All figures below are based on DBI's July 2026 fee tables unless otherwise noted. They cover DBI permit fees only—not construction, contractor, or architect costs, and not project-specific Planning or SFPUC charges.
| Project type |
OTC/no-plans DBI total |
If DBI requires plans/review |
| Water heater swap (like-for-like) |
~$435–$801 (Plumbing $290 + Boiler Maintenance Program permit $145 online/$221 in-house + Mechanical $290 if venting changes) |
Confirm the required trade-permit scope with DBI |
| Simple electrical circuit (up to 10 outlets) |
$305 flat |
$305 flat for this listed electrical category |
| Bathroom remodel (~$30,000 valuation) |
~$1,101 (Issuance ~$506 + Plumbing $290 + Electrical $305) |
~$2,205 (Plan Review + Issuance ~$1,610 + Plumbing $290 + Electrical $305) |
| Kitchen remodel (~$50,000 valuation) |
~$1,707 (Issuance ~$677 + Plumbing $290 + Mechanical $290 + Electrical $450) |
~$3,378 (Plan Review + Issuance ~$2,348 + Plumbing $290 + Mechanical $290 + Electrical $450) |
| Roof replacement (single-family/duplex) |
$320 flat |
Confirm any additional review requirement with DBI |
| Roof replacement (all other buildings) |
$556 flat |
Confirm any additional review requirement with DBI |
| Solar PV (10kW or less) |
$320 flat |
Confirm any additional review requirement with DBI |
| Level 2 EV charger (225A service or less) |
$450 flat |
Confirm any additional review requirement with DBI |
| Whole-home remodel (~$500,000 valuation) |
Not an OTC/no-plans example |
~$10,669 building permit fee alone, plus sub-permits for each trade involved |
| Attached ADU / garage conversion |
Not an OTC/no-plans example |
Building permit fee scales with valuation, plus applicable sub-permits and project-specific Planning or SFPUC charges |
| Detached ADU |
Not an OTC/no-plans example |
Building permit fee scales with valuation, plus applicable sub-permits and project-specific Planning or SFPUC charges |
For the bathroom and kitchen examples, the OTC/no-plans column uses only DBI's Permit Issuance Fee from Table 1A-A. The plans/review column uses the combined Plan Review Fee plus Permit Issuance Fee. DBI determines which path applies at intake; do not assume that a project qualifies for OTC solely because it is a kitchen or bathroom remodel. For whole-home remodels and ADUs, use the fee formula below and San Francisco Planning's Digital Impact Fee Calculator for your specific project rather than relying on a generic total.
The building permit fee formula (Table 1A-A)
DBI's Table 1A-A has two columns: a Plan Review Fee and a Permit Issuance Fee. For an OTC application DBI accepts without plans, use the Permit Issuance Fee column. When DBI requires plans or review, the building-permit charge includes both columns. At $30,000 valuation, the issuance fee is about $506 and the combined total is about $1,610; at $50,000, the issuance fee is about $677 and the combined total is about $2,348. At $500,000, the combined total is about $10,669.
Your valuation should reflect all construction costs, including materials, labor, fixtures, and appliances. Under-reporting valuation can trigger DBI audit issues and penalties. For the separate work-without-permit penalty, see our guide to unpermitted work consequences.
Sub-permit fees are categorical fees, not ranges
- Plumbing (Category 1P—single residential unit, including a single kitchen or bathroom remodel): $290
- Mechanical (Category 1M—single residential gas appliance, such as a furnace, hydronic heat, or heat pump): $290
- Electrical (Category 1, residential): $305 for up to 10 outlets, $450 for 11–20 outlets, $580 for up to 40 outlets including up to a 200A service upgrade, and $740 for more than 40 outlets
A kitchen remodel that moves the sink, adds outlets, and re-ducts a range hood may need a building permit plus plumbing, electrical, and mechanical sub-permits—each billed in its own category.
Why costs and timelines vary so much
Two projects that look similar can cost and take dramatically different amounts to permit. A few factors drive the variance.
Factor 1: Which review track applies
San Francisco has two main paths for building permits.
Over-the-Counter (OTC). DBI offers OTC review for projects requiring less than one hour of plan review. Many standard residential projects qualify, but eligibility depends on the actual scope and address.
