Building Permits in San Francisco

San Francisco requires a building permit for most construction, alteration, and repair work affecting structural, electrical, plumbing, or mechanical systems. Permits are issued by the DBI (Department of Building Inspection), which also enforces the San Francisco Building Code and conducts field inspections.

SF has adopted the 2022 San Francisco Building Code — based on the 2022 California Building Code (Title 24, Part 2) with local San Francisco amendments. These codes became effective for permit applications filed on or after January 1, 2023.

DBI vs. the Planning Department — The Key Distinction

This is the most important thing to understand about San Francisco permitting:

• DBI (Department of Building Inspection) enforces the Building Code — structural safety, fire life safety, energy compliance, electrical, plumbing, and mechanical systems. DBI issues and inspects building permits.
• SF Planning Department enforces the Planning Code — zoning, land use, density, setbacks, height limits, and design review. The Planning Department reviews projects for conformance with the Planning Code and may need to approve your project before DBI will issue a building permit.

Many San Francisco projects require both agencies to sign off. For a typical residential addition, the Planning Department first reviews the project for zoning compliance; once Planning approves (or confirms approval is not required), DBI reviews for building code compliance and issues the permit. Failing to understand this two-agency split is one of the most common causes of delays.

When You Need a Permit

You generally need a San Francisco building permit for:

• New construction, additions, and accessory structures including ADUs (Accessory Dwelling Units)
• Structural alterations, load-bearing wall changes, and foundation work
• Electrical, plumbing, and mechanical (HVAC) changes
• Reroofing and window or door openings in exterior walls
• Swimming pools, retaining walls above a height threshold, and certain fences
• Demolition of any habitable structure

Minor cosmetic work — painting, floor coverings, cabinetry without plumbing or electrical changes — is typically exempt. When in doubt, contact DBI before starting work.

ADU note: California state law requires ministerial (administrative) approval for most ADU applications within 60 days. This 60-day clock applies in San Francisco.

The SF Permit Center

The San Francisco Permit Center at 49 South Van Ness Ave, 2nd Floor is the unified in-person hub for construction, business, and special events permitting. It co-locates staff from multiple city agencies, including:

• DBI (Department of Building Inspection)
• SF Planning Department
• Department of Public Works
• SF Fire Department
• SF Public Utilities Commission (SFPUC)
• Department of Public Health

Hours: Monday 9 a.m.–5 p.m.; Tuesday–Friday 8 a.m.–5 p.m. Over-the-Counter plan review is available until 4:30 p.m. The center is closed on public holidays.

For electronic submissions and online tracking, DBI has transitioned to 100% electronic plan review (EPR) for In-House projects. Applications, plans, and addenda must be submitted electronically; DBI uses Bluebeam Revu software for plan review and comment delivery.

Permit Costs

SF building permit fees are published by DBI in an official fee schedule. The Building Permit Fee equals the Plan Review Fee plus the Permit Issuance Fee, both calculated from total project valuation. Additional fees apply for:

• Trade permits — separate fee schedules for electrical, plumbing, and mechanical permits
• Miscellaneous fees — permit extensions, building number assignments, product approvals, vacant building registration
• Planning fees — separate fee schedule from the SF Planning Department for zoning review

DBI publishes detailed fee tables on SF.gov, including separate tables for new construction and for alterations. Always check the current fee schedule before budgeting — fees are updated periodically and the Building Permit Fee applies to permits issued after the effective date of each schedule revision.

Do not rely on third-party fee estimates. Use the official fee schedule linked in the sources above.

Typical Timeline

San Francisco publishes permit performance metrics on SF.gov showing actual turnaround times by permit type and review stage. Timelines fluctuate with workload; check the live metrics page for current data.

The Process

1. Determine review path: Check whether your project qualifies for Over-the-Counter (OTC) review or requires In-House Review. OTC is available for projects reviewable by each permitting department in under one hour.
2. Check zoning: Confirm your parcel's zoning district, height/bulk district, and any overlays using the SF Property Information Map (PIM). Determine whether Planning Department approval is required before submitting to DBI.
3. Pre-application (if needed): For complex projects, schedule a pre-application meeting with Planning and/or DBI to identify potential issues early.
4. Prepare plans: Prepare drawings stamped by a licensed California architect or engineer where required. All plans for In-House Review must be prepared for electronic submission.
5. Submit application: Submit online for In-House projects or in person at the Permit Center for OTC projects. Pay intake fees.
6. Interdepartmental review: DBI, Planning, Fire, Public Works, SFPUC, and other departments review concurrently for In-House projects. Each department issues its own comments.
7. Corrections: Respond to all department comments; resubmit revised plans electronically via DBI's system (Bluebeam sessions for In-House projects).
8. Permit issuance: Once all departments approve, pay remaining fees and receive your permit.
9. Inspections: Schedule required inspections at each construction phase through DBI.
10. Final inspection: Pass final inspection to close the permit. A Certificate of Final Completion or Certificate of Occupancy is issued where applicable.

Inspections

DBI's Inspection Services division conducts field inspections for building, electrical, plumbing, and mechanical work. Typical inspection stages for a residential project include:

• Foundation or footings
• Underground plumbing and electrical
• Framing
• Rough plumbing, electrical, and mechanical
• Insulation
• Drywall
• Final building and trade inspections

You can schedule and pay for inspections through SF.gov at sf.gov/schedule-and-pay-your-inspection. Separate inspection divisions cover building, electrical, and plumbing/mechanical work.

Common Reasons for Denial or Corrections

• Plans do not comply with the 2022 San Francisco Building Code or local amendments
• Missing structural calculations, energy compliance documentation, or licensed professional stamps
• Planning Code conflicts — setbacks, height limits, lot coverage, density, or use not permitted in the zoning district
• Planning Department approval not obtained before DBI submittal
• Historic district or landmark review required but not completed
• Missing utility clearances from SFPUC, DPW, or Fire Department
• Incomplete electronic submittal or improperly formatted plan files
• Seismic compliance requirements not addressed (SF is in Seismic Design Category D/E)

Official Sources

Always verify current requirements with DBI and the SF Planning Department before submitting plans or starting construction. The SF Permit Center at 49 South Van Ness Ave is the best single point of contact for in-person questions. See the sources in the frontmatter for direct links to DBI permit services, the Permit Center, the fee schedule, and the current SF Building Codes.

Disclaimer: This guide summarizes publicly available information from official City and County of San Francisco sources and is provided for general orientation only. It does not constitute legal or engineering advice. Building code, zoning, and permitting requirements change — always confirm current rules with the San Francisco Department of Building Inspection (DBI) and the SF Planning Department before submitting plans or starting construction.