Rolling Hills Estates, CA Building Permit Guide

Permit Authority

Rolling Hills Estates is a contract city and uses Willdan for Building and Safety services; the City handles intake and coordination for building, plumbing, electrical, mechanical, grading, reroof, demolition, and related permits within city limits.

Department

City of Rolling Hills Estates Community Development Department, Building & Safety Division

Address

4045 Palos Verdes Drive North, Rolling Hills Estates, CA 90274

Phone

(310) 377-1577 ext. 105

Email

planning@rollinghillsestates.gov

Website

https://www.rollinghillsestates.gov/departments/planning/building-safety-plan-checks

Online Permit Portal

Application Process

1. Select the city form that matches the project, complete it, and email the form plus required plans/documents to planning@rollinghillsestates.gov. Common submissions include the Minor Work Zone Clearance Form, EV charger application, and reroof request.
2. Obtain HOA review if required and include the HOA-reviewed form with the submittal.
3. Ensure the contractor has a current city business license if the project is being performed by a contractor.
4. After Planning approval, forward the application materials to the Building & Safety reviewer at Willdan as directed by the City.
5. Building & Safety confirms fees by email; pay the fees to the City of Rolling Hills Estates by mail, in person, or by phone for card payments.
6. The permit is issued electronically after payment is received.
7. For qualifying residential rooftop solar and solar-plus-storage projects, licensed contractors/installers may instead use SolarAPP+ for automated review and instant permit issuance.

Source: City of Rolling Hills Estates Community Development Department, Building & Safety Division

General Requirements

The city states its Building & Safety Division reviews proposed construction projects, including additions and alterations, before issuing permits, and issues building, plumbing, electrical, mechanical, and demolition permits. Separate plumbing, electrical, and mechanical permits may still be required even when a building permit is not.

Required Documents

• At minimum, the applicable city form plus project plans/documents. The city specifically calls for fully dimensioned plans for ADUs, additions, remodels, tenant improvements, window/door work, and many solar projects
• some submittals also require a Project Statistics form, HOA/neighbor signoff, owner/property-manager approval, utility waiver, or fire review.

Permit validity

Because Rolling Hills Estates is a Los Angeles County contract city using County-based building code administration, County permit guidance for contract-city work is the best available published rule: permits expire if work has not started within 12 months of issuance or if work lapses for more than 180 days after starting; written 180-day extensions may be available. Plan check applications expire if no permit is issued within 1 year, with limited extensions available.

Building code

The city page states Rolling Hills Estates has adopted by reference the Los Angeles County Building, Electrical, Plumbing, Mechanical, Residential, Green Building Standards, and Existing Building Codes. The city page lists the current code set as the 2022 County of Los Angeles codes effective January 1, 2023.

Owner-builder

The city posts an Owner-Builder Information and Acknowledgement form, and its SolarAPP+ page states non-licensed owner-builders must use the regular building permit path rather than SolarAPP+. Los Angeles County homeowner guidance also states owner-builder permits require owner-builder disclosures.

Contractor requirements

Contractors are expected to hold the appropriate California contractor license; the city also requires a current city business license in its standard process. County guidance states most construction projects require qualified licensed contractors.

Fees

Minimum permit fee

For standard building permit categories in FY 2025-26, the schedule starts at a $307.20 base fee for valuations from $0 to $699, plus an $85.58 permit issuance fee.

Plan check fee

80% of the building permit fee for remodels/additions and for new development/commercial building permits; 60% for combined swimming pool permits. Mechanical, plumbing, and electrical plan check fees use separate percentage formulas in the fee schedule.

Permit fee formula

Building permit fees are primarily valuation-based for remodels/additions and new development/commercial work, with base fees plus per-$1,000 increments above threshold values. Specialty permits are itemized by fixture/equipment/system.

Trade permit fee

80% of the building permit fee for remodels/additions and for new development/commercial building permits; 60% for combined swimming pool permits. Mechanical, plumbing, and electrical plan check fees use separate percentage formulas in the fee schedule.

Reinspection fee

The city inspection sheet warns that failed inspections may trigger a reinspection fee.

Penalty (no permit)

The FY 2025-26 schedule also includes investigation fees for work without a permit, generally equal to the permit fee subject to published minimums, plus noncompliance fees and alternate-material review fees.

Payment note

Standard permit fees are confirmed by email. Checks must be payable to the City of Rolling Hills Estates and note the project address; payments may be made by mail or in person to the Finance Department at City Hall. Credit/debit card payments are accepted by phone at (310) 377-1577.

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

Work That Does NOT Require a Permit

• One-story detached accessory buildings used as sheds, playhouses, shade structures, and similar uses if not over 120 square feet, not over 12 feet high, and with roof projections not over 24 inches
• Certain fences up to 6 feet, subject to material/location limits and provided they are not pool/spa barriers
• Retaining walls not over 4 feet measured from bottom of footing to top of wall, unless supporting surcharge or certain liquids
• Decks, walks, and driveways not more than 30 inches above grade and not over a basement/story below, if not part of an accessible route
• Above-grade prefabricated pools and similar bodies of water accessory to Group R-3 occupancy that are less than 18 inches deep or do not exceed 5,000 gallons
• Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work where disabled-access requirements do not apply
• Minor electrical, plumbing, and mechanical work listed by Los Angeles County, such as replacement of lamps/switches/receptacles, clearing stoppages or repairing leaks without pipe/fixture replacement, and portable mechanical equipment

Important: Rolling Hills Estates separately warns that work may still need Planning Division zone clearance for setbacks, lot coverage, and other zoning issues even when no building permit is required. County exempt-work rules also state that separate plumbing, electrical, or mechanical permits may still be required and exemptions do not authorize work that violates code or other laws.

Inspections

How to Schedule

• ESS projects also require Los Angeles County Fire Department inspection coordination. Standard permit information page (online)
• Manny.Rodriguez@willdan.com (email)
• (562) 727-1848 (phone)

Scheduling deadline

The SolarAPP+ page says inspections are available Tuesday, Wednesday, Thursday, and Friday, with Monday accommodations if needed; next-day requests must be made at least 24 hours in advance and by 3:00 p.m.

Inspection hours

Standard city inspection sheet says inspections are currently available Tuesday, Thursday, and Friday. The SolarAPP+ page says inspections are available Tuesday, Wednesday, Thursday, and Friday, with Monday accommodations if needed; next-day requests must be made at least 24 hours in advance and by 3:00 p.m.

Time windows

Standard city inspection sheet says inspections are currently available Tuesday, Thursday, and Friday. The SolarAPP+ page says inspections are available Tuesday, Wednesday, Thursday, and Friday, with Monday accommodations if needed; next-day requests must be made at least 24 hours in advance and by 3:00 p.m.

Typical inspection sequence: Request inspection when work reaches the applicable phase, provide the job address, permit number, inspection type, and requested day, then have the approved plans, permit, and job card available onsite. Final approval closes out the permit record. For solar-plus-storage projects, fire inspection may precede or accompany building inspection.

Additional Resources

• Building code: The city page states Rolling Hills Estates has adopted by reference the Los Angeles County Building, Electrical, Plumbing, Mechanical, Residential, Green Building Standards, and Existing Building Codes. The city page lists the current code set as the 2022 County of Los Angeles codes effective January 1, 2023.
• Zoning information: View zoning info
• Owner-builder rules: View rules
• Municipal Code
• Community Development page
• City FAQ
• LA County exempt-work page
• LA County permits guidance
• LA County homeowner guidance
• License lookup guide: California Contractor License Requirements
• Contract template: California Homeowner-Contractor Agreement

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