Town of Ross, CA Building Permit Guide

Permit Authority

Applies within incorporated Town of Ross. Building permits are issued by the Town, with Planning review, Ross Valley Fire review, and separate outside-agency approvals required where applicable; Public Works handles encroachment/right-of-way permits separately.

Department

Town of Ross Building Department / Planning and Building Department

Address

31 Sir Francis Drake Boulevard, Ross, CA 94957

Phone

(415) 453-1453 Option 4; inspections at ext. 170; permit technician voicemail at ext. 106

Email

breher@townofrossca.gov , planning@townofrossca.gov , rfeliciano@townofrossca.gov

Website

https://www.townofrossca.gov/building

Online Permit Portal

Application Process

1. Contact Planning/Building staff early, especially for new residences, additions, and other discretionary projects; the Town recommends a pre-application meeting before drawings are prepared. Some projects are typically reviewed first by the Advisory Design Review Group and approved by the Town Council. Source URL: https://www.townofrossca.gov/building and https://www.townofross.org/sites/default/files/fileattachments/planning/page/230/applicant_guide.pdf
2. Determine whether Planning approvals are needed and gather zoning/site constraints, prior permit history, and any outside-agency requirements. Planning accepts applications in person or by email; walk-in counter hours are Monday through Thursday, 9:00 am to 12:00 pm, or by appointment. Source URL: https://www.townofrossca.gov/planning and https://www.townofrossca.gov/administration/page/title-18-zoning
3. Prepare the building permit plan check package. Ross requires a plan check submittal application plus project plans and supporting documents; depending on scope this can include site plans, floor plans, roof/framing plans, elevations/sections, structural calculations, energy forms, CalGreen checklist, geotechnical/civil/landscape materials, and erosion control documents. Source URL: https://www.townofrossca.gov/building/page/permit-services, https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/228/plan_check_submittal_application3.pdf, https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/3741/plan_submittal_checklist.pdf, https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/3751/plans_and_supporting_documents_for_submittal.pdf
4. Submit the application in person, by email, or through E-TRAKiT, together with the plan check fee/deposit. The Building Department, Planning Department, Ross Valley Fire Department, and in some cases CSG, Inc. review the plans. Source URL: https://www.townofrossca.gov/building and https://www.townofrossca.gov/building/page/permit-services
5. Obtain any required outside approvals before permit issuance. Ross specifically lists BAAQMD, Marin County Environmental Health Services, Marin Municipal Water District, PG&E energy-efficiency review, Ross Valley Fire Department, and Ross Valley Sanitary District where applicable. Source URL: https://www.townofrossca.gov/building/page/permit-services
6. After all reviews are approved, the Town issues the building permit. The posted estimate for a typical permit is approximately 4 to 6 weeks, but discretionary planning review and outside-agency approvals can extend this. Source URL: https://www.townofrossca.gov/building/page/permit-services

Source: Town of Ross Building Department / Planning and Building Department

General Requirements

Ross states that under the California Building Code, no building or structure may be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted, or demolished without first obtaining the required permit; the same applies to regulated electrical, gas, mechanical, and plumbing work unless exempt. Source URL: https://www.townofrossca.gov/building/page/building-codes and https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/3721/permit_exemptions_ross.pdf

Required Documents

• Plan check submittal application
• plans keyed to Ross checklists
• APN/address
• owner/applicant/contractor information
• valuation
• planning conditions/scope of work on cover sheet where applicable
• and project-specific items such as energy forms, CalGreen checklist, structural calculations, soils/geotech reports, civil plans, erosion control plan, tree protection plan, and flood documentation. Source URL: https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/228/plan_check_submittal_application3.pdf, https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/3741/plan_submittal_checklist.pdf, https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/3751/plans_and_supporting_documents_for_submittal.pdf

Permit validity

Ross's public permit page emphasizes construction completion deadlines rather than a standard permit-expiration rule. Under Ross Municipal Code Chapter 15.50, construction must be completed within 12 months for valuations up to $200,000, 15 months for $200,001 to $500,000, 18 months for $500,001 to $1,000,000, and 20 months above $1,000,000. Source URL: https://www.townofrossca.gov/building/page/permit-services

Building code

Town page says Ross enforces the 2022 California Building Standards Code effective January 1, 2023, including the California Building, Residential, Electrical, Mechanical, Plumbing, Energy, Fire, Existing Building, Historical Building, and Green Building Standards Codes, plus local Ross Municipal Code Titles 12, 15, 17, and 18. Source URL: https://www.townofrossca.gov/building/page/building-codes

Owner-builder

Ross has a separate owner-builder acknowledgment form and will not issue an owner-builder permit until the property owner signs and returns the form and provides identity verification. The form states contractors must be licensed and bonded in California and warns owners they may become employers for workers-comp/tax purposes if they hire unlicensed labor. Source URL: https://www.townofrossca.gov/building/page/owner-builder-acknowledgement-form and https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/269/owner-builder_building_permit_form-2.pdf

Contractor requirements

Ross states building permits are issued to homeowners and/or contractors, and its owner-builder form states contractors are required by law to be licensed and bonded in California and to list license numbers on permits and contracts. For encroachment permits, Ross expressly requires all construction work in the right-of-way to be performed by a California licensed contractor. Source URL: https://www.townofrossca.gov/building, https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/269/owner-builder_building_permit_form-2.pdf, https://www.townofrossca.gov/publicworks/page/encroachment-permit

