Orange County building department

OC Development Services, part of OC Public Works, reviews plans, issues permits and inspects construction in the unincorporated areas of Orange County and on County-owned property. Incorporated cities such as Anaheim, Irvine, Santa Ana and Huntington Beach run their own building departments. The County covers unincorporated communities and islands outside city limits. If you aren’t sure which side of a boundary a parcel is on, OC Development Services will research it for you ([email protected] or 714-667-8888).

Permits the County issues

Building Plan Check issues building permits plus plumbing, mechanical and electrical permits. Permitting Services also handles grading, solar, encroachment, transportation, swimming pool, special event and filming permits. Typical projects that need a building permit:

• new buildings and additions (bedrooms, bathrooms, kitchens, garages)
• pools and spas, patios and decks, retaining walls
• interior remodels
• electrical, HVAC and plumbing systems

The County offers both over-the-counter and regular plan check.

Walls and fences

The County’s FAQ splits wall rules into two tests:

• Structural: a wall should be non-retaining and no taller than 6 feet. Otherwise it falls under the structural requirements in the County’s wall handout. The fee schedule lists a valuation-based permit for fences over 6 feet.
• Zoning: walls can be at most 3½ feet tall within a required front setback. Within a rear or side setback that adjoins a street (and has no vehicle access), the limit is 6 feet, up to 20 feet deep (Zoning Code §7-9-137.5(b)).

Other project notes

• Patio covers and trellises: County standard plans exist for covers attached to a permitted building. All patio covers and trellises need Orange County Fire Authority approval before County plan check. Call OCFA at (714) 573-6100.
• Septic systems: get clearance from the appropriate Regional Water Quality Control Board before submitting plans.
• Demolition: submit a plot plan and an asbestos disclosure. State law also requires an asbestos notification to the South Coast AQMD.
• Solar: submit a plot plan and structural calculations. Ground-mounted arrays may need a building permit, and solar water heating also needs a plumbing permit.
• New homes and additions: confirm the zoning, setbacks, and whether the site is in a floodplain or fire hazard zone before design starts.

Who can apply, and how

The property owner can pull permits. So can an authorized agent, meaning a licensed contractor or anyone with a notarized letter from the owner. To apply online:

1. Create an account at myOCeServices (myoceservices.ocgov.com).
2. Choose “Apply for…,” then “Permit applications.”
3. Select your scope of work.

Email [email protected] with questions about private-property projects. For County right-of-way, flood control channel or transportation permits, email [email protected].

A permit expires if work does not start within one year of issuance. It can be extended once, for up to 180 days, through a request in myOCeServices explaining why circumstances beyond your control held up the work.

Fees

The fee schedule set by the Board of Supervisors effective July 21, 2024 sets fees for FY 2024-25 through FY 2026-27. Every permit carries a $45 issuance charge, and a permit extension costs $175. Selected FY 2026-27 residential flat fees:

Permit	FY 2026-27 fee
Reroof	$370 (plus $335 per detached structure reroofed with it)
Standard patio cover/deck/balcony/enclosure	$819
Stucco/siding	$505
Pool/spa replaster (non-structural)	$429
Non-structural skylights, windows, doors	$330 flat + $15 per item
Roof-mounted solar (incl. County standard plan)	$455
Ground-mounted solar	$909
Demolition (flat)	$570
Ceiling fan	$85

New pools, room additions, retaining walls, custom patios, garages and new homes are valuation-based. Accelerated-review overtime needs approval from the OCPW Director and is billed on a time-and-materials basis: 1.5 times the base hourly rate plus a 3.5 multiplier.

Codes in effect

Since January 1, 2026, all submittals must meet the 2025 California codes. The County adopted the Building, Residential, Energy, Green Building, Historical and Existing Building codes with local amendments in Ordinance No. 25-018. It adopted the Plumbing, Mechanical, Electrical and Fire codes in Ordinance Nos. 25-019 through 25-022, all on November 4, 2025. Grading follows the County Grading and Excavation Code (2015 edition) and the 2017 Grading Manual.

Inspections

Request building inspections through myOCeServices after the permit is issued. The County phone lines are:

• General building inspection: (714) 667-8820
• Grading, subdivision and encroachment inspection: (714) 245-4550

Inspection Services follows the County’s 2020 Building Inspection Procedure Manual. A re-inspection fee ($198 in FY 2026-27) applies once an inspection request needs more than two visits, meaning the initial inspection and one correction visit.

Permit counter

The County Service Center is on the first floor of the County Administration South building at 601 North Ross Street in Santa Ana. The permit counter is open Monday–Friday, 8 a.m. to 4 p.m. at (714) 667-8888. The OC Public Works general office (714-667-8800) is open until 5 p.m. For after-hours problems on public roads, flood control channels or the right-of-way, call (714) 955-0200.