San Francisco, CA Building Permits Guide
San Francisco building permits are issued by the Department of Building Inspection (DBI) at 49 South Van Ness Ave, San Francisco, CA 94103. Apply online through the DBI Permit Tracking System or submit in person at the Permit Center. Plan review for complex in-house projects typically takes 2 to 12 months depending on project scope. Over-the-counter permits for simpler work can be issued the same day. San Francisco is a combined city-county jurisdiction with some of the most rigorous permitting requirements in the United States, including seismic retrofit mandates, historic preservation review, and neighborhood notification processes.
What is a building permit in San Francisco, CA?
A building permit is a written authorization from the San Francisco Department of Building Inspection (DBI) that allows construction, renovation, demolition, or change of use on a property within the City and County of San Francisco. As a consolidated city-county, San Francisco requires permits for most construction activity to ensure compliance with the California Building Code, San Francisco Building Code amendments, seismic safety standards, fire safety requirements, zoning regulations, and the San Francisco Planning Code. Projects in San Francisco may also require separate approval from the San Francisco Planning Department before a building permit can be issued.
San Francisco at a Glance
- Population: Approximately 870,000 (2024 Census estimate) – 17th largest city in the U.S.
- Jurisdiction: City and County of San Francisco (consolidated city-county government)
- Permit Authority: San Francisco Department of Building Inspection (DBI)
- Planning Authority: San Francisco Planning Department (separate review required for many projects)
- Online Portal: DBI Permit Tracking System (PTS)
- Building Code: 2022 California Building Code with San Francisco amendments (includes enhanced seismic provisions)
- Seismic Zone: High seismic risk area; mandatory soft-story retrofit program, non-ductile concrete building safety program upcoming
- Permit Center Address: 49 South Van Ness Ave, San Francisco, CA 94103
- General Info Line: (628) 652-3200
- Area: 46.87 square miles (smallest major city in California by area; entirely urban)
- Unique Challenges: Historic districts, shadow studies, neighborhood notification (Section 311), seismic retrofit requirements, and dual Planning + DBI review add complexity not found in most U.S. cities
Building permit review in San Francisco is notoriously complex and time-consuming compared to other major U.S. cities. Simple over-the-counter permits can be obtained in a single visit, but in-house plan review for larger projects typically takes 2 to 12 months from application to permit issuance. Many projects also require separate Planning Department approval before the building permit application can even be submitted. Below is a comprehensive breakdown of permit timelines, costs, the application process, San Francisco’s unique permitting challenges, and how to navigate the system effectively.
San Francisco Plan Review Timeline
| Review Type | Estimated Timeline |
|---|---|
| Over-the-counter permits (simple projects) | Same day to 1-2 days |
| In-house plan review (residential alterations) | 4 to 12 weeks |
| In-house plan review (commercial tenant improvements) | 8 to 16 weeks |
| In-house plan review (new construction / major projects) | 4 to 12 months |
| Planning Department review (if required) | Additional 4 to 24 weeks depending on scope |
| Neighborhood notification (Section 311) | 30-day public comment period (added to timeline) |
| Resubmittal after corrections | 4 to 8 weeks per cycle |
| ADU permits (state-mandated timeline) | 60 days maximum (by law) |
San Francisco is widely regarded as one of the most difficult cities in the U.S. for obtaining building permits. Complex projects routinely go through 3 to 5 correction cycles. It can take several weeks just for a project to be assigned to a plan reviewer before the review clock even starts. Total elapsed time from application to permit issuance for a typical commercial project is 6 to 12 months when Planning review, neighborhood notification, and correction cycles are factored in.
Last verified: March 2026 | Sources: SF.gov Building Permit Review Processes, SF Permit Performance Metrics
Need it faster? Permit Place can expedite your San Francisco permits
San Francisco Online Permit Portal
San Francisco’s official online permitting system is the DBI Permit Tracking System (PTS). Through PTS, you can look up existing permits, check permit status, and view inspection results. In 2024, San Francisco launched electronic plan review for in-house projects, transitioning to 100% electronic plan submission for complex projects. For Planning Department applications, use the SF Planning Portal to submit planning applications, check zoning compliance, and track planning review status.
