San Francisco Building Permit Online: Step-by-Step Guide (2026)

You can now submit many San Francisco building and trade permits online. The exact process depends on your project.

Simple work may qualify for a PermitSF application or over-the-counter approval. Larger projects usually require electronic plans and in-house review by the Department of Building Inspection (DBI), with Planning approval where required.

This guide explains how to choose the right path, prepare your documents, submit online, understand fees and timelines, and avoid common delays.

DBI and San Francisco Planning are separate departments sharing the Permit Center at 49 South Van Ness Avenue.

Start with the correct permit path

San Francisco directs applicants into four main application paths:

PermitSF Portal: For eligible permits submitted online through the city's digital system.
Contractor permits: For certain no-plan permits issued immediately to registered contractors.
Over-the-Counter (OTC): For projects that can be reviewed quickly, sometimes with plans.
In-House Review: For larger or more complex projects requiring formal plan review.

Start with the city's permitting information hub and identify the permit type before preparing your application. Online submission and OTC review are not interchangeable: one describes how you file, while the other describes how the city reviews your project.

Step 1: Confirm what your project includes

Write down the full scope of work before you apply.

Include:

Structural changes
Wall removal or layout changes
New or relocated plumbing fixtures
New electrical circuits or panel work
Heating, ventilation, or air-conditioning work
New windows, doors, or exterior finishes
Added square footage
A new dwelling unit or ADU
Work in a historic district or special zoning area

One project can require several permits. For example, a kitchen remodel may need:

A building alteration permit
A plumbing permit
An electrical permit
A mechanical permit, depending on range-hood or HVAC scope

Electrical work generally requires its own permit when you add wiring, circuits, outlets, panels, or equipment. See our San Francisco electrical permit guide for the details.

For an ADU, garage conversion, or added housing unit, review our San Francisco ADU permit guide.

Step 2: Check whether your permit is available online

The city's current application options list permits available through the PermitSF Portal, including:

Electrical permits without plans
Plumbing and mechanical permits without plans
Eligible in-kind, nonstructural kitchen and bathroom remodels
Reroofing without plans
In-kind door replacement
In-kind window and skylight replacement
In-kind siding replacement
Fire alarm and fire sprinkler permits
Signs and awnings

Each permit type has its own eligibility rules. You need to create a free PermitSF account before applying. Follow the payment instructions shown for your application; confirm available payment methods with the Permit Center if you cannot use the online option.

Kitchen and bath permits have specific eligibility limits

The city's online kitchen and bath application is for in-kind, nonstructural work. To qualify, the work must:

Not involve removing or moving walls and not require plans
Be in an R-3 residential building, or a unit in an R-2 apartment building constructed before 1991
Remodel a legally permitted kitchen or bathroom, rather than legalize an unpermitted one

Check the occupancy and construction information in the Property Information Map. Do not assume that every apartment or every kitchen remodel qualifies.

The city directs R-3 work requiring plans, R-2 buildings constructed after 1991, and legalization of unpermitted kitchens or baths to its OTC interior-remodel instructions with plans. Work in buildings that are not R-2 or R-3 follows the in-house review instructions. If your building was constructed in 1991 or its classification is unclear, ask DBI which path applies.

Online availability continues to change as San Francisco adds permit types to PermitSF. Check the city's current options before planning your project around a particular online workflow.

Step 3: Decide between OTC and in-house review

Over-the-counter permits

OTC permits are for work that DBI can review quickly.

Some OTC permits do not require plans. Others still require a plan set but can be reviewed at the Permit Center without entering the longer in-house review queue.

Examples can include:

Reroofing
Kitchen and bathroom remodels
Interior remodels
New windows or doors in new locations
Qualifying decks and stairs
New mechanical equipment
Some exterior façade work
Certain structural strengthening work

OTC does not always mean “no plans.” DBI decides whether your project qualifies based on the actual scope, property, and required reviews. Kitchen or bath work that changes the layout needs plans even when it goes over the counter, so plan-review fees can still apply.

Eligible permits may be reviewed the same day, but corrections or additional approvals can delay issuance. Confirm the current review process rather than treating same-day service as a guarantee.

In-house review

In-house review is used for larger or more complex projects.

This path commonly applies to:

ADUs and unit legalization
New construction
Additions
Extensive structural remodels
Projects that add or remove a dwelling unit
Hillside or landslide-area projects
Foundation replacement with other major scope or required multi-agency review
Complex excavation or shoring
Projects requiring several city departments

In-house applications are submitted online for electronic plan review. DBI may route the application to Planning, Fire, Public Works, SFPUC, Public Health, or other agencies. ADUs and some other project types have separate application instructions, so start with the city's directions for your specific project.

Step 4: Check required Planning approvals

Some projects need Planning approvals or supporting zoning documentation. For the in-house application path, the city's step-by-step instructions direct applicants to obtain required zoning approval before submitting the building permit application.

Check San Francisco Planning's approval guidance and permit information to determine whether your project needs:

Zoning approval
Historic-resource review
Neighborhood notification
A separate Planning application
A Planning approval letter

Include the required approval letter or supporting documentation with your DBI application. Do not assume that Planning approval can always wait until DBI review is underway.

The shared Permit Center at 49 South Van Ness makes it easier to contact multiple agencies in one location. However, Planning and DBI still have separate responsibilities and review requirements.

Step 5: Gather your forms and documents

For an in-house building permit, DBI may require:

The correct building permit application form
Permit applicant and authorized agent form
Property owner authorization
Architectural plans
Structural plans and calculations
Mechanical and electrical plans
Title 24 energy documents
Green Building forms
Special inspection forms
Acoustical reports for certain new residential buildings
SFPUC documentation
Construction waste documentation
Fire flow or water flow information
Public Works permits for work in the sidewalk or street

DBI uses different forms for different project types, including Forms 1/2 for new construction, Forms 3/8 for alterations, Form 5 for grading and excavation, and Form 6 for demolition. Use the forms linked in the city's application instructions for your project, rather than assuming that every item on this list applies.

