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🏙️ Bay Area Building Department Guide

If you've never pulled permits in Silicon Valley, you're in for a learning experience. Every city in the Bay Area runs its own building department with its own application process, plan check timeline, fee structure, and inspection requirements. What works in San Jose may not work in Mountain View. What's standard in Palo Alto may confuse staff in Santa Clara.

This guide covers the major Silicon Valley jurisdictions that contractors encounter most frequently.

Key Principle

Assume nothing transfers between cities. Even though these cities are geographically adjacent — some literally share a street — their building departments operate independently. Plan check requirements, online portals, fee calculations, and inspection scheduling all differ. The 20 minutes you spend understanding a city's specific process before you apply will save you days of delays.

The Bay Area Permit Landscape​

Why It's Fragmented​

FactorReality
Home ruleCalifornia cities have broad authority to adopt and enforce their own building codes
Local amendmentsCities can (and do) add requirements beyond the California Building Code
Staffing levelsPlan check turnaround varies dramatically based on department staffing
Technology adoptionSome cities are fully online; others still require paper
Political prioritiesSome cities prioritize fast permitting; others prioritize thorough review

California Building Code Baseline​

All Bay Area cities enforce the California Building Code (CBC) — Title 24 — which is the California-amended version of the International Building Code (IBC). But each city may add local amendments on top of Title 24 that cover:

  • Green building requirements (CALGreen + local additions)
  • Solar and EV readiness (some cities exceed state minimums)
  • Accessibility (city-specific path-of-travel triggers)
  • Seismic requirements (some cities are stricter than CBC in specific areas)
  • Fire department requirements (separate review, separate fees)

San Jose​

Population: ~1,000,000 | Department: Planning, Building and Code Enforcement (PBCE)

San Jose is the largest city in the Bay Area and has one of the highest-volume building departments in the state.

Key Facts​

FactorDetails
Online portalsjpermits.org (Amanda system)
Electronic plan submissionYes — required for most project types
Over-the-counter permitsAvailable for minor work (water heaters, re-roofing, etc.)
Plan check turnaround4–8 weeks for residential; 8–16 weeks for commercial (varies by volume)
Express plan checkAvailable for additional fee (~50% surcharge) — cuts time roughly in half
Inspection schedulingOnline through the portal; typically next-day or same-day availability
Fee structureBased on project valuation using ICC valuation tables
Fire reviewSeparate San Jose Fire Department review required for commercial

What Contractors Should Know​

IssueDetails
Expedited reviewAvailable for an additional fee — worth it for time-sensitive projects
Deferred submittalsAllowed for certain systems (fire sprinkler, structural steel details) — but must be tracked
Grading permitsSeparate from building permits — required for any significant earth movement
Encroachment permitsNeeded for work in the public right-of-way (sidewalks, streets) — separate department
Green buildingSan Jose has adopted Reach Code requirements that exceed CALGreen in some areas
ADU permitsStreamlined process for Accessory Dwelling Units — state law limits local restrictions
Plan check correctionsCan significantly extend timeline — submit complete plans the first time

Common Pitfalls in San Jose​

PitfallHow to Avoid
Incomplete applicationsUse the PBCE checklists — they reject incomplete submittals upfront
Missing fire reviewCommercial projects need separate fire department plan check — submit simultaneously
Not requesting express reviewIf schedule matters, pay for express — standard queues can be unpredictable
Encroachment permit timingApply early — encroachment has its own timeline that doesn't sync with building permits

Sunnyvale​

Population: ~155,000 | Department: Community Development — Building Division

Key Facts​

FactorDetails
Online portalSunnyvalePermits.com
Electronic plan submissionYes — Bluebeam-based electronic review
Over-the-counter permitsAvailable for qualifying work
Plan check turnaround3–6 weeks for residential; 6–12 weeks for commercial
Inspection schedulingOnline or phone; generally next-day availability
Fee structureValuation-based with specific fee schedules published online
Special inspectionsThird-party special inspections required and must be coordinated with building department

What Contractors Should Know​

IssueDetails
Design reviewProjects in certain zones require Design Review Committee approval before building permit application
Heritage preservationAdditional review for properties in heritage resource areas
TI permitsTenant improvement permits for commercial spaces — specific submittal requirements
Solar permitsStreamlined process per SB 379 — expedited residential solar
Stormwater (C.3)Projects creating/replacing impervious surfaces over certain thresholds trigger stormwater requirements
Utility coordinationSilicon Valley Power (Sunnyvale's municipal electric utility) has its own review process

Common Pitfalls in Sunnyvale​

PitfallHow to Avoid
Skipping design reviewCheck if the project zone requires Design Review — applying without it wastes time
Underestimating stormwaterC.3 requirements can add significant site work — evaluate early in design
Municipal utility coordinationSunnyvale has its own electric utility — don't assume PG&E processes apply

Mountain View​

Population: ~82,000 | Department: Community Development — Building Division

Home to Google's headquarters, Mountain View has significant commercial and office construction activity.

