems
- Routine maintenance not extending or rerouting systems
- Work explicitly exempt under the SF Building Code (confirm)
Exemptions are narrow and scope-specific. When unsure, confirm with the building department before starting — see the penalty note below.
Get the permit issued before starting work. DBI investigates code violations and can compel owners to correct unpermitted work, with penalties. Apply through DBI first.
Who handles permitting in San Francisco?
Permitting is administered by DBI from the San Francisco Permit Center. Complex projects are accepted for In-House electronic plan review; simple projects can be handled Over-the-Counter; and Planning and Fire review run alongside DBI as the scope requires.
| Detail | Information |
|---|---|
| Office | San Francisco Permit Center, 49 South Van Ness Avenue, San Francisco, CA 94103 |
| Phone | (628) 652-3700 (Department of Building Inspection) |
| Online services | DBI online permits; registered contractors get instant trade permits |
| Plan review | 100% Electronic Plan Review (Bluebeam) for In-House projects |
| Tracking | DBI Permit / Complaint Tracking System (DBIPTS) |
| Enforced code | San Francisco Building Code (local amendments to Title 24) |
Choose the right track. Projects needing under an hour of review can go Over-the-Counter; complex projects are accepted for In-House Review as 100% Electronic Plan Review via Bluebeam. Registered contractors can file electrical, plumbing, mechanical, reroofing, and solar permits online instantly.
San Francisco building permit cost
San Francisco building permit fees are set in the SF Building Code (Section 110A, Table 1A) and based on the total valuation of the project, with separate tables for new construction, alterations, and no-plan work. Standard hourly rates apply to plan review and inspections.
The city also charges impact fees on new development to fund public services. Because the fee tables and valuation schedule are updated periodically, confirm current amounts in the published SF Building Code before budgeting.
| Fee component | How it works |
|---|---|
| Building permit fee | Plan review + issuance based on total valuation (Table 1A-A) |
| Hourly rates | Standard hourly rates for plan review, inspection, and administration |
| Trade permits (E / P / M) | Filed separately; registered contractors can file online |
| Impact fees | Charged on new development to fund public services |
| CA Building Standards fee | State surcharge collected with the permit |
| Work-without-permit | Investigation and penalties |
Want a precise number for a specific San Francisco project? Send us the scope and valuation and we'll return a fee estimate alongside a filing timeline.
San Francisco trade permits
Electrical, plumbing, and mechanical work needs its own permit and a CSLB-licensed contractor; registered contractors can pull many of these online through DBI instantly.
Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations, performed by a CSLB-licensed (C-10) electrician — filable online by registered contractors.
Plumbing permits
Required for new plumbing, repipes, water heater changeouts, fixtures, and gas piping, performed by a CSLB-licensed (C-36) plumber.
Mechanical (HVAC) permits
Required for HVAC, ductwork, refrigeration, and boilers, performed by a CSLB-licensed (C-20) mechanical contractor. Large boilers must be certified annually.
Miscellaneous & specialty
Reroofs, kitchen and bath remodels, and solar are permitted separately and often available Over-the-Counter or online. San Francisco's Façade Inspection & Maintenance Program requires buildings five or more stories tall to be inspected periodically by a California-licensed architect or engineer.
Verify your contractor's license. California requires a Contractors State License Board (CSLB) license for any project where labor and materials total $500 or more — covering general (A/B) and specialty trades (C-10 electrical, C-36 plumbing, C-20 HVAC). Verify a license at (800) 321-2752 before signing. The property owner is responsible for ensuring a permit is obtained.
How to get a building permit in San Francisco
Confirm scope, Planning & Fire
Verify the work needs a permit and check whether Planning Department review applies and whether Fire Department review is triggered (buildings with 3+ residential units).
Prepare your documents
Assemble the permit forms for your role, signed plans, Title 24 energy documentation, and any Planning approvals; format plans for electronic review.
Choose OTC or In-House
Projects under an hour of review can go Over-the-Counter; complex projects are submitted for In-House 100% Electronic Plan Review via Bluebeam.
Plan review & corrections
DBI (with Planning and Fire as needed) reviews for code and life-safety compliance. Resolve comments and resubmit electronically.
Pay fees & pull the permit
Pay the valuation-based fees and any impact fees, then receive the permit and post it on site.
Schedule inspections through close-out
Registered contractors schedule and pay for inspections through DBI online services. Clear all required inspections to obtain final approval or a Certificate of Final Completion.
Inspections in San Francisco
Schedule and pay for building, plumbing, mechanical, and electrical inspections through DBI online services (registration required). Typical checkpoints include foundation, rough-in MEP, framing, insulation, and final. Track status in DBIPTS.
A re-inspection fee applies to failed inspections and must be cleared before a final inspection or Certificate of Final Completion can be requested.
Official San Francisco permitting resources
- 🏛️ San Francisco building permits
- 💻 DBI online services
- 📋 DBI Permit Services
- 💵 DBI fee schedule
- 🪪 Contractors State License Board (CSLB)
- 🗺️ DBI Permit Tracking System
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Alliance Permitting is a permit documentation and submission company: we prepare your paperwork, file it correctly, and coordinate with the building department through issuance — including preparing private-provider documentation where that option is available. We are not a contractor and do not perform licensed plan review or inspections; that work stays with your team and the jurisdiction.
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More California permitting guides
This guide is provided by Alliance Permitting for general informational purposes and reflects publicly available information believed accurate as of June 2026. Permit requirements, fees, and processes change; always confirm current details with the San Francisco Department of Building Inspection before filing. This is not legal advice.