Plans must be uploaded as PDFs that meet the city's electronic plan review requirements. Include the required Back Check page.

The required filename is one name containing these parts:

[Number Prefix]-[Document type]-[Revision Number] [Application Number]_[Type / Count of Addenda]

The addenda portion applies when relevant. If you do not have an application number yet, use the project street address instead. Use revision labels such as REV0 for the first submission and follow the examples on the city's PDF and plan-naming page.

Step 6: Submit the application online

For in-house review, follow the city's building permit application instructions and submit through its application form.

During intake, you should receive:

Confirmation that the application was transmitted
A permit application number in a subsequent confirmation
Access to status tracking
A request for the initial filing fee when the application is accepted for payment

These steps do not necessarily happen at the same time. The city performs a completeness review, checking the required forms, plans, approvals, and supporting documents. Formal plan review follows payment of the required filing fee.

If information is missing, DBI sends a correction or incomplete-application notice. Respond carefully and upload every requested item together when possible.

Step 7: Pay the correct fees

San Francisco building permit fees depend mainly on project valuation and review type. DBI's current fee schedules are published as July 12, 2026.

For building alterations and new construction, the main charges can include:

Plan review fees
Permit issuance fees
State-mandated fees
Applicable department or program charges
Separate plumbing, electrical, and mechanical permit fees

Table 1A-A lists separate Plan Review Fee and Permit Issuance Fee columns. A project requiring plans can incur both, even if it qualifies for OTC review. Trade-permit charges depend on the work and the applicable fee category.

There is no single total for “a kitchen permit” or “a bathroom permit.” A project with new circuits, plumbing work, and mechanical work can require several separately priced permits. Planning or utility charges can also apply depending on the project.

Use the current schedules for each required permit and confirm the final amount with DBI. Do not treat a sample combined fee as a quote for your property.

For a detailed breakdown, see San Francisco building permit cost and timeline and our kitchen remodel permit cost guide.

Step 8: Respond to review comments

DBI and other departments may return comments on your plans.

Typical correction items include:

Missing dimensions
Incomplete floor plans
Incorrect zoning information
Missing Title 24 documents
Unclear structural details
Incomplete owner authorization
Missing fire or energy information
Unresolved prior permit issues

Respond to every comment directly. Use a clear revision list and upload corrected plans in the required format. The city conducts electronic plan review using Bluebeam Revu; applicants can also receive comments as emailed PDFs and use the city's instructions for resubmitting plans.

Multiple correction cycles can add weeks or months. DBI states that completeness reviews requiring three rounds of evaluation and applicant resubmissions, and plan reviews requiring three rounds of comments, revisions, and resubmissions, are escalated to a DBI supervisor to help address the comments. Escalation is not a promise of automatic approval.

Step 9: Receive the permit and schedule inspections

Once all required reviews are complete:

Pay remaining permit and agency fees
Complete any final declarations
Receive or download the approved documents as directed for your permit
Post the permit or job card as required
Schedule inspections before covering the work

Trade permits may be separate from the main building permit. Your project may need individual plumbing, electrical, and mechanical inspections.

For online kitchen/bath permits with related electrical and plumbing work, the city says that those trades must pass final inspection before you can schedule the kitchen/bath remodel's final inspection.

Do not begin construction just because an application has been submitted. Wait until the required permits are issued.

What is the building permit timeline in San Francisco?

Your building permit timeline depends on the review path.

Simple online permits: Some eligible contractor permits can be issued immediately; other applications require staff review.
OTC permits: Eligible applications may be reviewed the same day, but corrections and other approvals can add time.
In-house review: Usually takes substantially longer and may involve several correction cycles.
ADUs and major additions: Can take months, depending on Planning, DBI, utilities, and design revisions. Inspections add further steps after issuance.

DBI states that it aims to comment on or approve certain new residential buildings with 1–10 units and no floors above 40 feet within 30 business days after the filing fee is paid, as noted on the city's in-house review page. That is a service target for a defined project category, not a guaranteed timeline for every permit.

Common mistakes that cause delays

Avoid these problems:

Applying before checking the property. Historic status, hillside conditions, prior violations, and special zoning can change the review path.
Submitting only the main building permit. Plumbing, electrical, and mechanical permits may be separate.
Using the wrong application form. Different project types require different forms and supporting documents.
Uploading incomplete plans. Missing dimensions or details can trigger corrections.
Ignoring Planning requirements. Your application may need zoning approval or other Planning documentation before submission.
Using incorrect filenames. Follow the city's single-filename format and use the street address if you do not yet have an application number.
Understating project valuation. Include the authorized work's materials and labor; check DBI's valuation requirements.
Starting work before issuance. An application number is not a permit.

Get your project-specific permit plan

The fastest way to reduce uncertainty is to identify every permit before you submit.

Permit Compass helps you:

Identify required building and trade permits
See whether your project may fit OTC or in-house review
Prepare pre-filled application forms
Estimate fees
Organize inspection steps
Flag property-specific requirements

Get your project-specific permit plan →

Related San Francisco permit guides

Sources

Disclaimer: This guide is for general information only and is not legal, code, or permit advice. Permit Compass is not affiliated with the City and County of San Francisco. Always confirm current requirements with the city before you apply.

Fee note: Consult DBI's current schedules for your project. The schedules referenced here are published as July 12, 2026, and fees are subject to change.

How to Get a San Francisco Building Permit Online in 2026 (Step-by-Step)