Key Facts​

FactorDetails
Online portalmountainview.gov/building
Electronic plan submissionYes — through the city's online portal
Over-the-counter permitsAvailable for minor work with same-day issuance
Plan check turnaround4–6 weeks for residential; 6–14 weeks for commercial
Inspection schedulingOnline; inspections typically available next business day
Fee structureValuation-based; fee calculator available online
Green buildingStrong Reach Code requirements — exceeds state CALGreen in several areas

What Contractors Should Know​

IssueDetails
Precise PlanMountain View's specific plan for the North Bayshore area (Google campus) has unique development requirements
Community benefitsLarge projects may trigger community benefit requirements
Below market-rate housingCommercial development can trigger housing linkage fees
Transportation demand managementRequired for larger commercial projects
Tree removal permitsHeritage and protected trees require separate permits — can affect site work
Noise ordinanceConstruction hours: typically 7 AM – 6 PM weekdays, restricted weekends

Common Pitfalls in Mountain View​

PitfallHow to Avoid
Precise Plan area requirementsCheck if the project is within a specific plan area — additional requirements apply
Tree surveyGet an arborist survey before design if the site has mature trees — protected trees constrain the site plan
Noise restrictionsPlan your schedule around construction hour limitations — weekend work may require special permission

Palo Alto​

Population: ~68,000 | Department: Development Services — Building Division

Palo Alto is known for having one of the most thorough (and time-consuming) building departments in the Bay Area.

Key Facts​

FactorDetails
Online portalcityofpaloalto.org/building
Electronic plan submissionYes — Accela-based system
Over-the-counter permitsLimited availability — appointment recommended
Plan check turnaround6–10 weeks for residential; 10–20+ weeks for commercial
Inspection schedulingOnline through Accela; schedule 24–48 hours in advance
Fee structureAmong the highest in the Bay Area — budget accordingly
Architectural reviewRequired for most exterior changes — can add months

What Contractors Should Know​

IssueDetails
Architectural Review Board (ARB)Required for most new construction and significant exterior changes — adds 2–6+ months
Individual reviewPalo Alto reviews plans with extraordinary thoroughness — expect multiple rounds of corrections
BasementsPalo Alto has specific requirements for basement construction (groundwater, setbacks)
Historic propertiesMany properties in Palo Alto have historic designations — additional review layers
Seismic retrofitCity actively encourages soft-story retrofits
Green buildingAmong the most aggressive green building requirements in the Bay Area
Utility undergroundingRequired for many projects — significant cost impact

Common Pitfalls in Palo Alto​

PitfallHow to Avoid
Underestimating timelinePalo Alto is consistently the slowest in the Bay Area — add 50% to whatever you think the timeline is
Skipping pre-application meetingFor any significant project, the pre-application conference is essential — it reveals requirements you wouldn't discover until plan check
Budget for feesPalo Alto fees are substantially higher than neighboring cities — build them into your bid
Multiple correction roundsPlan for 2–3 rounds of plan check corrections — rare to get through on the first pass

Santa Clara​

Population: ~130,000 | Department: Planning and Building — Building Division

Key Facts​

FactorDetails
Online portalsantaclaraca.gov/building
Electronic plan submissionYes
Over-the-counter permitsAvailable for qualifying minor work
Plan check turnaround3–6 weeks for residential; 6–12 weeks for commercial
Inspection schedulingOnline; typically next-day
Fee structureValuation-based; generally moderate for the area
Silicon Valley PowerSanta Clara has its own municipal electric utility — separate coordination required

What Contractors Should Know​

IssueDetails
Stadium areaProjects near Levi's Stadium have specific overlay requirements
El Camino Real corridorSpecific plan governs development along El Camino — additional requirements
Municipal utilitiesSanta Clara has its own electric AND water utility — coordination differs from PG&E/San Jose Water
Data center constructionSignificant data center activity — power and cooling have unique permitting considerations
Transportation impactLarger projects may require transportation analysis

Common Pitfalls in Santa Clara​

PitfallHow to Avoid
Municipal utility assumptionDon't assume PG&E — Santa Clara has Silicon Valley Power and its own water company
Overlay zone requirementsCheck if the project is in a specific plan area before design

Cupertino​

Population: ~60,000 | Department: Community Development — Building Division

Home to Apple's headquarters, Cupertino has become increasingly active in commercial and residential construction.