The Permit Center at 49 South Van Ness Ave is open Monday through Friday. Over-the-counter permits can be obtained by visiting the Permit Center with your plans. Hours are Monday 7:30 AM – 4:00 PM, Tuesday 7:30 AM – 4:00 PM, Wednesday 9:00 AM – 4:00 PM, Thursday 7:30 AM – 4:00 PM, and Friday 7:30 AM – 4:00 PM. Note that Wednesday has a later opening time.
What Makes San Francisco Permitting Uniquely Complex
San Francisco has earned a reputation as one of the most challenging cities in the country for building permits. Several factors contribute to this reality, and understanding them before you begin your project can save months of delays and thousands of dollars in carrying costs.
Dual Review: Planning Department + DBI
Unlike many cities where a single department handles the entire permit process, San Francisco requires two separate reviews for many projects. The San Francisco Planning Department reviews projects for zoning compliance, use restrictions, design standards, and environmental review (CEQA). Only after Planning approval can you submit to DBI for building code review. These two agencies operate independently with separate timelines, fee structures, and correction processes. This dual-agency structure is a primary reason San Francisco permits take longer than most other cities.
Neighborhood Notification (Section 311)
San Francisco Planning Code Section 311 requires a 30-day neighborhood notification period for many projects in residential and certain commercial districts. This notification process includes mailings to surrounding property owners and occupants, a posted notice at the project site, and online publication of plans. During the 30-day period, neighbors can file a Discretionary Review (DR) request, which triggers a hearing before the Planning Commission. DR hearings add months to a project timeline and can result in project modifications. Projects that trigger Section 311 include new construction, building expansions, demolitions, and certain changes of use.
Historic Preservation Review
San Francisco has extensive historic districts and individually landmarked buildings protected under Article 10 and Article 11 of the Planning Code. Projects involving Significant or Contributory buildings within Conservation Districts require review by the Historic Preservation Commission (HPC). Exterior alterations, and sometimes interior alterations, to Article 10-governed buildings require additional layers of approval. Before starting any project, check your property’s historic resource status through the SF Property Information Map (PIM). Historic properties may need a Historic Resource Evaluation (HRE), which can take months to complete and cost $5,000 to $25,000 or more.
Shadow Studies
San Francisco’s Sunlight Ordinance (Planning Code Section 295) prohibits new structures that would cast shadows on public parks and open spaces under the jurisdiction of the Recreation and Park Department. Projects that may affect sunlight on nearby parks require a shadow study, which is a technical analysis documenting the shadow cast by the proposed building at different times of day and year. Shadow studies can cost $5,000 to $15,000 and add 2 to 6 months to the project timeline. This requirement is virtually unique to San Francisco among major U.S. cities.
Seismic Requirements
As a high seismic risk zone, San Francisco enforces strict structural requirements beyond the base California Building Code. The city’s mandatory Soft-Story Retrofit Program, enacted in 2013, required wood-frame buildings with 5 or more residential units built before 1978 with a soft or weak ground story to be seismically retrofitted. Compliance deadlines for all tiers have passed as of September 2021. San Francisco is also developing the Concrete Building Safety Program (CBSP) to address non-ductile concrete buildings, which are especially vulnerable to collapse during earthquakes. Property owners should check whether their building is on the mandatory retrofit list.
What Building Permits Do You Need in San Francisco?
San Francisco’s Department of Building Inspection issues building, electrical, plumbing, mechanical, and other construction-related permits. The type of permit and review pathway depends on your project scope.
Commercial Building Permits
- New commercial construction: Full in-house plan review with the longest timeline. Requires Planning Department approval, environmental review (CEQA), and potentially shadow studies, transportation studies, and neighborhood notification. Multi-department review includes building, fire, planning, DPW, and sometimes SFPUC.
- Tenant improvements and interior buildouts: In-house review for structural, electrical, plumbing, and mechanical changes. Simple cosmetic TIs may qualify for over-the-counter review.
- Change of use: Required when converting building use (for example, retail to restaurant, office to medical facility). May trigger Planning review and neighborhood notification.
- Seismic retrofit: Required for soft-story compliance, voluntary seismic upgrades, and upcoming non-ductile concrete retrofit requirements. DBI has a specific permit pathway for soft-story retrofits.
Residential Building Permits
- New home construction: Full in-house review plus Planning Department review. Virtually all new residential construction in San Francisco triggers neighborhood notification.
- Additions and remodels: Permit required for structural modifications, adding square footage, or expanding the building envelope. May trigger Section 311 notification.