In-house review. DBI uses in-house review for more complex projects that need electronic or paper plan review, Planning review, structural engineering review, or other specialty review. Fees can include time-and-materials plan review where Table 1A-A does not cover the work.
Your project's review track is largely determined by:
- Whether the work is within the existing footprint or expands the building
- Whether the work touches exterior appearance or requires Planning review
- Whether the project changes the number of dwelling units (in-house review)
- Whether the property has a historic-resource, Coastal Zone, or other location-specific review trigger
Factor 2: How many sub-permits apply
Every building project has a building permit but may need multiple sub-permits, each with its own fee category. A kitchen remodel that moves the sink, adds new outlets, and re-ducts the hood can involve four separate permit fees.
Factor 3: Property-specific overrides
Certain property attributes add cost, timeline, or both:
- Historic-resource properties. Planning's review may involve Historic Resources Review, a Permit to Alter, or other preservation processes depending on the property and scope.
- Coastal Zone properties can require additional review for applicable exterior work.
- Special Use Districts may require Planning review that would not otherwise apply.
- Properties with prior unpermitted work flagged in DBI records may require legalization before a new permit can issue.
What determines your permit COST in detail
Beyond project type and sub-permits, several specific factors affect the exact fee you'll pay.
Project valuation drives the base building permit fee
See the formula and worked examples above. Your valuation should reflect actual total construction cost.
Plan check fees for in-house review
For work not covered by Table 1A-A, DBI's current schedule lists plan review and back-check fees at $602 per hour, with a one-hour minimum. Multiple revisions or corrections can add review time.
Impact fees for projects that add square footage or dwelling units
Impact fees help fund public facilities and services affected by development. Whether they apply—and the amount—depends on the project type, size, location, and any applicable exemption. Use San Francisco Planning's Digital Impact Fee Calculator for a project- and address-specific estimate instead of relying on a flat range.
Utility connection fees for new dwelling units
Utility costs depend on the existing service and the proposed work. SFPUC's ADU guidance says water and wastewater capacity charges do not apply when a single-family residence adds an ADU; voluntary meter upgrades or a separate meter can still carry water-service installation fees. Multi-unit properties adding ADUs can face capacity charges and installation fees when a larger or separate meter is required. Confirm the property-specific result with SFPUC Capacity Charges.
Historic district review fees
Planning's current fee schedule lists Historic Resources Review at $2,700. An administrative Minor Permit to Alter is billed time and materials; a Major Permit to Alter is listed at $13,110. These categories do not apply to every historic-resource property, so confirm the applicable process with San Francisco Planning Historic Preservation.
What determines your permit TIMELINE in detail
Cost surprises are often more predictable than timeline surprises. The review process depends on scope, application completeness, department coordination, and current workload, so this guide describes the process rather than promising a fixed number of days.
The review track sets the baseline
- Over-the-Counter (OTC): qualifying permits can be issued the same day, but DBI may require additional information or corrections before issuance.
- In-house review: projects requiring formal plan review, Planning review, or coordination across departments take substantially longer and are commonly measured in months rather than weeks.
Correction cycles are the biggest timeline variable
Corrections can add time on either review track. Common corrections include:
- Missing or incorrect dimensions on drawings
- Missing energy compliance forms (Title 24)
- Missing fire sprinkler compliance for certain projects
- Zoning or setback errors
- Missing owner or contractor signature on required forms
Each correction round adds review and response time. Complete, accurate drawings and forms help avoid preventable back-and-forth, but the number of corrections depends on the project.
Departmental coordination adds time
Projects that trigger multiple departments—DBI, Planning, Fire, or SFPUC, for example—can take longer because each agency may need to review and comment.
Historic-resource and Coastal Zone review
Historic-resource review examines whether applicable work affects a resource's historic character. Coastal Zone review can apply to certain projects in the Coastal Zone. Both add project-specific process steps, so confirm the review path for the address and scope before making a construction schedule.
Workload and application timing
DBI workload and application complexity can affect review time. A reliable way to plan is to ask DBI or a qualified local professional for a current, project-specific estimate rather than timing a filing around assumed seasonal patterns.
