Larkspur, CA Building Permit Guide

Permit Authority

Building permits are issued by the City of Larkspur. City materials also note certain building records and fire-permit workflows for incorporated Greenbrae addresses handled through the same eTRAKiT environment.

Department

City of Larkspur Community Development Department, Building Division

Address

400 Magnolia Avenue, Larkspur, CA 94939

Phone

(415) 927-5038

Email

building@cityoflarkspur.org

Website

https://www.cityoflarkspur.org/91/Building

Online Permit Portal

Application Process

1. Create or log into an eTRAKiT account, choose the appropriate permit type, and upload all materials digitally in PDF format. Larkspur requires digital submission for every permit type and does not offer over-the-counter plan review or permit issuance.
2. Submit the application with the required fee at intake. Simple permits require payment at submission; small and large projects require plan check fees at submission, and plans are not reviewed until those fees are paid.
3. City staff screens the application for completeness. For large projects, a complete package is routed for coordinated review by Building, Planning, Public Works/Engineering, and Central Marin Fire; some projects also require outside-agency approvals.
4. Respond to correction comments and resubmit through eTRAKiT if needed. Review status can be tracked in the portal.
5. After approval, pay any remaining issuance fees and satisfy any prerequisite approvals such as encroachment, grading/hauling, tree, school district, or outside-agency signoffs if applicable.
6. Download or receive the issued permit, keep the approved plans and job card on site, and schedule inspections online through eTRAKiT.

Typical processing time: Simple permits generally 2-3 working days after a complete submission; small projects about 7-10 working days; large-project initial review about 3-4 weeks and resubmittal review about 2-3 weeks.

Source: City of Larkspur Community Development Department, Building Division

General Requirements

Larkspur Municipal Code states a permit is required to erect, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish a building or structure, and for plumbing, sanitary drainage, wiring, or fixed electrical equipment work. The Permit Process page also lists common permit categories including reroofs, water heaters, furnace or AC replacement, electrical service changes, like-for-like window or siding replacement, residential roof-mounted solar PV, battery backup for existing arrays, kitchen and bath remodels, interior remodels, generators, fire sprinklers, fire alarms, replacement decks, additions, extensive remodels, and commercial tenant improvements.

Required Documents

• Depending on scope, Larkspur requires a completed permit application, digital plans, detailed scope of work, valuation, and may require site plan, foundation/framing/electrical/mechanical/plumbing plans, CalGreen checklist, Title 24 energy documentation, structural calculations, soils report, flood elevation certificate, C&D debris form, construction management plan, erosion control materials, grading/drainage plans, owner-builder package, HOA approval, tree permit, encroachment permit, and agency approvals

Permit validity

A permit must receive a verifiable inspection within 180 days of issuance and every 180 days thereafter. Larkspur also limits total active duration by valuation: up to $100,000 for 12 months, $100,001 to $1,000,000 for 18 months, and over $1,000,000 for 24 months.

Building code

The Building Division states the City applies the 2025 California Building, Residential, Electrical, Mechanical, Plumbing, Energy, and Fire Codes as amended by the Larkspur Municipal Code.

Owner-builder

If the property owner pulls the permit, Larkspur requires the property owner-builder form/package. The City notes owners should check insurance implications, and some HOAs may require a licensed contractor to pull the permit.

Contractor requirements

Contractors picking up the permit must provide their California state contractor license number and workers' compensation policy information on the permit. Larkspur also requires all contractors on the project to hold a City of Larkspur contractor business license.

Fees

Minimum permit fee

$135 minimum building permit fee for FY 2025/26; electrical, mechanical, plumbing, and Title 24 compliance permits also show $135 minimums where applicable.

Plan check fee

65% of total permit fees, or actual cost plus 5% where applicable; pre-approved ADU review has separate actual-cost rules.

Permit fee formula

Building permit fees are valuation-based under the City fee schedule. The building permit fee is 100% of the valuation fee, with additional category fees as applicable. The fee schedule also includes a 0.75% road impact fee for projects over $10,000 valuation, a 0.25% general plan maintenance fee, a 25% green building fee based on building permit valuation fee, and records-retention/scanning charges.

Penalty (no permit)

The published FY 2025/26 building fee schedule includes a fee for inspections not associated with a permit at the greater of $134.64 or actual cost, and a building penalty fee for work without a permit or work beyond scope of 200% of the total permit fee or staff time, whichever is greater. The schedule notes that this penalty is not charged on permits to legalize ADUs or JADUs built before January 1, 2020.

Payment note

The Permit Process page states payment can be made by credit card or e-check through eTRAKiT, with a 3% credit-card processing fee and a $1 e-check service fee. Checks can also be mailed or dropped off at City Hall, and in-person payment is available during counter hours. The fee schedule separately lists a 3% credit card transaction fee.

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

Work That Does NOT Require a Permit

• Larkspur does not appear to publish a standalone local handout listing all building-permit exemptions; exempt work generally follows the adopted California codes, subject to zoning, fire, stormwater, and other local requirements
• One-story detached accessory structures not exceeding 120 square feet are identified in California's residential-code permit-exemption provisions
• Ordinary minor repairs that do not affect structural, life-safety, plumbing, mechanical, electrical, energy, or accessibility requirements may be exempt under the adopted California codes, but Larkspur's own permit pages treat many common replacements as permit-required
• Hand-dug excavations under 25 cubic yards are specifically called out in Larkspur's building submittal checklist as not requiring a grading permit, though related building, drainage, right-of-way, creek, or erosion-control approvals may still apply

Important: Even when work is exempt from a building permit, Larkspur zoning/design review, heritage, right-of-way, stormwater, WUI, or utility/agency approvals may still apply. Because Larkspur's permit pages expressly require permits for many items that are sometimes assumed to be minor, applicants should confirm exemptions with the Building Division before starting work.

Inspections

How to Schedule

• (415) 927-5026 (phone)
• Building inspections must be scheduled through eTRAKiT (online)

Inspection hours

Building inspections are Monday through Friday mornings beginning at 7:00 a.m. and no later than noon. The City's inspection guide shows early morning (7:00-9:00 a.m.) and morning (9:00 a.m.-noon) windows, with no afternoon inspections. Requests should be made at least one to two working days in advance; same-day requests are not accommodated.

Time windows

Building inspections are Monday through Friday mornings beginning at 7:00 a.m. and no later than noon. The City's inspection guide shows early morning (7:00-9:00 a.m.) and morning (9:00 a.m.-noon) windows, with no afternoon inspections. Requests should be made at least one to two working days in advance; same-day requests are not accommodated.

Typical inspection sequence: After permit issuance, request the needed inspection in eTRAKiT, post the site card, and keep the job card and approved plans on site. Inspections then proceed as work reaches the required stages. Final inspection is needed to close out the permit and keep records current. Reinspection note: Reinspection fees apply under the fee schedule. Permit activity must continue through inspections every 180 days to avoid expiration.

Additional Resources

• Building code: The Building Division states the City applies the 2025 California Building, Residential, Electrical, Mechanical, Plumbing, Energy, and Fire Codes as amended by the Larkspur Municipal Code.
• Zoning information: View zoning info
• Permit process
• Building submittal checklist
• Inspection process
• Planning Division
• Property records search
• License lookup guide: California Contractor License Requirements
• Contract template: California Homeowner-Contractor Agreement

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