- Accessory Dwelling Units (ADUs): California state law mandates ministerial (non-discretionary) approval with a 60-day maximum review period. No neighborhood notification required for ADUs. Pre-approved ADU plans now available in San Francisco as of January 2025. Single-family lots allow one ADU; multi-family properties allow one ADU per four existing units plus up to eight detached ADUs (cannot exceed existing unit count).
- Kitchen and bathroom remodels: Permits required for plumbing, electrical, and structural work. Simple cosmetic updates (no plumbing or electrical changes) may not require permits.
What Does Not Require a Permit in San Francisco?
The San Francisco Building Code (Section 106A) exempts certain minor work from permit requirements:
- Replacement of interior doors (unless required for fire protection)
- Movable cases, counters, and partitions not over 5 feet 9 inches high
- Painting, papering, and similar cosmetic finish work
- One-story detached accessory structures used as tool/storage sheds, playhouses, or similar uses with a projected roof area not exceeding 120 square feet
- Garden structures (greenhouses, sheds) no more than 8 feet high and 100 square feet
- Garden structures enclosed by walls on no more than 50% of perimeter (gazebos, sunshades) no more than 8 feet high and 60 square feet
- Repairs that use the same materials and do not change the structure, occupancy, or use
- Replacement of existing plumbing fixtures on existing supply and waste lines (no rerouting)
- Replacement of existing electrical fixtures with same type and rating
Important note: Even work that does not require a building permit may still require a planning approval or may be restricted by historic preservation rules. Always verify with both DBI and the Planning Department before proceeding with any project in San Francisco.
Other San Francisco Permit Types
- Electrical permits: Required for all new electrical work, panel upgrades, and rewiring. Separate from the building permit.
- Plumbing and mechanical permits: Required for plumbing modifications, new HVAC systems, and mechanical equipment installation.
- Sign permits: Required for new or modified signage, with additional Planning review for signs in historic districts.
- Demolition permits: Required for any demolition or partial demolition. Full building demolitions in San Francisco are heavily scrutinized and may require environmental review.
- Site permits: For large new construction projects, a site permit can be issued to allow foundation and structural work to begin while architectural plan review continues. This is unique to San Francisco and can save months on large projects.
- Public Works permits: For work in the public right-of-way (sidewalks, streets, utilities). Issued by SF Public Works, not DBI.
Trade Permits
Individual trade permits are required for electrical, plumbing, mechanical (HVAC), and fire sprinkler work. These are separate from the building permit and must be pulled by licensed contractors in the relevant trade. In San Francisco, the fire department also conducts its own plan review for fire protection systems, commercial cooking hoods, and certain assembly occupancies.
How the San Francisco Permit Review Process Works
Step 1: Determine If You Need Planning Approval
Before applying for a building permit, check whether your project requires Planning Department approval. Many projects in San Francisco trigger planning review, including new construction, building expansions, changes of use, and exterior modifications in certain zoning districts. Use the SF Property Information Map (PIM) to check your property’s zoning, historic status, and any special area plan requirements. If Planning review is needed, submit your planning application first. Planning review can take 4 to 24 weeks depending on the project scope and whether it triggers neighborhood notification, environmental review, or a hearing before the Planning Commission.
Step 2: Prepare Your Building Permit Application
Once you have Planning approval (or if your project does not require it), prepare your DBI building permit application. For complex projects, you will need architectural plans, structural engineering plans, MEP (mechanical, electrical, plumbing) drawings, a site plan, Title 24 energy compliance documentation, and geotechnical reports (especially important in San Francisco due to variable soil conditions and seismic requirements). San Francisco also requires a Green Building Checklist for many projects under the SF Green Building Code.
Step 3: Submit to DBI
Submit your permit application to the Department of Building Inspection. There are two review pathways:
- Over-the-counter (OTC): For simpler projects that can be reviewed within approximately one hour. Bring your plans to the Permit Center at 49 South Van Ness Ave during business hours. You may receive your permit the same day.
- In-house review: For complex projects that require detailed review. DBI has transitioned to 100% electronic plan review for in-house projects. Submit plans electronically. Your project will be added to the review queue and assigned to a plan reviewer. It may take several weeks before a reviewer is assigned.
