San Francisco building department

The San Francisco Department of Building Inspection (DBI) reviews plans and issues permits for all construction in the consolidated City and County of San Francisco. Permit intake happens at the multi-agency Permit Center on the 2nd floor of 49 South Van Ness Avenue, where SF Planning, SF Fire, Public Works, and Public Health also staff counters. DBI is partway through moving permit types onto a new online system, PermitSF, so the right way to apply depends on what you are building.

Four ways to apply

DBI sorts every permit into one of four intake paths:

Path	Used for	How
PermitSF portal	No-plans electrical, plumbing and mechanical permits; in-kind nonstructural kitchen/bath work; reroofing without plans; in-kind door, window/skylight and siding replacement; signs and awnings; fire alarms and sprinklers	Create a free OpenGov account at sanfranciscoca.portal.opengov.com
Online Contractor Permits	Instantly issued no-plans permits such as solar PV and boiler Permits to Operate	Registered licensed contractors only
Over-the-Counter (OTC)	Projects reviewed the same day or shortly after, with or without plans	In person at the Permit Center
In-House Review	Larger or complex projects	Submitted online for 100% electronic plan review in Bluebeam

PermitSF permit numbers start with letters (BLDG, ELEC, PLMB). Permits from the older systems start with numbers. As of June 29, 2026, sign, awning and no-plans reroofing applications go through PermitSF, not the Permit Center. Reroofing that needs plans, such as framing or sheathing work, still goes OTC in person.

What needs a permit, and what needs plans

DBI’s exterior residential guidance lists these OTC-eligible projects:

• Fences: a permit is required for fences taller than 6 feet in a side or rear yard (maximum 10 feet) or taller than 3 feet in a front yard. Shorter fences do not need a permit. Fences over those heights also require plans.
• Decks and stairs: repairing less than 50% of a deck or stair is OTC without plans. Repairing or replacing more than 50% requires plans. New decks less than 10 feet above grade and roof decks in the buildable area qualify for OTC review if they meet Planning setbacks.
• Reroofing: a permit is needed before installing, repairing or removing roofing material, with exemptions listed in San Francisco Building Code Section 106A.2, item 13. Applying online requires a C-39 roofing contractor license. DBI lists fees of $514 and up for single-family homes and duplexes and $714 and up for other buildings. The street-space permit fee is included.
• Plans required: new windows, doors or skylights in new locations; street-visible facade work that changes finishes (for example, stucco to wood siding); security gates and window bars; new mechanical equipment that needs a building permit.

Bring two sets of plans to an OTC submittal. Most OTC building applications use Form 3/8 (the “pink form”), and every building permit application needs DBI’s Green Building forms. Owners fill out the owner package. Contractors fill out the Licensed Contractor Statement. The Permit Center accepts up to one OTC-with-plans application, or two OTC no-plans applications, per review. If you’re not sure whether your project needs plans, email [email protected]. DBI’s Technical Services Division also answers questions at (628) 652-3720. Its in-person counter is temporarily suspended.

In-House Review prerequisites

Many projects need SF Planning zoning approval before DBI will accept the building application. Projects in former redevelopment areas get an OCII letter instead. DBI also lists other agency prerequisites, including:

• an SFPUC Stormwater Control Plan for projects creating or replacing 5,000 sq ft or more of impervious surface in combined-sewer areas, or 2,500 sq ft in separate-sewer areas
• Public Health Maher Ordinance review for projects in the Maher area that disturb 50 cubic yards of soil or change to a sensitive use
• an asbestos report before a demolition permit

Plan-review queues are long. On October 19, 2026, DBI reported it was assigning In-House projects that arrived before August 11, 2026.

Codes and fees

Applications filed on or after January 1, 2026 must use the 2025 California Codes and the 2025 San Francisco Code Amendments (Building, Electrical, Mechanical, Plumbing, Green Building, Housing and Existing Building codes). There is no grace period.

DBI’s fee tables are in the San Francisco Building Code. Table 1A-A covers valuation-based plan review and permit fees, 1A-C plumbing/mechanical, 1A-E electrical, and 1A-G inspections and 3R reports. A 3R report (Report of Residential Building Record) costs $379 per residential building, or $388.48 with the online card fee. Sellers of residential property are legally required to give one to the buyer.

Scheduling inspections

• PermitSF permits (numbers starting with letters): request inspections from your PermitSF dashboard.
• Older building permits: contractors sign in to DBI’s contractor inspection site. Everyone else calls the Voice Inspection Scheduling System at (628) 652-3401 (24/7) with the permit number and an inspection code.
• Plumbing/mechanical: online through the Permit Tracking System, or by IVR.
• Electrical: contractor sign-in or IVR.

Pay for extra building inspections by emailing [email protected] or in person on the 4th floor of 49 South Van Ness. SF Fire after-hours inspections are requested on the 2nd floor. For extra inspection hours, call (415) 558-3300.

Permit Center hours

The Permit Center is open Monday 9 a.m.–5 p.m. and Tuesday–Friday 8 a.m.–5 p.m. OTC plan review and Print Center queues close at 4:30 p.m. and may close early when the queue reaches capacity. DBI suggests arriving in the morning. The Permit Center help desk for PermitSF questions is (628) 652-4900 (voicemail, with replies within two business days).

Contractors and owners

Licensed contractors using PermitSF should validate their CSLB license and add authorized agents before applying. With an authorization on file at least two business days in advance, non-historic residential reroofing permits can issue immediately. Access to the older online contractor system requires registering with DBI, which takes at least one week. You’ll need your:

• CSLB license
• San Francisco Business Registration Certificate
• workers’ compensation certificate
• signed contractor agreement
• driver’s license

Homeowners can apply as owners using the owner package. They may also hire a licensed contractor for a confidential code inspection before applying.

Floodplain properties

If a property is in a FEMA flood hazard zone on the SF Property Information Map and the work is new construction or costs more than 50% of the structure’s market value, the Floodplain Management Ordinance applies. A California-licensed engineer or architect must stamp the Flood Hazard Zone Protection Checklist in Information Sheet G-28. A FEMA Elevation Certificate is required before final sign-off.