San Francisco, California Building Permits
Learn San Francisco building permit requirements, costs, timelines, zoning, seismic rules, flood and wildfire issues before filing with DBI.
Wind
ASCE 7 basic wind speed: typically about 95 to 100 mph ultimate 3-second gust for Risk Category II, depending on exact location, height, exposure, and proximity to the coast or Bay. Designers should verify parcel-specific criteria using the adopted ASCE 7 hazard maps and DBI requirements.
Snow Load
Ground snow load: minimal to 0 psf for normal San Francisco elevations. Snow loading is generally not a controlling design factor, but roof drainage, wind, seismic, and corrosion exposure can be important.
Flood
San Francisco participates in the National Flood Insurance Program. FEMA Special Flood Hazard Areas are located along portions of the Bay shoreline, Mission Creek, Islais Creek, Hunters Point/Candlestick Point, Treasure Island/Yerba Buena Island, and Ocean Beach-related coastal areas. Projects in A, AE, VE, or coastal flood zones may require floodplain review, elevation certificates, flood-resistant materials, equipment elevation, and compliance with local sea-level-rise and floodplain standards.
Earthquake
Seismic Design Category: generally D for many low-rise structures, with site-specific design potentially resulting in more stringent requirements in liquefaction, bay mud, filled land, soft soil, or high-occupancy conditions. San Francisco is in one of the highest seismic regions in the United States due to the San Andreas and Hayward fault systems.
Wildfire
Most of San Francisco is highly urbanized and not in State Responsibility Area wildfire zones, but localized hillside, open-space, and vegetation-interface areas may have elevated fire exposure. Where a property is in a designated Wildland-Urban Interface or Fire Hazard Severity Zone, California Building Code Chapter 7A and California Residential Code Section R337 ignition-resistant construction may apply, including ember-resistant vents, Class A roofing, tempered glazing, and defensible-space requirements.
Building Department
San Francisco Department of Building Inspection (DBI)
Approval Timeline
Simple trade permits and some minor repair permits can be issued online or over the counter the same day. Residential projects with plans commonly take 4 to 12 weeks for first review, but additions, ADUs, seismic retrofits, historic properties, and projects needing Planning review or neighborhood notification can take several months. Commercial tenant improvements often take 6 to 12 weeks for initial review, with complex restaurants, laboratories, high-rise work, assembly occupancies, or change-of-use projects taking longer. Revisions, interdepartmental routing, and applicant response time can significantly affect the total approval timeline.
Common Requirements
Typical submittals include a completed DBI permit application, construction drawings, site plan, floor plans, elevations, sections, structural details, Title 24 energy documentation, CalGreen notes, smoke and carbon monoxide alarm information for residential projects, and applicable mechanical, electrical, and plumbing plans. Structural calculations are required for engineered work. Many projects also require Planning entitlement information, historic preservation review, fire sprinkler or alarm plans, accessibility details for commercial work, Special Inspection forms, contractor licensing information, and proof of owner authorization. Flood-zone projects may require elevation data and FEMA-related documentation.
Zoning Information
San Francisco uses the San Francisco Planning Code, with zoning districts such as RH, RM, RC, NC, NCT, C, M, PDR, Mixed Use, and special use districts. Zoning controls include permitted uses, density, height and bulk limits, rear-yard requirements, setbacks, open-space requirements, parking and bicycle parking standards, historic preservation controls, and neighborhood-specific design standards. Many residential additions and exterior alterations are subject to Planning review, and some projects require Section 311 or 312 neighborhood notification, conditional use authorization, variance approval, or design review.
Permit Costs
San Francisco permit fees are generally based on project valuation and permit type. Simple trade permits may be a few hundred dollars, while small residential remodels commonly run from about $500 to $3,000 in permit and plan-check fees. Larger additions, ADUs, soft-story retrofits, and major remodels can range from several thousand dollars to $20,000 or more when plan review, school fees, impact fees, inspection fees, and multiple department reviews are included. Commercial projects vary widely based on valuation, occupancy, fire/life-safety systems, accessibility review, and change-of-use requirements.
Engineering Requirements
California-licensed engineering is commonly required for structural alterations, new foundations, retaining walls over typical code thresholds, lateral-force-resisting systems, soft-story retrofits, underpinning, significant deck or roof work, seismic strengthening, hillside or liquefaction-prone sites, and commercial structural work. San Francisco’s high seismic risk means DBI may require stamped structural drawings, calculations, geotechnical reports, Special Inspection programs, and, for certain buildings, review by a California licensed Structural Engineer rather than only a Civil Engineer.
Local Code Adoption
San Francisco enforces the California Building Standards Code, Title 24, with local San Francisco amendments. As of the current California code cycle, permits are generally reviewed under the 2025 California Building Code, 2025 California Residential Code, 2025 California Existing Building Code, 2025 California Fire Code, 2025 California Plumbing, Mechanical, Electrical, Energy, Green Building, and related codes, subject to the effective date of the application and local ordinances.
Typical Projects
Common San Francisco permit projects include residential remodels, ADUs and junior ADUs, kitchen and bathroom renovations, soft-story seismic retrofits, garage infill conversions, roof decks, stair repairs, window replacements, facade changes, restaurant and retail tenant improvements, commercial change-of-use projects, accessibility upgrades, fire alarm and sprinkler work, and repairs to older multi-family buildings.