Step 4: Plan Review
DBI reviews your submitted plans for compliance with the California Building Code with San Francisco amendments, structural integrity (with enhanced seismic requirements), fire safety, energy code (Title 24), accessibility (ADA/CBC Chapter 11B), and the San Francisco Housing Code. The SF Fire Department conducts its own parallel review for fire protection and life safety systems. Complex projects are reviewed by multiple divisions simultaneously.
Step 5: Corrections and Resubmittal
If the reviewer issues correction comments (called “plan check corrections” or “addenda”), you must revise your plans and resubmit. Each correction cycle adds 4 to 8 weeks to the timeline. San Francisco projects routinely go through 3 to 5 correction cycles before final approval. Submitting a complete, code-compliant application on the first attempt is the single most effective way to reduce your total permit timeline. This is where an experienced permit expediter provides the most value.
Step 6: Permit Issuance and Fees
Once all review divisions approve your plans, the building permit is issued and all fees are due. San Francisco permit fees are valuation-based and are among the highest in the country. You must pay all fees before receiving the approved permit and beginning construction.
Step 7: Construction and Inspections
Schedule inspections through DBI as work progresses. San Francisco requires inspections at key construction milestones including foundation, framing, rough plumbing, rough electrical, rough mechanical, insulation, drywall nailing, and final inspection. All inspections must be completed and approved before the project receives a Certificate of Final Completion (CFC). DBI inspectors are known for thorough reviews; have your approved plans, permit card, and all relevant documentation on site for every inspection.
Expedited Review Options
San Francisco’s PermitSF initiative has introduced updated performance targets for permit review. Certain project types may qualify for faster processing. ADU permits are required by state law to be approved or denied within 60 days of a complete application. For commercial projects, Permit Place can manage the entire process to ensure your application is complete, code-compliant, and moves through the system as efficiently as possible.
Note: These timelines reflect general review periods as of March 2026. Large, complex, or historically sensitive projects may take significantly longer. Request a quote from Permit Place for a project-specific estimate, or get an instant due diligence report from PermitNow.io.
San Francisco Building Permit Costs
San Francisco building permit fees are among the highest in the United States. Fees are calculated based on project valuation using Table 1A-A of the San Francisco Building Code. The building permit fee equals the plan review fee plus the permit issuance fee. For alterations, structural repairs, or additions to existing buildings, the 2025 valuation threshold is $203,611. Total permit costs for a project typically run 6% to 9% of construction costs when all fees are included.
| Permit Type / Fee Category | Typical Fee Range |
|---|---|
| Building permit fee (valuation-based) | 6% to 9% of construction value |
| Small residential alteration (under $5K value) | $300 to $800 |
| Residential remodel ($50K-$150K value) | $3,000 to $12,000 |
| ADU construction permit | $2,000 to $10,000 (no impact fees for ADUs under 750 sq ft) |
| Commercial tenant improvement ($100K-$500K value) | $6,000 to $35,000 |
| New commercial construction ($1M+ value) | $50,000 to $200,000+ |
| Planning Department application fee | $500 to $50,000+ (varies dramatically by application type) |
| Neighborhood notification fee (Section 311) | $1,000 to $3,000 |
| Environmental review (CEQA) | $5,000 to $100,000+ (for EIR-level projects) |
| Electrical permit | $150 to $2,000 |
| Plumbing permit | $150 to $2,000 |
| Mechanical (HVAC) permit | $150 to $2,000 |
| Soft-story seismic retrofit permit | $3,000 to $15,000 (permit fees only; construction typically $60K-$200K+) |
| Development impact fees (new construction) | $15 to $80+ per square foot depending on use and district |
Fee ranges are approximate and based on the DBI fee schedule (Table 1A-A) and Planning Department fee schedule effective 2025. Actual fees depend on project valuation, scope, and applicable impact fees. The fee schedule is updated annually. Contact the San Francisco DBI or Permit Place for exact costs for your project.
For a detailed permit cost breakdown specific to your project, get a free due diligence report from PermitNow.io.
