Obtaining A Building Permit in San Francisco 1

To an outsider, the building permit process in San Francisco appears difficult, complicated, politicized, and arbitrary. To an experienced architect, however, it is in fact difficult, complicated, politicized, and reasonably predictable. The San Francisco Planning Department and the Department of Building Inspection – two very different departments with sometimes competing priorities – do a good job of providing consumers with information through their websites, and they maintain information counters for consumers and professionals alike to consult freely with questions.

Not all projects require permits, but if your project already requires you to hire an architect, the chances are very high that you also need a permit or several permits.

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The property owner, the architect, or the contractor must apply in person for a building permit, although only the owner or contractor may pick up the issued permit. Once the permit is issued, work can start immediately (except demolition permits, which require a 15 day wait), however, be aware that any permit can be appealed through the Board of Appeals within 15 days of issuance. If your permit is appealed and you lose, you may be liable to correct any work performed in that 15 day period.

Work must start within 90 days of permit issuance, with “start” defined as calling a first inspection. Permits expire from 4 months to 4 years after they are issued depending upon the cost of the project. Extensions can be requested and require a modest fee.

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WHEN IS A BUILDING PERMIT REQUIRED?
(from Section 106 of Building Code)

Almost all types of home alteration or remodeling require a permit from the Department of Building Inspection. Since the type of work requiring permits is so broad, it is easier to list those items that do not require permits. The following items DO NOT require a permit:

One-story detached accessory buildings or structures used as tool and storage sheds, playhouses and similar uses, provided the projected roof area does not exceed 100 square feet.
Wood, metal or plastic fences not over 6 feet in height located at the rear and side lot lines of the property, and all fences not over 3 feet in height along the front of the lot.
Amusement devices not on fixed foundations.
Movable cases, movable counters and movable partitions not over 5 feet, 9 inches high.
Retaining walls which are 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 III-A liquids.
Water tanks supported directly upon grade if the capacity does not exceed 5000 gallons and the ratio of height to diameter or width does not exceed two to one.
Platforms, walks and driveways, when not a part of an exit, and not more than 30 inches above grade or over any basement or story below. Where more than 200 square feet of ground is paved or covered, a plumbing drain permit is required.
Painting, papering and similar finish work.
Temporary motion picture, television and theater stage sets and scenery.
Minor repairs to existing interior plaster, except when part of a fire-resistive assembly such as any wall along the property line.
Prefabricated swimming pools accessory to a Group R, Division 3 Occupancy in which the pool walls are entirely above the adjacent grade if the capacity does not exceed 5000 gallons.
Reroofing without the installation, repair or removal of roof sheathing, if the surface area of roof being worked on does not exceed 25% of the entire surface area.
Surface mounting of readily removable materials on interior walls.
Installations of replacement of floor coverings in areas other than bathrooms and toilet rooms not requiring the removal of existing required flooring.
Repair and replacement of glazing in conformity with the code, and provided wire glass shall be replaced in kind.
Replacement of doors, except garage doors, in all occupancies, provided they are not required to be fire-resistive assemblies by the code.
A system of six or less automatic fire sprinkler heads. Plumbing permits shall be required when not more than six heads are involved and both a plumbing and building permit shall be required when more than six heads are involved.


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