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§ 02
When a permit is required
Permit triggers and exempt work for Orinda
Orinda states a building permit is required before any person or entity erects, constructs, enlarges, alters, repairs, moves, improves, removes, converts, or demolishes any building or structure. Contra Costa County also notes that almost all projects require plans, including new structures, demolitions, additions, interior or exterior remodels, new electrical, water, or gas lines, outdoor kitchens, pergolas, decks, garages, pools, foundation repairs, ADUs, solar, energy storage systems, and backup generators.
One-story detached accessory structures not over 120 square feet
Fences not over 7 feet high
Oil derricks
Retaining walls not more than 3 feet high, subject to the county slope and surcharge limits
Water tanks on grade not over 5,000 gallons and within the county height-to-diameter ratio limit
Sidewalks and driveways not more than 30 inches above adjacent grade, not over a basement or story below, and not part of an accessible route
Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work
Temporary motion picture, television, and theater stage sets and scenery
Certain prefabricated above-ground swimming pools accessory to Group R-3 occupancy that are less than 24 inches deep and not greater than 5,000 gallons
Shade cloth structures for nursery or agricultural purposes without service systems
Swings and playground equipment accessory to detached one- and two-family dwellings
Certain window awnings in Group R-3 and U occupancies
Nonfixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches high
Certain detached decks for R-3 and U occupancies not exceeding 200 square feet, not more than 30 inches above grade, not attached to a dwelling, and not serving the required exit door
- Exempt One-story detached accessory structures not over 120 square feet
- Exempt Fences not over 7 feet high
- Exempt Oil derricks
- Exempt Retaining walls not more than 3 feet high, subject to the county slope and surcharge limits
- Exempt Water tanks on grade not over 5,000 gallons and within the county height-to-diameter ratio limit
- Exempt Sidewalks and driveways not more than 30 inches above adjacent grade, not over a basement or story below, and not part of an accessible route
- Exempt Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work
- Exempt Temporary motion picture, television, and theater stage sets and scenery
- Exempt Certain prefabricated above-ground swimming pools accessory to Group R-3 occupancy that are less than 24 inches deep and not greater than 5,000 gallons
- Exempt Shade cloth structures for nursery or agricultural purposes without service systems
- Exempt Swings and playground equipment accessory to detached one- and two-family dwellings
- Exempt Certain window awnings in Group R-3 and U occupancies
- Exempt Nonfixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches high
- Exempt Certain detached decks for R-3 and U occupancies not exceeding 200 square feet, not more than 30 inches above grade, not attached to a dwelling, and not serving the required exit door
Note: Exemptions do not waive compliance with code or other laws. The county exemption sheet expressly notes that electrical, plumbing, and mechanical work may still require permits, and planning, sanitary district, environmental health, public works, or other approvals may still apply depending on location and scope.
Required documents
- Typically required items include plan sets in PDF, site and architectural plans, structural plans, electrical/mechanical/plumbing plans as applicable, Title 24 calculations, building permit declaration form, authorization of agent form if applicable, and any outside agency approvals. Orinda also references a building permit application form, plan set checklist, and neighbor consent form for city planning review.
- Building code
- Orinda states that effective January 1, 2026, Contra Costa County Building Department requires the 2025 California Building Code, California Code of Regulations Title 24 Part 2 Volumes 1 and 2, for all building permit approvals.
- Permit validity
- County building permit applications in plan check are deemed abandoned after 180 days if not pursued in good faith or issued. Issued building permits expire 365 days after issuance without an approved required inspection, or if 365 days pass between approved required inspections. Extension requests must be submitted 30 days before expiration.
- Owner-builder
- Owner-builders may apply for permits on their own property, but may have to prove ownership with a recorded deed, trust documents, or corporate ownership documents. If an owner authorizes another person to act for them, the County requires an authorization of agent form and a signed building permit declaration.
- Contractor requirements
- Contractor applicants or contractor agents must connect the CSLB license to the ePermits account. The County verifies personnel through CSLB, and may require a company authorization letter if the user is not shown as company personnel. For commercial buildings, permits for jobs other than single-family residences are issued only to the licensed contractor performing the work.
§ 03
Application process
Application → plan check → issuance → inspection → final
- 01 Submit the project to the City of Orinda Planning Department first unless the project is exempt from planning review. Email submittals are not accepted; online submittal is standard, and limited in-person plan check is available by appointment.