San Francisco ADU Permits: What You Need to Know
Accessory Dwelling Units (ADUs) are one of the few bright spots in San Francisco’s permitting process. California state law (Government Code Section 65852.2) requires cities to approve ADU permits ministerially (without discretionary review) within 60 days of a complete application. This means no neighborhood notification, no Planning Commission hearing, and no environmental review for qualifying ADUs. Key ADU rules in San Francisco:
- Single-family lots: One ADU allowed within existing space (garage conversion, basement conversion, attached structure) plus one Junior ADU (JADU) within the primary residence
- Multi-family properties: One ADU per four existing units, plus up to eight detached ADUs (cannot exceed the existing unit count on the property)
- Height limits: Detached ADUs up to 16 feet (18 feet within half a mile of public transit). Attached ADUs up to 25 feet.
- No impact fees for ADUs under 750 square feet or on lots with three or fewer existing units
- No replacement parking required for garage conversions to ADUs
- Pre-approved plans: As of January 2025, San Francisco offers pre-approved ADU plans to expedite the design and permitting process
- 60-day approval deadline: If the city has not approved or denied a complete ADU application within 60 days, the application is deemed approved by law
San Francisco Permits: Self-Filing vs. Using a Permit Expediter
| Factor | Self-Filing | With Permit Place |
|---|---|---|
| Planning + DBI coordination | You manage two separate agencies with different portals, timelines, and processes | Permit Place coordinates both agencies as a single point of contact |
| Application preparation | You research requirements, prepare documents, navigate complex SF-specific rules | Permit Place prepares your full application package with SF-specific expertise |
| Typical correction cycles | 3 to 5 rounds (SF’s strict reviews catch many issues) | 1 to 3 rounds (complete applications reduce rejections) |
| Total timeline (commercial TI) | 4 to 12 months including Planning review, corrections, and queuing | 3 to 8 months with proactive management and complete first submissions |
| Neighborhood notification | You manage the 30-day notification process, respond to DR requests | Permit Place manages notification process and helps address neighbor concerns |
| Historic preservation review | You navigate Article 10/11 requirements, HPC hearings, HRE reports | Permit Place identifies historic triggers early and manages the review process |
| Seismic compliance | You determine soft-story, non-ductile concrete, and structural requirements | Permit Place ensures seismic requirements are addressed in initial submission |
| Inspections | You schedule and attend all inspections | Permit Place coordinates inspection scheduling and manages any correction items |
San Francisco: A Combined City-County Jurisdiction
San Francisco is one of the few consolidated city-county governments in California. Unlike other California cities where the county may have a separate permitting process for unincorporated areas, all of San Francisco falls under one jurisdiction. There is no unincorporated area. The City and County of San Francisco handles all building permits, zoning, planning, and code enforcement across the entire 46.87-square-mile area. This means there is only one permitting authority to deal with, but that authority has some of the most comprehensive requirements in the nation.
If your project is located in a neighboring jurisdiction, requirements and timelines will be different. See our guides for nearby cities below.
San Francisco Building Codes and Special Requirements
San Francisco enforces the 2022 California Building Code (CBC) with extensive local amendments codified in the San Francisco Building Code. Key local amendments and requirements include:
- Enhanced seismic provisions: San Francisco sits on or near multiple active fault lines (San Andreas, Hayward). The local building code includes stricter structural requirements than the base CBC, particularly for buildings on soft soil or fill areas (much of SoMa, the Marina, and Treasure Island are on filled land).
- Soft-story retrofit requirements: Mandatory for wood-frame buildings with 5+ residential units built before 1978 with a weak ground story. All compliance deadlines have passed.
- Non-ductile concrete safety program: Upcoming program targeting older concrete buildings vulnerable to seismic collapse.
- SF Green Building Code: Requires compliance with CalGreen plus local green building measures for most new construction and major renovations. This includes energy performance, water conservation, waste diversion, and indoor environmental quality requirements.
- San Francisco Housing Code: In addition to the Building Code, residential properties must comply with the Housing Code, which governs habitability, maintenance, and occupancy standards.
- Fire Code: The San Francisco Fire Department enforces the California Fire Code with local amendments. The SFFD conducts its own plan review for fire alarm, fire sprinkler, commercial cooking hood, and assembly occupancy projects.
- Accessibility (CBC Chapter 11B): California’s accessibility requirements exceed federal ADA standards. San Francisco enforces these strictly for both new construction and alterations.
