Understanding When to Get a Building Permit

When venturing into a home improvement project, it's common to deliberate over design, color schemes, and whether to hire help or go the DIY route. Yet, an often overlooked but essential consideration is determining if a building permit is required from the City.

Building permits serve as formal approvals issued by the City for construction project. They're necessary for most construction or renovation projects. Their primary purpose is to ensure the safety and compliance of the work with building, construction, and zoning codes, thereby safeguarding both personal and public safety for homeowners and addressing broader community concerns.

PROJECTS THAT DO REQUIRE A BUILDING PERMIT 

Projects that change the configuration of walls, pipes, wiring, roofs, or major appliances, as well as new lighting or electrical upgrades, typically do require at least one type of building permit.  

Kitchen upgrades entailing the change-out of new plumbing fixtures (new faucet and sink, gas appliance, gas line, exhaust hood, etc.) and new electrical components (upgraded outlets, lighting fixtures) also typically require inspection under a permit.  

Bathroom upgrades including the changeout of wall vanities with electrical upgrades (new outlets, new light fixtures) and plumbing alterations (demo-rebuild of shower enclosure, removal of drop-in tub, shower pan work, behind-wall plumbing, with new toilet and/or sinks(s) typically require inspection under a permit. This may include modifying or altering a shower or bath enclosure area surfaces under a bath-shower retrofit project.  

Some projects involving drywall removal and replacement, especially in areas requiring “greenboard” or minimum fire resistance rating, would require inspection under a permit.  

The only way to determine whether your project needs a permit is to consult your city building and permit office (online or directly). They are accustomed to addressing questions by phone and in-person, so don't hesitate to reach out to find the answers you need.  

Learn How to Get a Building Permit 

PROJECTS THAT DO NOT NEED A BUILDING PERMIT 

Projects that do not need a building permit are simple surface (cosmetic) projects; minor repairs and replacements; and minor site improvements or small structures. 

In alignment with the 2022 California Building Code Section 105, here are common projects that do not require a building permit: 

Surface and Cosmetic Improvements 

• Cabinet refacing or replacement without changing walls, space configuration, plumbing, or electrical fixtures (existing electrical and plumbing features remain).  

• Countertop replacement (existing electrical and plumbing features remain). 

• Decorative tile installations (where rated drywall is not demolished and replaced).   

• Floor finishes such as carpet, linoleum, and tile. 

• Floor sheathing repairs up to 10 square feet. 

• Painting. 

• "Non-rated" sheetrock locations. 

Minor Repairs and Replacements (individual repairs) 

• Appliance repairs that do not alter the appliance’s original approval and listing. 

• Electrical circuit breaker and fuse replacements (a permit is required to replace a main disconnect). 

• Electrical outlet replacements (full electrical upgrades within kitchens and bathrooms, or whole home upgrades are not exempt).  

• Electrical switch replacements in existing boxes. 

• Faucet or toilet repair and re-install.  

• Roof repairs or replacements that are less than 25% of existing roof; do not involve the underlying framing; and occur no more than once in a 12-month period. 

• Window replacements that do not alter the window frame, nailing flange, or existing weather protection. 

Site Improvements and Small Structures 

• Awnings over doors or windows that do not project more than 54 inches in Group R-3 or U occupancies. 

• Detached storage accessory structures of 120 square feet or less and that will not be electrically wired or plumbed (must also comply with zoning regulations). 

• Driveways and walkways not crossing over a basement and not exceeding 30 inches above grade1. 

• Swimming pools that are prefabricated and above-ground, holding a maximum of 5,000 gallons and used only at a single-family property that are less than 24 inches deep. 

• Fences or walls not over 7 feet tall (must also comply with zoning regulations for height and transparency design).  

• Retaining walls not over 4 feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or IIIA liquids.  

• Movable racks under 5’ - 9” in height.  

• Swings and other play equipment for detached one- and two-family dwellings.   

1 Repairs to driveway aprons and sidewalks may require a permit; contact the Engineering Department. 

What If I Skip Getting a Building Permit? 

If your project requires a permit, get a permit. If you are working with a contractor who suggests skipping this step, consider moving on to another contractor. 

As cumbersome as the process can be, it will be better than dealing with the city if it finds out you should, but don't have a permit. The city might force you to obtain a permit and could double or triple the permitting fees. It could also shut down your project or require you to tear down your work (for example, remove a wall to see what's behind it) if there is a question as to whether the work was done according to code. 

The worst thing would be if this were to happen when you're in the middle of trying to sell your house, which is when such issues often come to light. Unpermitted construction can lower your home's value, and you might even need to bring it up to code as a condition of the sale.