San Rafael, CA Building Permit Guide

Permit Authority

Applies to projects within the incorporated City of San Rafael. City materials for zoning and Public Works permits tell applicants to confirm the property is within City jurisdiction before applying.

Department

City of San Rafael Community & Economic Development Department, Building Division

Address

1400 Fifth Avenue, Top Floor, San Rafael, CA 94901

Phone

(415) 485-3367

Email

building@cityofsanrafael.org

Website

https://www.cityofsanrafael.org/building-permits/

Online Permit Portal

Application Process

1. Confirm the property is in San Rafael city limits and check zoning/development standards before preparing the permit package.
2. Create an OpenGov account and start the correct permit application type. San Rafael states all new Building, Planning, Code Enforcement, and Fire Prevention applications are accepted through OpenGov starting February 23, 2026.
3. Complete the building permit application and upload required documents. For plan review permits, the City says plans must be unsecured PDF files, with a maximum file size of 75 MB.
4. Pay the invoiced fees and monitor the portal for review comments, corrections, approvals, and issued permit documents.
5. Keep approved plans and permit documents available, complete work in the approved scope, and request inspections through the City system as each phase is ready.

Typical processing time: San Rafael says online "General Permit Requiring Plan Review" applications can take up to 3 weeks for the initial review. The older contractor login request page says account setup could take up to 3 days.

Source: City of San Rafael Community & Economic Development Department, Building Division

General Requirements

San Rafael says a permit is required when an owner or authorized agent intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to install, enlarge, alter, repair, remove, convert, or replace regulated electrical, gas, mechanical, or plumbing systems, unless specifically exempt.

Required Documents

• Building permit application
• project description and valuation
• plans for plan review permits uploaded as unsecured PDFs
• and supporting materials depending on scope, such as site plans, gas schematics, special inspection forms, owner-builder forms, or outside-agency approvals. The application form also flags possible related reviews by Planning, Public Works, Fire, Marin Water, sanitary districts, and Environmental Health

Permit validity

San Rafael states permits issued after January 1, 2023 are generally valid for 2 years; minor permits such as water heaters and furnaces are valid for 180 days. Separately, the inspection page says a permit expires if no inspections occur within 180 days of issuance or if work is abandoned for more than 180 days. Expired permits require a renewal fee.

Building code

For applications submitted on or after December 29, 2025, San Rafael requires compliance with the 2025 California Building Standards Code package, including the 2025 California Building, Residential, Mechanical, Plumbing, Electrical, Existing Building, Green Building Standards, and Referenced Standards Codes, plus the 2024 International Property Maintenance Code and 2024 International Pool and Spa Code with local amendments.

Owner-builder

The application requires an owner-builder declaration. The owner may either perform the work with personal labor/employees if the work is not intended or offered for sale, or contract with licensed contractors. The form warns that owner-builders generally cannot legally sell a structure they built unless it was constructed entirely by licensed contractors, subject to the residence exception in Business and Professions Code section 7044.

Contractor requirements

The permit application requires the contractor license number. If the applicant is not using a licensed contractor, the owner-builder exemption must be declared under penalty of perjury.

Fees

Minimum permit fee

$261.00 for valuation up to $2,000

Plan check fee

Building/structural plan check is 65% of the building permit fee, plus 10% of the building permit fee for energy plan check. Additional plan review is billed hourly at $190 with a 1/2-hour minimum.

Permit fee formula

Building permit fees are valuation-based for most projects. Mechanical, electrical, and plumbing permits are separately listed in Exhibit A. A 5% software integration and support fee is applied against all permit fees, and state-mandated surcharges are added.

Trade permit fee

Building permit fees are valuation-based for most projects. Mechanical, electrical, and plumbing permits are separately listed in Exhibit A. A 5% software integration and support fee is applied against all permit fees, and state-mandated surcharges are added.