San Francisco Building Department Contact Information
San Francisco Department of Building Inspection (DBI)
- Website: sf.gov/departments–department-building-inspection
- Permit Tracking System: DBI Permit Tracking System (PTS)
- Address: 49 South Van Ness Ave, San Francisco, CA 94103
- Phone: (628) 652-3200
- Permit Center Hours: Mon, Tue, Thu, Fri: 7:30 AM – 4:00 PM | Wed: 9:00 AM – 4:00 PM
- Plan Review / Print Center: Queues close at 4:30 PM
- Payments and General Questions: Available until 5:00 PM
San Francisco Planning Department
- Website: sfplanning.org
- Planning Counter: sfplanning.org/planning-counter
- Address: 49 South Van Ness Ave, Suite 1400, San Francisco, CA 94103
- Phone: (628) 652-7600
- Property Information Map: sfplanninggis.org/pim
- Permits Portal: sfplanning.org/permits
San Francisco Permit Search
You can look up existing permits and their status through the DBI Permit Tracking System. Search by address, permit number, or block/lot number. This is essential for verifying whether a property has open permits, checking permit history before purchasing or leasing commercial space, and confirming compliance status for soft-story and other mandatory programs.
San Francisco Building Permit Inspections
Once your building permit is issued and construction begins, DBI requires inspections at specific milestones. All inspections must be scheduled in advance and completed before the next phase of construction can proceed. Common required inspections include:
- Foundation inspection: After excavation and before concrete pour. Especially critical in San Francisco due to variable soil conditions in fill areas.
- Framing inspection: After structural framing is complete and before covering with drywall or other finish materials.
- Rough plumbing inspection: Before walls are closed up, verify all plumbing lines meet code.
- Rough electrical inspection: Verify all wiring, boxes, and conduit before concealment.
- Rough mechanical inspection: HVAC ductwork, vents, and mechanical systems before concealment.
- Insulation inspection: Verify proper insulation installation per Title 24 energy requirements.
- Drywall nailing inspection: Before taping and finishing, verify fastener spacing and installation.
- Final inspection: After all work is complete, DBI conducts a comprehensive final inspection before issuing a Certificate of Final Completion (CFC).
- Fire Department inspection: Separate from DBI inspections; required for fire alarm, sprinkler, and commercial cooking systems.
San Francisco also has a Building Facade Inspection and Maintenance Program that requires all buildings five or more stories tall to be regularly inspected by a California-licensed architect or engineer for facade safety.
Frequently Asked Questions About San Francisco Building Permits
How long does it take to get a building permit in San Francisco?
Building permit timelines in San Francisco range from same-day for over-the-counter permits to 2 to 12 months for complex in-house projects. Simple residential alterations typically take 4 to 12 weeks for plan review. Commercial tenant improvements take 8 to 16 weeks. New construction and major projects can take 4 to 12 months or longer, particularly when Planning Department review, neighborhood notification (30 days), and multiple correction cycles (3 to 5 rounds, each adding 4 to 8 weeks) are factored in. It can take several weeks just for a project to be assigned to a plan reviewer before the review clock begins.
How much does a building permit cost in San Francisco?
San Francisco building permit fees typically run 6% to 9% of construction costs, making them among the highest in the U.S. A small residential alteration might cost $300 to $800 in permit fees. A residential remodel valued at $50K to $150K can cost $3,000 to $12,000. Commercial tenant improvements ($100K-$500K value) run $6,000 to $35,000. New commercial construction over $1M can cost $50,000 to $200,000+ in permit fees alone. Additional Planning Department fees, impact fees, neighborhood notification fees, and environmental review fees can add substantially to total costs.
Can I apply for a San Francisco building permit online?
Yes, but the process varies by project type. DBI has transitioned to 100% electronic plan review for in-house projects, so complex plans are submitted electronically. Simple projects can still be submitted over-the-counter at the Permit Center (49 South Van Ness Ave). You can track permit status online through the DBI Permit Tracking System. Planning Department applications are submitted through the SF Planning portal.
What is neighborhood notification (Section 311) in San Francisco?
Section 311 of the San Francisco Planning Code requires a 30-day public notification period for many construction projects. Notification includes mailings to surrounding property owners and occupants, a poster at the project site, and online publication of plans. During the 30-day period, neighbors can file a Discretionary Review (DR) request, which triggers a Planning Commission hearing and can add months to your timeline. Projects that commonly trigger Section 311 include new construction, building expansions, demolitions, and certain changes of use.
Do I need a permit for a tenant improvement in San Francisco?