Fees

Minimum permit fee

The posted Town fee schedule shows a building permit fee of $490 for valuations from $1 to $10,000, plus the Town's technology surcharge. Note: the PDF posted by Ross is labeled effective January 27, 2019, with solar fee revisions dated August 9, 2019. Source URL: https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/228/master_fee_schedule_rev._8.9.19.pdf

Plan check fee

Building plan review is charged as a deposit based on valuation; the posted schedule shows deposits starting at $691 for $1 to $10,000 valuation and increasing by tier. The plan-check application also shows plan-check fee, 20% overhead, and technology surcharge fields. Source URL: https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/228/master_fee_schedule_rev._8.9.19.pdf and https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/228/plan_check_submittal_application3.pdf

Permit fee formula

Building permit fees are valuation-based, with increasing per-$1,000 charges across valuation tiers; reroofing, over-the-counter permits, resale inspections, solar, and some specialized permit types are flat-fee or deposit-based. The schedule also adds a 6.3% technology surcharge on eligible costs. Source URL: https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/228/master_fee_schedule_rev._8.9.19.pdf

Penalty (no permit)

The posted fee schedule includes hourly charges for inspections/plan reviews/reinspections and states an investigation fee applies when work starts without a permit; the permit services page also warns unpermitted work will be red-tagged and a penalty will apply. Source URL: https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/228/master_fee_schedule_rev._8.9.19.pdf and https://www.townofrossca.gov/building/page/permit-services

Payment note

E-TRAKiT includes fee-payment functions. Ross also posts a fraud warning telling applicants to verify any payment request by phone before paying. Source URL: https://rossca-trk.aspgov.com/eTRAKiT/ and https://www.townofrossca.gov/building

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

Work That Does NOT Require a Permit

• One-story detached accessory structures used as tool or storage sheds, playhouses, and similar uses, if not over 120 square feet and containing no plumbing, electrical, or heating appliances
• Fences not over 7 feet high; Ross notes Planning review/approval may still be required
• Retaining walls not over 4 feet high measured from bottom of footing to top of wall, unless supporting a surcharge or impounding flammable liquids
• Water tanks on grade up to 5,000 gallons, within stated height-to-width ratio limits
• Sidewalks, driveways, decks, and platforms not more than 30 inches above adjacent grade, not over a basement/story below, not part of an accessible route, and not part of required egress
• Detached single-family decks up to 200 square feet that are not more than 30 inches above grade, are not attached to the dwelling, and do not serve the required exit door
• Painting, papering, tiling, carpeting, countertops, and similar finish work; parking-lot striping/restriping still requires a permit
• Temporary stage sets/scenery
• Certain shallow above-ground prefabricated pools
• Swings/playground equipment accessory to detached one- and two-family dwellings
• Certain window awnings and movable fixtures/partitions within listed limits
• Minor exempt electrical, mechanical, and plumbing work such as lamp replacement, portable equipment, clearing stoppages, and minor leak repairs, subject to code limits

Important: Ross states exempt work is not exempt from Planning, Fire, or Public Works restrictions, and separate plumbing/electrical/mechanical permits may still be required unless specifically exempt. Source URL: https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/3721/permit_exemptions_ross.pdf

Inspections

How to Schedule

• (415) 453-1453 ext. 170 (phone)
• Ross's public instructions direct applicants to schedule inspections by phone at (415) 453-1453 ext. 170. Portal access exists through E-TRAKiT, but the public building page specifically lists phone scheduling. URLs (app)

Inspection hours

Inspections are Monday and Wednesday in the mornings only. Construction hours are generally 8:00 am to 5:00 pm Monday through Friday, with weekend/holiday restrictions and limited owner-work exceptions. Source URL: https://www.townofrossca.gov/building/page/permit-services

Time windows

Inspections are Monday and Wednesday in the mornings only. Construction hours are generally 8:00 am to 5:00 pm Monday through Friday, with weekend/holiday restrictions and limited owner-work exceptions. Source URL: https://www.townofrossca.gov/building/page/permit-services

Typical inspection sequence: Ross does not publish a standard inspection sequence on the public page; based on its plan requirements and ordinary residential practice, applicants should expect inspections tied to approved permit stages such as foundation, framing/rough trades, and final, plus any required specialty inspections. This sequence is an inference, not an expressly published Ross checklist. Source basis: https://www.townofrossca.gov/building/page/permit-services and https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/3741/plan_submittal_checklist.pdf Reinspection note: Reinspection/hourly inspection charges appear on the posted fee schedule. Work started without a permit can trigger red-tagging and penalty fees. Source URL: https://www.townofrossca.gov/sites/default/files/fileattachments/building/page/228/master_fee_schedule_rev._8.9.19.pdf and https://www.townofrossca.gov/building/page/permit-services

Additional Resources

• Building code: Town page says Ross enforces the 2022 California Building Standards Code effective January 1, 2023, including the California Building, Residential, Electrical, Mechanical, Plumbing, Energy, Fire, Existing Building, Historical Building, and Green Building Standards Codes, plus local Ross Municipal Code Titles 12, 15, 17, and 18. Source URL: https://www.townofrossca.gov/building/page/building-codes
• Zoning information: View zoning info
• License lookup guide: California Contractor License Requirements
• Contract template: California Homeowner-Contractor Agreement

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