Town of Moraga, CA Building Permit Guide

Permit Authority

Town of Moraga is a Contra Costa County contract town for building permits and inspections. Moraga handles local planning, zoning, design review, grading pre-approvals, and some encroachment matters before County building permit submittal where applicable.

Department

Contra Costa County Department of Conservation and Development, Application and Permit Center / Building Inspection Division

Address

30 Muir Road, Martinez, CA 94553

Phone

855-323-2626 or 925-655-2700; inspection scheduling line 925-646-4108

Email

Town planning contact is planning@moraga.ca.us , County permit pages provide an "Email Building Permit Staff" contact link but do not consistently publish a plain-text general address

Website

https://www.contracosta.ca.gov/7863/Building-or-Grading-Permit-Overview

Online Permit Portal

Application Process

1. Confirm whether Town of Moraga planning approval is required first. In Moraga, planning approval is generally required for new buildings, ADUs, changes in use, grading/hillside work, and changes to the size, height, dimensions, or other exterior features of an existing structure.
2. If Town approval is needed, submit the applicable Moraga planning application package to the Planning Department. Moraga states complete Administrative Design Review applications take about 60 days if the project conforms to setbacks, code, and design guidelines.
3. Register for a Contra Costa County ePermits account and prepare digital plans, checklists, and forms. The County requires electronic submittals and commonly requires plan sets, site plan, Title 24 information, and signed declaration forms.
4. Submit the building or grading application through the County ePermits Center.
5. County staff performs an initial completeness review. Published estimate: about 4 to 5 business days. If complete, the County creates the official permit number and assigns a reviewer.
6. Pay initial plan check fees when invoiced for larger projects, then respond to plan review comments until approved. Total review time is not published and depends on scope and completeness.
7. Pay remaining fees, download the permit card and approved plans, keep printed copies on site, then schedule inspections through the County automated line or ePermits.

Source: Contra Costa County Department of Conservation and Development, Application and Permit Center / Building Inspection Division

General Requirements

Moraga states permits are needed for interior or exterior alterations and additions, and for many site improvements including fences over 6 feet, irrigation systems, retaining walls over 3 feet, and accessory buildings over 120 square feet. County guidance says most construction and demolition work requires permits unless specifically exempt.

Required Documents

• Typically digital plan set, site plan, applicable residential or commercial checklist, project-specific checklist if applicable, current code cycle on plans, and signed Building Permit Declaration. Depending on scope, additional items may include structural calculations, Title 24 energy forms, geotechnical report, drainage plan, CalGreen C and D debris documentation, fire, sanitary, or public works approvals, and owner-agent authorization.

Permit validity

County guidance says an application is deemed abandoned if the applicant or design professional does not respond to review comments within 180 days, and an application expires 12 months after notice that the permit is ready to issue if it is not obtained. Issued permits expire if work is not commenced within 12 months from issuance or if 180 days elapse since the most recent approved inspection.

Building code

Contra Costa County publishes the 2025 California Building Standards Code set, effective January 1, 2026, including the 2025 CBC, CRC, CEC, CMC, CPC, CFC, existing building code, CALGreen, and Contra Costa County Code Title VII. Moraga-specific city ordinances also apply.

Owner-builder

Permits may be issued to licensed contractors, property owners, or authorized agents. A Building Permit Declaration is required, and an Authorization of Agent form is required if an owner-builder permit will be issued through an authorized agent.

Contractor requirements

Contractors and contractor agents must connect the CSLB license to the ePermits account. County staff verifies personnel against CSLB records. For commercial buildings, permits for work other than single-family residences are issued only to the licensed contractor doing the work.

Fees

Minimum permit fee

County building inspection fee schedule starts at $75 for building permit inspection fees, with separate plan review and permit processing components also valuation-based. Some specific permit types have their own flat fees.

Plan check fee

Larger projects require plan check fees up front before plan review begins. County plan review fees are valuation-based under S-001 Plan Review; additional processing and plan check time can be billed hourly for incomplete or revised submittals.

Permit fee formula

County standard building fees are primarily valuation-based and include separate plan review, permit review/processing, construction inspection, energy compliance, access compliance, and other discipline fees as applicable. A 40% land development surcharge applies on all building permit fees. Moraga may also charge separate planning/design review fees before County permit issuance.

Reinspection fee

County reinspection fee is $150 per inspection trip.

Penalty (no permit)

Expired permit renewal fees include $250 for final inspection renewals, 50% of the original building permit fee for permits expired less than 365 days, and 100% of the original fee for permits expired 365 days or more.

Payment note

Online payments are made through ePermits. Credit cards incur a 2.75% convenience fee with $1 minimum; e-checks incur a $2.50 convenience fee. Cash and check can be used in the office to avoid online convenience fees.

Fees change. Verify current amounts at the official fee schedule.

Work That Does NOT Require a Permit

• One-story detached accessory structures not over 120 square feet, subject to planning, sanitary, or environmental health review as applicable; electrical, plumbing, and mechanical work still requires permits.
• Fences not over 7 feet high under County exemption rules, but Moraga planning rules still regulate some fences and Moraga states fences over 6 feet require a building permit.
• Retaining walls not more than 3 feet high measured from top of footing to top of wall, unless supporting surcharge, steep slopes, or certain liquids.
• Sidewalks and driveways not more than 30 inches above adjacent grade and not over a basement or story below and not part of an accessible route.
• Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work, though the County says to call for clarification on cabinet remodels, additions, or related scope.
• Prefabricated above-ground pools accessory to Group R-3 occupancy that are less than 24 inches deep and not greater than 5,000 gallons.
• Swings and other playground equipment accessory to detached one- and two-family dwellings.
• Window awnings in Group R-3 and U occupancies projecting no more than 54 inches and not requiring extra support.
• 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.

Important: Exemptions do not override other laws or agency approvals. Moraga planning approval may still be required for exterior work, scenic corridor properties, front-yard fence issues, hillside/grading work, encroachments, or design review. Window replacement still requires a building permit in Contra Costa County, and Moraga requires planning review for some exterior changes.

Inspections

How to Schedule

• 925-646-4108 (phone)
• https://aca-prod.accela.com/contracosta/Default.aspx (online)
• https://www.contracosta.ca.gov/4777/Inspections (online)

Scheduling deadline

Same-day inspection requests through the automated system are accepted until 5:30 a.m.

Inspection hours

Same-day inspection requests through the automated system are accepted until 5:30 a.m. Monday through Friday. Daily inspection schedules are posted after 8:45 a.m. Monday through Friday, and time frames are provided in 3-hour windows.

Time windows

Same-day inspection requests through the automated system are accepted until 5:30 a.m. Monday through Friday. Daily inspection schedules are posted after 8:45 a.m. Monday through Friday, and time frames are provided in 3-hour windows.

Typical inspection sequence: After permit issuance, the County inspects work to verify compliance with approved plans. Typical phases depend on the job and can include foundation, rough trade inspections, and final inspection; special inspections may also be required if assigned by plan review staff. Reinspection note: Reinspection fees apply when work is not ready or accessible, when extra inspections are needed because of deficient or defective work, or when multiple trips are required for a phase normally completed in one trip. County fee is $150 per trip.

Additional Resources

• Building code: Contra Costa County publishes the 2025 California Building Standards Code set, effective January 1, 2026, including the 2025 CBC, CRC, CEC, CMC, CPC, CFC, existing building code, CALGreen, and Contra Costa County Code Title VII. Moraga-specific city ordinances also apply.
• Zoning information: View zoning info
• License lookup guide: California Contractor License Requirements
• Contract template: California Homeowner-Contractor Agreement

Other cities in Contra Costa County