City of Big Bear Lake

The City states building permits are required to build, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish any building, and permits are also required for most plumbing and electrical improvements.

• Exempt One-story detached non-habitable accessory structures for Group R-3 occupancy up to 120 square feet and up to 10 feet to roof peak
• Exempt Non-masonry fences not over 6 feet high
• Exempt Oil derricks
• Exempt Certain low retaining walls no more than 30 inches high, or 18 inches max where the upper grade slopes upward more than 2:1, if not supporting surcharge and not impounding listed liquids
• Exempt Water tanks on level compacted grade up to 5,000 gallons with height-to-width ratio not exceeding 2:1
• Exempt Sidewalks and driveways meeting the City's slope, height, location, and accessibility limits
• Exempt Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work that does not alter accessible egress/routes
• Exempt Temporary motion picture, television, and theater stage sets and scenery
• Exempt Certain above-ground prefabricated swimming pools accessory to Group R-3 occupancy that are less than 24 inches deep and no more than 5,000 gallons
• Exempt Shade cloth structures for agricultural purposes, excluding service systems
• Exempt Swings and other playground equipment accessory to Group R-3 occupancy
• Exempt Window awnings in Group R-3 and U occupancies projecting no more than 24 inches
• Exempt Certain small decks accessory to Group R-3 occupancy not exceeding 200 square feet and meeting the City's height, setback-from-dwelling, and exit-door conditions
• Exempt Limited electrical, mechanical, and plumbing repair/replacement work listed in the City's handout, such as minor leak repairs, lamp replacement, portable appliances, and specified low-voltage or temporary electrical work

Note: The exemption handout states exemptions do not authorize work that violates any code or ordinance, including the Development Code. The City specifically notes forced air units, water heaters, and windows are no longer exempt under the current Big Bear Lake rules.

Building code

The City's Building & Safety page and November 5, 2025 notice state that California building codes were updated effective January 1, 2026. The posted plan submittal checklist still references the 2022 CBC/CRC/CEC/CMC/CPC/CFC/CalGreen/Cal Energy Code, so applicants should confirm the currently enforced 2025 California code cycle and local amendments with Building & Safety before final submittal.

Permit validity

The City posts a permit extension form citing Big Bear Lake Municipal Code 15.04.20. It says an active permit holder may request an extension in writing for good cause beyond the permittee's control; each extension may not exceed 6 calendar months; no more than two extensions are allowed; and the extension fee is the greater of 2% of total project valuation or $500.

Owner-builder

Owner-builders must complete the City's acknowledgment form before permit issuance. The form warns that owner-builders assume legal and financial responsibility, may become employers under state and federal law, cannot legally build single-family residences for sale unless statutory conditions are met, must verify subcontractor licensing and workers' compensation coverage, and are required to be present for all inspections unless a previously identified city-licensed subcontractor has been hired to perform the work. The City also requires identification, notarization, or other verification acceptable to the agency at permit issuance.

Contractor requirements

Permits are issued to properly licensed contractors and to owners of property or their authorized agents. The owner-builder form states contractors are required by law to be licensed and bonded in California and to list both their state license number and City of Big Bear Lake business license number on permits and contracts.

1. 01
   Confirm Planning requirements first. The City says plans and specifications should be evaluated by the Planning Services Division before Building & Safety plan review, and some development review applications are still accepted by in-person appointment only.
2. 02
   Prepare the permit application and submittal package. The current Building Permit Application asks for project details, owner/designer/contractor information, license information, one complete electronic plan set, and supporting items such as structural calculations, truss calculations, energy calculations, plot plan details, and a green building checklist where applicable.
3. 03
   Screen for additional agency reviews. The City requires applicants to complete other processing required by agencies having jurisdiction before permit issuance, and some projects require Engineering review and a project-specific WQMP before building plan check submittal.
4. 04
   Submit through the City's Accela portal for online processing, or use the City's legacy counter/email workflow where the posted form set still directs applicants to Building & Safety and email submittals.
5. 05
   Pay fees when invoiced. The portal instructions say fees are invoiced after review; the current fee schedule also states that for major commercial/industrial/MFR and SFR new/addition/remodel permits, 50% is due up front for plan check.
6. 06
   Receive permit issuance after plan review and outside-agency approvals are complete. Permits may be issued to properly licensed contractors or to owners of property (or their authorized agent).
7. 07
   Schedule inspections at least one business day in advance, keep approved plans and the job card on site, address correction notices if issued, and obtain final approval at project completion.

Typical processing time: Same day for small-scope plumbing/electrical/HVAC, reroof, and some rehab/window replacement permits; 5 business days for EV chargers; 10 days for residential solar PV; 20 to 30 days for many residential structural reviews; 30 to 40 days for larger commercial reviews. Subsequent reviews are generally shorter. Times are target turnaround times only and exclude weekends, holidays, and closures.

Source: City of Big Bear Lake Community Development Department, Building & Safety Division ↗

Accela instructions say all fees are invoiced after review, and applicants can pay through the portal's Payments tab and Pay Fees button. The permit page also includes a separate "Pay your building permit fee" link. For the permit categories noted above, 50% is due up front for plan check.

Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.

• https://www.citybigbearlake.com/index.php/en/services-main/online-permitting-portal (online)
• https://aca-prod.accela.com/BBL/Default.aspx (online)
• (909) 752-2896 (phone)

Scheduling deadline

The City says inspections should be scheduled at least one business day in advance.

Inspection hours

Building inspectors are available by appointment Monday through Thursday.

Time windows

The posted daily inspection schedule shows route windows such as 11-1, 12-2, and 1-3, and says the list is updated on the day of inspections around 9:00 a.m.

Typical sequence: Permit issuance with approved plans and job card; inspections at required construction stages; inspector records results on the job card; correction notice issued if needed; final inspection/approval at completion. WQMP-related projects may also require drainage/BMP inspections and recorded maintenance-agreement documentation before final and, for commercial work, certificate of occupancy.

Source: City of Big Bear Lake Community Development Department, Building & Safety Division ↗