How to reduce your permit cost
Five specific tactics that materially lower total permit spending:
1. Design toward OTC eligibility when it fits the project. A simpler scope that qualifies for OTC review can reduce review steps, but DBI determines eligibility based on the final scope and address.
2. Submit complete, accurate applications the first time. Each correction round can add re-review time and, where time-and-materials billing applies, additional cost.
3. Verify property-specific factors early. Check historic-resource, Coastal Zone, and Special Use District status before finalizing design. If a review applies, budget from the current fee category rather than a generic estimate.
4. Use the Digital Impact Fee Calculator for larger projects. For additions, ADUs, or projects adding square footage, run the calculator before final design decisions and verify any available exemption.
5. Ask before separating a large scope. Some work may be separable, but phasing can add its own filings, fees, and coordination issues. Confirm a proposed approach with DBI or a qualified professional.
How to reduce your permit timeline
Timeline reduction strategies:
1. Use the OTC track when eligible. Ask DBI to confirm the review path for the actual scope rather than assuming that interior work or a small project will qualify.
2. Consider a Planning pre-application meeting—but budget for it. Planning's current schedule lists a department-facilitated pre-application meeting at $1,373. A Project Review Meeting is $581 for five or fewer dwelling units or affordable housing projects, and $1,373 for six or more dwelling units or commercial projects.
3. Complete drawings from the start. Missing dimensions, incomplete plans, or missing forms can trigger correction cycles.
4. Use help that matches the scope. A licensed contractor, architect, or permit professional familiar with San Francisco can help identify the required applications and sub-permits.
5. Submit a complete application. A thorough, well-documented application is a more reliable planning lever than an assumed seasonal timing strategy.
When to hire help
Situations where hiring a permit consultant or expediter may be worthwhile:
Complex projects with multiple departments involved. ADUs, whole-home remodels, additions, and projects touching Planning review can benefit from professional handling.
Historic-resource properties. Historic Preservation review can add process complexity that a specialist can help navigate.
Time-critical projects. If a construction start date is fixed, professional assistance can help identify the required filings and review steps before work is scheduled.
For standard residential remodels, many homeowners can start by using Permit Compass to generate a permit plan with project-specific forms and filing guidance for $49.
Common cost and timeline surprises to avoid
Common surprises that catch San Francisco homeowners:
Surprise 1: The building permit doesn't cover plumbing or electrical work.
Sub-permits are separate filings with separate fees. A kitchen remodel with moved plumbing and new outlets can need a building permit plus plumbing and electrical sub-permits. Missing a required permit can fail inspection and lead to retroactive filing and penalties; see our guide to unpermitted work consequences for the applicable penalty structure.
Surprise 2: Historic-resource review can affect an otherwise simple project.
If a project affects windows, exterior doors, or other visible features, historic-resource review may apply. Check the property's status and the proposed scope with Planning instead of assuming the review path.
Surprise 3: Impact fees and utility work can be separate from the building permit.
Adding space or a dwelling unit can trigger project-specific impact fees and, depending on the property, utility installation or capacity charges. These are separate from the DBI building permit fee.
Surprise 4: Correction cycles add real time.
Corrections add review and response time. Complete plans and forms reduce avoidable back-and-forth, but no source supports a fixed number of correction cycles for every applicant.
Surprise 5: Prior unpermitted work must be legalized first.
If DBI's records show unpermitted prior work at a property, it may require legalization before a new permit can issue.
Surprise 6: Contractor timeline vs permit timeline.
Permits do not include construction time. Total project timing includes permit review, contractor scheduling, construction, inspections, and final sign-off.
What Permit Compass tells you
If you enter your project details in our free questionnaire, you get:
- Every specific permit your project requires
- Whether you're likely to qualify for OTC or need in-house review
- The exact forms, pre-filled with your project details
- Current fee estimates based on project value and the DBI fee schedule
- The inspection sequence you'll follow
- Property-specific factors that apply (historic, Coastal Zone, Special Use District)
- Permit history at your address
For $49, you get the answers in one place instead of assembling them from DBI's fee tables, contractor advice, and online research.
→ Get your specific permit plan — $49
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