- 02 Planning staff reviews the submittal for zoning compliance, Orinda Municipal Code requirements, and city holds such as waste management plan requirements for qualifying reroofs and larger alteration projects.
- 03 After Orinda planning approval, obtain any other outside approvals that apply, such as sanitary district/environmental health or Moraga-Orinda Fire District. The City does not route the project to those agencies for you.
- 04 Register for a Contra Costa County ePermits account, start a building permit application, upload plans and supporting documents, and identify the correct applicant type and CSLB license if filing as contractor.
- 05 County staff performs an initial completeness review, then requests plan check payment for larger projects and begins plan review. The reviewer may issue corrections and require revised uploads.
- 06 After final fee payment, the County emails the issued permit card and approved plans. Printed approved plans and permit card must be kept on site for inspections.
- 07 Schedule inspections online or by phone, complete required inspection sequence, and request extensions or renewals before expiration if needed.
- 08 Processing time estimate if available: County initial completeness review is about 4 to 5 business days after submittal; Orinda asks applicants to allow at least 2 weeks before requesting a city planning status update.
§ 04
Fee schedule
Orinda building permit fees
Fee type
Amount
01
Minimum permit fee
County building inspection fee schedule starts at $75 for building permits, and the fee schedule also shows $75 minimums for many trade permits and miscellaneous permits.
02
Plan check fee
Valuation-based. Examples from the county fee schedule: up to $2,000 valuation is $49 plus $8.94 per additional $1,000 or fraction above $2,000; at $25,000 valuation the fee is $254 plus $6.44 per additional $1,000 or fraction above $25,000. Additional processing or plan check due to incomplete follow-through, major revisions, or deferred submittals is billed at hourly rates in effect at the time of review.
03
Permit fee formula
Primarily valuation-based. The County charges separate valuation-based fees for plan review, permit review and processing, building inspection, energy compliance, access compliance, and trade permits where applicable. Some permit types use flat fees.
04
Reinspection fee
Reinspection fee is $150 per inspection trip. This applies when work is not ready or accessible, when additional inspections are caused by deficient work, or when partial inspections require extra trips.
County payments can be made online through ePermits by credit card or e-check, or in person/by mail with cash or check. Online credit card payments carry a 2.75% convenience fee with a $1.00 minimum; online e-check payments carry a $2.50 convenience fee. The convenience fee is charged by the third-party payment processor, not by Contra Costa County. Orinda planning states city plan check fees may be paid by online credit card or by mailed or dropped-off check.
Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.
§ 05
Required inspections
Scheduling and sequence
How to schedule
- 925-646-4108 (phone)
- https://aca-prod.accela.com/CCC/Default.aspx (online)
- Scheduling deadline
- Same-day inspections can be requested through the automated phone system until 5:30 AM Monday through Friday.
- Inspection hours
- Same-day inspections can be requested through the automated phone system until 5:30 AM Monday through Friday. The daily inspection schedule is posted after 8:45 AM Monday through Friday, and inspection windows are given in 3-hour blocks. Online cancellations or reschedules must be made before 6:00 AM on the inspection day.
- Time windows
- Same-day inspections can be requested through the automated phone system until 5:30 AM Monday through Friday. The daily inspection schedule is posted after 8:45 AM Monday through Friday, and inspection windows are given in 3-hour blocks. Online cancellations or reschedules must be made before 6:00 AM on the inspection day.
Typical sequence: After permit issuance, schedule the required inspections shown on the approved plans and permit. Typical phases depend on scope, but the county specifically references phases such as foundation and rough electrical in its reinspection rules, and final inspection closes the permit once all approved plans and any revisions are complete. Reinspection note: To avoid reinspection fees, the county requires the permit card on site, stamped approved plans on site, an adult representative present, work ready for inspection, prior deficiencies corrected, and safe access for the inspector. Reinspection fees apply for extra trips caused by unready work, inaccessible work, deficient work, or unnecessary partial inspections.
§ 06
Frequently asked
Common questions about Orinda permits
01 Do I need a building permit in Orinda, CA? ▸
Orinda states a building permit is required before any person or entity erects, constructs, enlarges, alters, repairs, moves, improves, removes, converts, or demolishes any building or structure. Contra Costa County also notes that almost all projects require plans, including new structures, demolitions, additions, interior or exterior remodels, new electrical, water, or gas lines, outdoor kitchens, pergolas, decks, garages, pools, foundation repairs, ADUs, solar, energy storage systems, and backup generators.
