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1. Why do I need a permit?

The purpose of a building permit is to control the type of construction and use of property. Building permits are based on the California Building Codes, adopted to protect health, general welfare, and the investment in property. Evidence of a building permit is often necessary to obtain financing.

Many permits also require review by the Planning Division. The Planning Division reviews the height, size, and occupancy type of your project, as well as neighborhood concerns.

2. When is a permit required?

A permit is required for any construction, repair, improvement, modification, or demolition.

3. What is exempt from a permit?

A building permit is not required for the following:
1. One-story detached accessory buildings where the floor area does not exceed 120 square feet.
2. Rear fences not over seven feet. Front fences not over three feet.
3. Oil derricks.
4. Movable cases, counters and partitions not over five feet nine inches.
5. Retaining walls that are not over four feet (1, 219 mm) in height measure from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II, or IIIA liquids.
6. Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons and the ratio of height to diameter or width does not exceed 2:1.
7. Platforms and decks not more than 18 inches above grade.
8. Painting, papering, and similar finish work.
9. Temporary motion picture, television and theater stage sets and scenery.
10. Window awnings supported by an exterior wall of Group R, Division 3, and Group U occupancies when projecting not more than 54 inches.
11. Prefabricated swimming pools not exceeding 5,000 gallons and in which the pool walls are entirely above the adjacent grade.

4. How do I obtain a building permit?

Visit the Building Division website for the most current hours information and access to additional resources to obtain a permit.

5. What is the permit process?

Submit the completed application forms along with the appropriate fee. The plans are then reviewed by a Building Plan Checker. Once approved by all Divisions/Departments, a permit is issued. A building permit issued while you wait is called and "Over the Counter Permit". Types of work that can be done over the counter are: - Existing bathroom and kitchen remodels - Repair of existing stucco or siding - Most types of termite repair work - Exterior stair repair - Roof sheathing repair - Replacement of existing windows 

6. When are building plans required?

Plans are required for any addition, alteration or construction of a new structure (Structural and Non-Structural). Some projects that require plan submittals are:
- Removing all or part of a wall
- Skylight
- Changing garage parking or storage areas to a recreation room, play room, or bedroom
- Any addition to the building or property such as adding a deck in the rear yard, constructing a new addition, or adding a new story. Also, building a new deck or enlarging an existing one, when the deck surface is more then 18 inches above the ground. (Check with the zoning codes to see if restrictions apply)
- Changing the number of dwelling units
- For a building permit application that requires plans:
- Submit a minimum of four sets
- Draw to a uniform scale (1/8" = 1 ft. or 1/4" = 1 ft).
- Paper size no less than (11" x 17")
- Draw in a manner so that they can be microfilmed
- Plans must show location, nature and extent of the existing and proposed work.
- Show, in detail, how they conform to the provisions of the code and all other laws and regulations.
- If submitting structural plans, two sets must be submitted, wet stamped and signed by a professional engineer or architect.

A complete plan should illustrate the following items:
- Building location and relationship to the street, sidewalk, property lines and other items on or near the property.
- Distance(s) between the house walls and the front, back, and side lot lines.
- Exterior elevations illustrating the addition or the change being made.
- Plans for each floor being remodeled or added to show both the existing and proposed work.
- Type and size of all building materials to be used. Show connections/attachments.
- Structural drawings and calculations if required.
- Title 24 Part 6 Energy Calculation for new living areas.

Information and forms that have been glued, pasted or taped onto plans are not acceptable, nor is "white-out" allowed on permit drawings.

7. How does the plan check process work?

Prior to getting a permit you might be required to submit your plans for plan check. Submit a minimum of four sets of plans, pay a Plan Check fee that is based on the construction valuation of the proposed project. Allow up to 20 working days for review.

If any department has comments on your project they will issue a correction notice which will be faxed or mailed to the individual who submitted the plans. The applicant should make the corresponding corrections on a new set of plans and re-submit the plans. The plans are put back into the routing system and reviewed a second time.

Once the plans are approved by all departments, we will package your permit for issuance and call the applicant to come pick up the permit. Only the contractor or the homeowner may pull the permit at this time. An agent for the owner or contractor must have a letter from the owner stating that the agent has been given permission to pull the permit.

A Building Permit fee is paid at the time the permit is picked up. This fee is based on the construction valuation and any plumbing, mechanical, or electrical work being done.

8. How do I get my plans checked or reviewed?

To have a plan check consultation you need to speak with a Building Plan Checker. Plan check hours for consultation are Monday through Friday, 9:30am to 11:30am. If you have any problems with these times, make an appointment for a plan check outside of the plan check hours by contacting the Building Division at (650) 522-7172.

9. Do I need an Engineer or Architect?

The California Architect and Engineer Practice Act identifies the types of work that must be prepared and designed by an Architect or Engineer. Even if not required, you may choose to hire one for your project. Owner, contractors, and/or designers can prepare and sign plans for remodeling work or new construction of a single family dwelling of wood frame construction not more than two stories in height with spans between bearing walls not exceeding 25 ft.

However, special structural components such as engineered foundation or shear walls, retaining walls over four feet high, underpinning, rigid frames, structural steel or reinforced concrete or wood trusses, glu-laminated beams, columns and arches shall be designed and signed by a licensed architect, civil engineer or structural engineer.

10. May I do the work myself?

Yes, you can do the work on your own residence. You may also hire another person or a contractor to do the work on your own home. Contractors must be licensed and maintain the proper insurance and business license. State law requires workers' compensation insurance be provided for all workers, so be sure you or the contractor can provide workers' compensation insurance.

11. How do I know which materials are approved for construction?

Some products commonly used in home remodeling projects require prior approval by the Building Division, or listed by a nationally recognized independent agency. Some of the listing agencies are Underwriters Laboratories (UL), American Gas Association (AGA), and the International Conference of Building Officials (ICBO). Some agency listings include prefabricated fireplaces and stoves, furnaces and heaters insulation, etc. When you have identified a specific brand and model you want to install, check with the Building Division to see if it has been approved for use in the City of San Mateo.

12. What is an "Over-The-Counter" Mechanical Permit

Some permit applications for mechanical work can be approved over-the-counter. Examples include:
- Installation of a new furnace in the same location or replacement of an existing furnace.
- Installation of any listed appliance in strict accordance with manufacturer's instructions for residential single family dwellings.
- Minor addition of fan fixtures, ventilation units, or replacement of ducts or mechanical units within a residential single family dwelling.

13. What is an "Over-The-Counter" Plumbing Permit?

Some permit applications for plumbing work can be approved over-the-counter. Examples include:
- Replacement of residential water heaters.
- Sewer replacement/repairs to residential dwellings, (note: work being done in the public right-of-way requires an encroachment permit issued by the Department of Public Works).
- Residential gas piping repairs/replacements.
- Replace/repair water piping in residential dwellings.
- Replace/repair drains or vents in residential dwellings.
- The installation of residential lawn sprinklers.

14. What is an "Over-The-Counter" Electrical Permit?

Some permit applications for electrical work can be approved over-the-counter. Examples include:
- Residential electrical service upgrade.
- Installation/Replacement of receptacles, switches, lighting outlets, or lighting fixtures.
- Temporary power poles.

15. Are there any recycling or waste reduction requirements associated when applying for a building permit?

The Green Building Code requires a construction and waste management form to be completed prior to permit issuance and a minimum of 65% of nonhazardous construction and demolition waste to be recycled.  The City of San Mateo holds a deposit until the end of the project.  When the recycling receipts are turned in and it is verified that 65% or more was recycled, a reimbursement will be issued.

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