What permits do I need in San Francisco?
Answered by Netanel Presman, General Contractor (CSLB #1105249) · Updated
Short answer
San Francisco requires a building permit from SF DBI for structural work, additions, most kitchen or bath remodels, electrical work, plumbing work, or change of use. The SF Planning Department separately reviews any exterior change in designated Article 10/11 historic districts and conditional-use work. Over-the-counter permits are available for simple like-for-like work; major alterations require plan check.
In detail
San Francisco's permit process sits in three layers:
- SF DBI (Department of Building Inspection) — issues building, electrical, plumbing, mechanical, and boiler permits. Also handles plan review for most residential alteration work.
- SF Planning Department — reviews any work that affects zoning, exterior appearance, land use, or conditional use. Mandatory notification of neighbors (§311 / §312) applies to many residential alterations — even interior — if they expand the building envelope.
- SF Fire Department — reviews sprinkler, fire alarm, and life-safety plans for multifamily and mixed-use.
Common SF remodel permit triggers:
- Kitchen remodel — building, electrical, plumbing, mechanical permits if any circuit is added or plumbing relocated. Over-the-counter OK for pure fixture swap.
- Bathroom remodel — same triggers as kitchen. Additionally, any unit in a multi-unit building may trigger Fire Department sprinkler review.
- ADU — SF permits ADUs under state law ministerial approval, plus local SF ADU Program incentives. 60-day approval clock applies.
- Soft-story retrofit — mandatory seismic retrofit for wood-frame buildings with 3+ stories and 5+ units built before 1978. SF Ordinance 66-13.
- Facade alteration in Article 10/11 — Landmarks Preservation Advisory Board review adds 3-9 months.
Approximate SF DBI fees (2026):
- Residential alteration building permit: $500-$4,000+ depending on valuation
- Electrical permit: $200-$600
- Plumbing permit: $250-$700
- Mechanical permit: $150-$400
- Plan check (for non-OTC work): 60-80% of permit fee
Timeline:
- OTC (over-the-counter) permits: same day
- Standard plan check: 4-8 weeks first review + 2-4 weeks per correction cycle
- Complex alteration with 311 notification: 4-9 months
- Historic district (Article 10/11): 9-15 months
AskBaily's SF scoping identifies which of the three layers your project will touch and sequences the permit path.
Sources
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