02 How much does a building permit cost in Orinda, CA? ▸
Building permit fees in Orinda, CA are set by the local building department and vary by project type and valuation. The minimum permit fee is County building inspection fee schedule starts at $75 for building permits, and the fee schedule also shows $75 minimums for many trade permits and miscellaneous permits.. Fees are calculated as: Primarily valuation-based. The County charges separate valuation-based fees for plan review, permit review and processing, building inspection, energy compliance, access compliance, and trade permits where applicable. Some permit types use flat fees.. Plan check fee: Valuation-based. Examples from the county fee schedule: up to $2,000 valuation is $49 plus $8.94 per additional $1,000 or fraction above $2,000; at $25,000 valuation the fee is $254 plus $6.44 per additional $1,000 or fraction above $25,000. Additional processing or plan check due to incomplete follow-through, major revisions, or deferred submittals is billed at hourly rates in effect at the time of review..
03 How do I apply for a building permit in Orinda, CA? ▸
To apply for a building permit in Orinda, CA, follow these steps: 1. Submit the project to the City of Orinda Planning Department first unless the project is exempt from planning review. Email submittals are not accepted; online submittal is standard, and limited in-person plan check is available by appointment. 2. Planning staff reviews the submittal for zoning compliance, Orinda Municipal Code requirements, and city holds such as waste management plan requirements for qualifying reroofs and larger alteration projects. 3. After Orinda planning approval, obtain any other outside approvals that apply, such as sanitary district/environmental health or Moraga-Orinda Fire District. The City does not route the project to those agencies for you. 4. Register for a Contra Costa County ePermits account, start a building permit application, upload plans and supporting documents, and identify the correct applicant type and CSLB license if filing as contractor. 5. County staff performs an initial completeness review, then requests plan check payment for larger projects and begins plan review. The reviewer may issue corrections and require revised uploads. 6. After final fee payment, the County emails the issued permit card and approved plans. Printed approved plans and permit card must be kept on site for inspections. 7. Schedule inspections online or by phone, complete required inspection sequence, and request extensions or renewals before expiration if needed. 8. Processing time estimate if available: County initial completeness review is about 4 to 5 business days after submittal; Orinda asks applicants to allow at least 2 weeks before requesting a city planning status update.
04 What work is exempt from building permits in Orinda, CA? ▸
Not all construction work requires a permit in Orinda, CA. The following work is generally exempt: One-story detached accessory structures not over 120 square feet; Fences not over 7 feet high; Oil derricks; Retaining walls not more than 3 feet high, subject to the county slope and surcharge limits; Water tanks on grade not over 5,000 gallons and within the county height-to-diameter ratio limit; Sidewalks and driveways not more than 30 inches above adjacent grade, not over a basement or story below, and not part of an accessible route; Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work; Temporary motion picture, television, and theater stage sets and scenery; Certain prefabricated above-ground swimming pools accessory to Group R-3 occupancy that are less than 24 inches deep and not greater than 5,000 gallons; Shade cloth structures for nursery or agricultural purposes without service systems; Swings and playground equipment accessory to detached one- and two-family dwellings; Certain window awnings in Group R-3 and U occupancies; Nonfixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches high; Certain detached decks for R-3 and U occupancies not exceeding 200 square feet, not more than 30 inches above grade, not attached to a dwelling, and not serving the required exit door. Note: Exemptions do not waive compliance with code or other laws. The county exemption sheet expressly notes that electrical, plumbing, and mechanical work may still require permits, and planning, sanitary district, environmental health, public works, or other approvals may still apply depending on location and scope. When in doubt, confirm with the local building department before starting work.
05 How do I schedule a building inspection in Orinda, CA? ▸
Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in Orinda, CA via: 925-646-4108, https://aca-prod.accela.com/CCC/Default.aspx. Same-day inspections can be requested through the automated phone system until 5:30 AM Monday through Friday..
last verified April 2026
source City of Orinda Planning Department; building permits and inspections are handled by the Contra Costa County Department of Conservation and Development, Application and Permit Center / Building Inspection ↗
entry id permits/california/contra-costa/orinda
Educational reference. Permit rules and fees change — confirm current requirements directly with City of Orinda Planning Department; building permits and inspections are handled by the Contra Costa County Department of Conservation and Development, Application and Permit Center / Building Inspection before applying. Jaspector is not legal advice.