Penalty (no permit)

Reinspection is $190 per hour with a 1-hour minimum. Building investigation fee is 3x the building permit fee. Permit renewal for expired permits is 15% of the permit fee for a 2-year permit. After-hours inspections are $285 per hour with a 2-hour minimum, and weekends/holidays are $380 per hour with a 2-hour minimum.

Payment note

San Rafael's current OpenGov materials say applicants can submit applications, securely pay fees online, and track status there. The fee schedule also adds a 5% software integration and support fee and state surcharges to permit fees.

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

Work That Does NOT Require a Permit

• Nonhabitable detached accessory structures on residential property up to 120 square feet and 15 feet tall, with no electrical, mechanical, or plumbing, and compliant setbacks
• Residential fences up to 7 feet high, or masonry walls up to 36 inches outside the front or street yard, if not used as pool barriers
• Retaining or rockery walls up to 4 feet high, if they do not support surcharge or impound certain liquids
• Water tanks on grade up to 5,000 gallons, subject to height-to-width ratio limits
• Patios, sidewalks, and driveways up to 30 inches above adjacent grade, without foundations, and not over a septic system, basement, or story below, and not part of an accessible route or egress path
• Painting, papering, flooring, carpeting, countertops, and similar finish work
• Temporary stage sets and scenery for up to 180 days
• Certain above-ground prefabricated residential pools under 24 inches deep and under 5,000 gallons
• Swings and playground equipment accessory to detached one- and two-family dwellings
• Certain window awnings, movable fixtures/partitions under 5 feet 9 inches, roofing repair under 100 square feet or within the 1-year roof warranty, same-opening door replacements, same-size garage door replacements, small detached decks, glazing replacement, and grading under 50 cubic yards
• Minor electrical, gas, mechanical, and plumbing repair categories listed by the City, such as lamp replacement, same-capacity overcurrent device replacement, portable appliances, leak stoppage, drain clearing, and some same-fixture plumbing replacements without pipe rearrangement

Important: The City states exempt work still must comply with codes and other City laws. Planning, Fire Prevention, and Public Works restrictions may still apply. Striping or re-striping parking lots requires a permit even though general finish work is otherwise exempt.

Inspections

How to Schedule

• San Rafael's February 23, 2026 OpenGov transition notice says all inspection scheduling, including inspections for older eTRAKiT permits, moved to OpenGov on that date (online)

Inspection hours

Building inspections are scheduled in morning windows from 8:00 AM to 12:00 PM and afternoon windows from 1:00 PM to 4:00 PM. The older scheduling page states construction and fire inspections are Monday through Thursday only, excluding holidays.

Time windows

Building inspections are scheduled in morning windows from 8:00 AM to 12:00 PM and afternoon windows from 1:00 PM to 4:00 PM. The older scheduling page states construction and fire inspections are Monday through Thursday only, excluding holidays.

Typical inspection sequence: San Rafael instructs applicants to use the City's inspection record card to schedule the right inspection codes in the normal sequence for the project. The City specifically notes that residential rough frame does not include electrical, plumbing, mechanical, or shower pan inspections, so those must be scheduled separately where applicable. Reinspection note: Inspection requests are denied if fees are due, the permit has expired, or the project has a hold. Reinspection fees apply under the fee schedule.

Additional Resources

• Building code: For applications submitted on or after December 29, 2025, San Rafael requires compliance with the 2025 California Building Standards Code package, including the 2025 California Building, Residential, Mechanical, Plumbing, Electrical, Existing Building, Green Building Standards, and Referenced Standards Codes, plus the 2024 International Property Maintenance Code and 2024 International Pool and Spa Code with local amendments.
• Zoning information: View zoning info
• https://www.cityofsanrafael.org/forms-handouts/
• https://www.cityofsanrafael.org/online-records-search/
• https://www.cityofsanrafael.org/building-permits/
• https://www.cityofsanrafael.org/permits-requiring-plan-review/
• https://www.cityofsanrafael.org/minor-permits/
• License lookup guide: California Contractor License Requirements
• Contract template: California Homeowner-Contractor Agreement

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