Key Facts​

FactorDetails
Online portalcupertino.org/building
Electronic plan submissionYes
Over-the-counter permitsAvailable for minor work
Plan check turnaround4–8 weeks for residential; 8–14 weeks for commercial
Inspection schedulingOnline; typically next-day availability
Fee structureValuation-based; moderate for the area
Design reviewRequired for most new construction and significant modifications

What Contractors Should Know​

IssueDetails
Hillside developmentSpecific regulations for hillside areas — geotechnical review required
Protected treesCupertino has strong tree protection — removal permits have strict requirements
R1 ordinanceDetailed requirements for single-family residential development
Traffic impactLarger projects may trigger Vallco/Homestead-area traffic requirements
School impact feesCUSD and FUHSD fees apply to new construction

Cross-City Comparison​

Timeline Comparison​

CityResidential Plan CheckCommercial Plan CheckEase of Process
San Jose4–8 weeks8–16 weeksModerate — high volume, established systems
Sunnyvale3–6 weeks6–12 weeksModerate — organized process
Mountain View4–6 weeks6–14 weeksModerate — reasonable if you follow the process
Palo Alto6–10 weeks10–20+ weeksDifficult — thorough review, multiple correction rounds
Santa Clara3–6 weeks6–12 weeksModerate — similar to Sunnyvale
Cupertino4–8 weeks8–14 weeksModerate — design review can add time

Fee Comparison (Approximate — varies by project)​

CityTypical Residential Permit (Single Family)Relative Cost
San Jose$5,000–$15,000+Moderate
Sunnyvale$5,000–$12,000+Moderate
Mountain View$5,000–$15,000+Moderate–High
Palo Alto$8,000–$25,000+High
Santa Clara$4,000–$12,000+Moderate
Cupertino$5,000–$15,000+Moderate

Fees are approximate and vary significantly by project scope, valuation, and specific requirements. Always verify with the city's published fee schedule.

Construction Hour Restrictions​

CityWeekday HoursSaturday HoursSunday/Holiday
San Jose7 AM – 7 PM9 AM – 6 PMNo construction
Sunnyvale7 AM – 6 PM9 AM – 6 PMNo construction
Mountain View7 AM – 6 PMRestrictedNo construction
Palo Alto8 AM – 6 PM9 AM – 6 PMNo construction
Santa Clara7 AM – 6 PM9 AM – 6 PMNo construction
Cupertino7 AM – 8 PM9 AM – 6 PMNo construction

Hours may vary by zone (residential vs. commercial). Always verify with the specific city ordinance.

General Tips for Bay Area Permitting​

Before You Apply​

  • Identify the jurisdiction — property addresses near city borders can be confusing; verify with the county assessor
  • Check for overlay zones or specific plans — many Bay Area cities have area-specific requirements
  • Schedule a pre-application meeting — especially for Palo Alto, Mountain View, and Cupertino
  • Review the city's submittal checklist — every city publishes one; follow it exactly
  • Check tree surveys and environmental — Bay Area cities take tree protection seriously
  • Identify utility providers — some cities have municipal utilities (Sunnyvale, Santa Clara); don't assume PG&E
  • Budget for fees — Bay Area permit fees are among the highest in the country

During Plan Check​

  • Respond to corrections promptly — your resubmittal goes back in the queue
  • Don't argue code interpretations via email — schedule a meeting with the plan checker
  • Track deferred submittals — fire sprinkler, structural details, and other deferred items must be approved before those trades begin
  • Coordinate fire department review — runs parallel but on its own timeline

During Construction​

  • Schedule inspections early — most cities offer next-day, but popular slots fill up
  • Know the inspector's preferences — consistent inspectors on your project helps
  • Document everything — Bay Area inspectors tend to be thorough; be ready
  • Respect construction hours — neighbor complaints trigger enforcement quickly in Bay Area residential areas
  • Final inspection coordination — utilities, fire, and building all need to sign off; coordinate the sequencing

Unincorporated Santa Clara County​

Some areas in the Bay Area are unincorporated — meaning they're regulated by the county, not a city. Santa Clara County's building department handles these areas.

FactorDetails
DepartmentCounty of Santa Clara — Department of Planning and Development
Areas coveredUnincorporated areas (check county GIS to verify)
ProcessSimilar to city processes but with county-level review
TimelineCan be longer than city departments due to volume and staffing

Building department processes, fees, and timelines change frequently. Always verify directly with the city's building department before relying on this guide. Last reviewed: February 2026.