Costa Mesa, CA Building Permit Guide

Permit Authority

Handles building permits and inspections within Costa Mesa city limits. Costa Mesa also adopts the Orange County Grading and Excavation Code for grading/excavation regulation.

Department

City of Costa Mesa Economic and Development Services, Building Safety Division

Address

77 Fair Drive, 2nd Floor, Costa Mesa, CA 92626

Phone

(714) 754-5273

Email

buildingpermit@costamesaca.gov

Website

https://www.costamesaca.gov/government/departments-and-divisions/economic-and-development-services/building-safety

Online Permit Portal

Application Process

1. Review Costa Mesa permit types and the applicable submittal handout for the project scope.
2. Create a TESSA account or log in with an existing profile.
3. Start the application in TESSA, select the permit type, complete the 7-step workflow, and upload plans and supporting documents.
4. A building technician is assigned to coordinate the project; the application moves through completeness review and plan check, with corrections/rechecks as needed.
5. Pay invoiced fees in TESSA after approval. Standard review is listed at about 5-30 working days depending on permit type; accelerated review is listed at about 5-10 working days; rechecks usually take about half the original review time.
6. After permit issuance, schedule inspections in TESSA and complete required finals before occupancy/final sign-off where applicable. Insta-Permits are available for limited scopes and the city says they can often be issued in 20 minutes or less once the required standard forms are uploaded.

Source: City of Costa Mesa Economic and Development Services, Building Safety Division

General Requirements

Costa Mesa says building permits are generally required for structures, additions, alterations, retaining walls, and most miscellaneous structures. The city specifically notes that reroofing requires a permit, swimming-pool enclosures require plan review/permits/inspection, and electrical, plumbing, and mechanical permits are required for new construction, alterations to existing systems, and most repairs.

Required Documents

• TESSA application plus project-specific plans and supporting documents required by the applicable city handout. Depending on scope, this can include site plans, architectural/structural plans, scope of work, owner information, structural calculations, Title 24/HERS documents, special inspection/structural observation forms, and utility or outside-agency items. Costa Mesa publishes separate submittal packages for new residential, additions/remodels, commercial TI, reroof, solar, pools/spas, grading, demolition, ADUs, signs, and similar scopes.

Permit validity

Costa Mesa adopted the 2025 California Building Standards Code effective January 1, 2026. Under the current California code baseline, permits generally expire if work is not commenced within 12 months or if work is suspended/abandoned for 12 months, unless extended by the building official. Costa Mesa also provides a plan check extension request form.

Building code

Ordinance No. 2025-08 adopted the 2025 California Building Standards Code, with local amendments, effective January 1, 2026, and also adopts the Orange County Grading and Excavation Code and associated supplements.

Owner-builder

Property owners may pull permits as owner-builders, but the city directs owners to review and sign Owner Builder Information/Verification before doing so. Owners using an authorized agent must use the city authorization process; agents for contractors must submit a notarized declaration.

Contractor requirements

Costa Mesa states that property owners and licensed contractors may obtain building permits. The city links applicants to the California Contractors State License Board and advises owners to review owner-builder risks before authorizing others to pull permits. Contractors can also obtain or renew Costa Mesa business licenses when obtaining permits.

Fees

Minimum permit fee

$41.44 for building permit valuation from $1-$500

Plan check fee

Building plan check fee is 65% of the building permit fee. Accelerated building plan check adds consultant fees equal to 65% of the permit fee plus a city administrative fee equal to 16.25% of the permit fee. A document retention fee of 5% of the permit fee also applies.

Permit fee formula

Building permit fees are valuation-based. Trade permits use an issuance fee plus fixture/appliance/equipment/unit charges.

Reinspection fee

Reinspection fee is $126.62 per hour. Inspections outside normal business hours are $126.62 per hour with a 2-hour minimum. Additional plan review due to changes/revisions is $138.14 per hour with a 0.5-hour minimum. I did not locate a separate after-the-fact building permit penalty line item in the FY 2025-26 master fee schedule excerpt reviewed.

Penalty (no permit)

Reinspection fee is $126.62 per hour. Inspections outside normal business hours are $126.62 per hour with a 2-hour minimum. Additional plan review due to changes/revisions is $138.14 per hour with a 0.5-hour minimum. I did not locate a separate after-the-fact building permit penalty line item in the FY 2025-26 master fee schedule excerpt reviewed.

Payment note

TESSA supports online invoice payment. The city master fee schedule lists a 2.70% credit card transaction processing fee.

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

Work That Does NOT Require a Permit

• Costa Mesa says exemptions are very limited and applicants should check with the Building Division before starting work.
• Wood, steel, vinyl, or iron fences not over 6 feet high.
• Stucco, concrete, brick, masonry, or block fences not over 3 feet high.
• Other work exempt under the adopted California Building Code/California Residential Code Section 105.2 or R105.2 may still need zoning, planning, fire, public works, or utility approvals.

Important: Permit exemptions do not authorize work that violates other laws or local requirements. Costa Mesa also imposes separate construction-and-demolition waste diversion requirements on permitted building projects.

Inspections

How to Schedule

• Schedule inspections through TESSA. Costa Mesa also publishes a daily inspection list at https (online)
• (714) 925-7325 (phone)
• (714) 656-8158 (phone)
• (949) 554-4793 (phone)
• (949) 629-5399 (phone)
• (714) 754-5273 (phone)

Inspection hours

Inspectors can be called between 7 a.m. and 3 p.m. City Hall/Building Safety hours are Monday-Friday, 8 a.m. to 5 p.m., with alternating Fridays closed.

Typical inspection sequence: Varies by permit type and approved plans. For most building work this typically progresses from foundation/underground work to rough framing and rough trade inspections, then insulation/lath or similar intermediate inspections where applicable, and finally final inspection. Insta-Permit standard plans are reviewed in the field by the inspector.

Additional Resources

• Building code: Ordinance No. 2025-08 adopted the 2025 California Building Standards Code, with local amendments, effective January 1, 2026, and also adopts the Orange County Grading and Excavation Code and associated supplements.
• Verify contractor license: California Contractors State License Board
• Zoning information: View zoning info
• https://www.costamesaca.gov/government/departments-and-divisions/economic-and-development-services/building-safety/building-information-handouts-forms
• https://www.costamesaca.gov/government/departments-and-divisions/economic-and-development-services/frequently-asked-questions
• https://www.costamesaca.gov/government/departments-and-divisions/public-works/waste-collection-and-recycling/construction-and-demolition-building-permit-projects
• https://www.costamesaca.gov/home/showpublisheddocument/61746/639001965494430000
• License lookup guide: California Contractor License Requirements
• Contract template: California Homeowner-Contractor Agreement

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