Yes. Most interior buildouts in San Francisco that involve structural changes, electrical work, plumbing, or HVAC modifications require a building permit from DBI. Simple cosmetic changes (paint, carpet, non-structural work with no plumbing or electrical changes) may not require a permit. If your tenant improvement involves moving walls, adding a kitchen or bathroom, modifying the HVAC system, upgrading electrical panels, or installing a fire suppression system, you will need a permit. Commercial TIs may also require Planning Department approval if they involve a change of use.
What is the soft-story retrofit requirement in San Francisco?
San Francisco’s mandatory Soft-Story Retrofit Program requires wood-frame buildings with 5 or more residential units built before 1978 with a soft or weak ground story to be seismically retrofitted. The program was enacted in 2013 and all compliance deadlines passed by September 2021. If your building is on the mandatory retrofit list and has not been retrofitted, you must apply for a retrofit permit through DBI. Typical retrofit construction costs range from $60,000 to $200,000 or more depending on building size. The California Residential Mitigation Program provides up to $13,000 for eligible single-family home retrofits.
How do I build an ADU in San Francisco?
ADU permits in San Francisco are processed ministerially (without discretionary review) with a state-mandated 60-day maximum review period. No neighborhood notification is required. Single-family lots can add one ADU plus one Junior ADU. Multi-family properties can add one ADU per four existing units, plus up to eight detached ADUs. Since January 2025, San Francisco offers pre-approved ADU plans to expedite the process. ADUs under 750 square feet pay no impact fees. Garage conversions to ADUs do not require replacement parking.
What building codes does San Francisco follow?
San Francisco enforces the 2022 California Building Code (CBC) with extensive local amendments codified in the San Francisco Building Code. The city also enforces the California Residential Code, California Mechanical Code, California Plumbing Code, California Electrical Code, California Fire Code (with SFFD amendments), California Energy Code (Title 24), and CalGreen (California Green Building Standards Code) with local green building requirements. San Francisco’s local amendments add enhanced seismic provisions, accessibility requirements, and sustainability standards beyond the base state codes.
Do I need historic preservation approval for my San Francisco project?
If your property is designated as an Article 10 Landmark, is a contributory building in an Article 10 Historic District, or is located in an Article 11 Conservation District, you will need Historic Preservation Commission (HPC) review for exterior alterations and potentially some interior alterations. Check your property’s status on the SF Property Information Map. Even properties not formally designated may require a Historic Resource Evaluation (HRE) if they are more than 45 years old and the project involves significant alterations. HRE reports can cost $5,000 to $25,000.
What is a shadow study in San Francisco?
A shadow study is a technical analysis required under San Francisco’s Sunlight Ordinance (Planning Code Section 295) for projects that may cast new shadows on public parks and open spaces under the Recreation and Park Department. The study documents shadows cast by the proposed building at different times and seasons. Shadow studies typically cost $5,000 to $15,000 and add 2 to 6 months to the project timeline. This requirement is nearly unique to San Francisco among major U.S. cities.
What inspections are required for San Francisco building permits?
DBI requires inspections at key construction milestones including foundation, framing, rough plumbing, rough electrical, rough mechanical, insulation, drywall nailing, and final. The San Francisco Fire Department conducts separate inspections for fire alarm, sprinkler, and commercial cooking systems. All inspections must be scheduled in advance and approved before proceeding to the next construction phase. After all inspections pass, DBI issues a Certificate of Final Completion (CFC).
Can a permit expediter help with my San Francisco project?
Yes, and San Francisco is one of the cities where a permit expediter provides the most value. Permit Place has been expediting building permits in San Francisco and across California since 2003. We handle both Planning Department and DBI applications, coordinate the dual-review process, prepare complete applications that reduce correction cycles, manage neighborhood notification, navigate historic preservation requirements, and serve as your single point of contact. Our San Francisco clients typically reduce their total permit timeline by 30% to 50% compared to self-filing.
Need Help With San Francisco Building Permits?
San Francisco is one of the most complex permitting jurisdictions in the country. Permit Place has helped hundreds of businesses navigate San Francisco’s dual-review process since 2003. We handle everything from Planning approval through DBI permit issuance so you can focus on building.
Request a Free Quote
Free DD Report
Want to know exactly what permits your project needs? Get an instant due diligence report from PermitNow.io. View a free demo DD report
