Chapter 15.08

PERMITS AND INSPECTIONS

Sections:

15.08.010 Permits-Permit procedures.

15.08.020 Permits-To whom permits may be issued.

15.08.030 Permits-Scope of permit.

15.08.040 Permits-Exemptions.

15.08.050 Permits-Fees.

15.08.060 Permits-Applications. 15.08.070 Permits-Permit issuance. 15.08.080 Work without permits-Additional fee for work done without a permit. 15.08.090 Work without permits-Exception to additional fees-Emergencies.

15.08.100 Permits-Fee waiver-Emergencies.

15.08.110 Permits-Chief building official to establish project value for purposes of determining permit fees.

15.08.120 Fees-Refunds--Procedure.

15.08.130 Permits-Permits not transferable.

15.08.140 Permits-Expiration of permits-Extension.

15.08.150 Inspections-Lot survey.

15.08.160 Inspections-Final inspection.

15.08.170 Building permits-Impacted school areas.

• 15.08.180 Expedited building permit process for small residential rooftop solar energy systems.

• 15.08.190 Expedited building permit process for electric vehicle charging stations.

Except as provided in this code, all permits shall be obtained as required by and in accordance with the 2025 California Building Standards Code as adopted in this title 15. (Ord. 2025-0031 § 4; Ord. 2022-0026 § 4; Ord. 2019-0042 § 4; Ord. 2016-0052 § 4; Ord. 2014-0001 § 4; Ord. 2011-026 § 3; Ord. 2010-014 § 2)

A permit to do or to cause to be done any work regulated by this code shall be issued only to the property owner, an authorized agent of the property owner, or a licensed contractor as provided, and under the terms and conditions as specified, in state law. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

A permit shall authorize only that work specified in the application for the permit. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

No permit is required for work that is exempt from the requirement to obtain a permit as provided for in the 2025 California Building Standards Code as adopted herein. (Ord. 2025-0031 § 5; Ord. 2022-0026 § 5; Ord. 2019-0042 § 5; Ord. 2016-0052 § 5; Ord. 2014-0001 § 5; Ord. 2011-026 § 3; Ord. 2010-014 § 2)

A. Fees shall be charged to cover all aspects of administration of the building permit program under this title, including, but not limited to, application intake and processing, plan review, inspections, expedited reviews, hearings and appeals, consultation and research, certification programs, fee refund calculations, and other service charges, enforcement, and administrative overhead. B. Plan review fees and building permit fees (inspections) shall be based either on the estimated value of the work to be done as determined by the chief building official under Section 15.08.110, or on an hourly rate to be charged for actual time expended performing plan review or inspections. The chief building official shall determine whether the fee shall be based on the estimate of value or on an hourly rate, based on type of work or program. The chief building official shall issue administrative rules and regulations establishing when valuation-based fees and when hourly-based fees shall be charged.

C. The amounts of all fees (including deposits) authorized by and charged under this chapter shall be established by resolution of the city council. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

In addition to the requirements of the 2025California Building Standards Code as adopted in this title 15, the following shall be included with an application for a permit:

A. All declarations, authorizations, and notices required by this code or state law including the licensed contractor declaration, the owner-builder declaration, the workers' compensation declaration, the declaration regarding construction lending agency, and the authorization to act on property owner's behalf, as applicable and fully executed; and

• B. A plan review fee, where plans are required, unless a plan review fee is paid at the time of pre-application plan review; provided, that

1. If the plan review fee is to be based on an hourly rate and not the estimated value of the work to be done, a deposit shall be paid at the time of application submittal and the balance shall be billed as plan review is conducted. The plan review fee shall be paid in full prior to issuance of the building permit; and

2. If the plans submitted are incomplete or are changed so as to require additional plan review, an additional plan review fee shall be charged. (Ord. 2025-0031 § 6; Ord. 2022-0026 § 6; Ord. 2019-0042 § 6; Ord. 2016-0052 § 6; Ord. 2014-0001 § 6; Ord. 2011-026 § 3; Ord. 2010-014 § 2)

In addition to the requirements of the 2025California Building Standards Code as adopted in this title 15, the following provisions shall apply to the issuance of a permit:

• A. When an owner-builder declaration has been executed with a permit application, no permit shall be issued until the notice to the property owner required under California Health and Safety Code section 19825 has been completed and signed by the owner of the property on which the proposed work is to be located and submitted to the chief building official.

B. No permit shall be issued until the applicant has paid the building permit fee (inspection) and all other required fees (including the plan review fee), taxes, and other charges; provided, that if the building permit fee (inspection) is to be based on an hourly rate and not the estimated value of the work to be done, a deposit shall be paid at the time of permit issuance, and the balance shall be billed as inspections are conducted. The building permit fee (inspection) shall be paid in full prior to final inspection approval.

C. Issuance of a building permit shall not entitle the permit holder to commence the work authorized by the permit unless and until the permit holder has obtained all other approvals required by, and has complied with, all other applicable laws, rules, and regulations relating to the proposed work.

D. Building permits for one or more residential dwelling units located in a subdivision approved under chapter 17.868 are subject to the following.

1. A building permit will be issued prior to recording a subdivision map (a final map or parcel map) for one or more residential dwelling units located in a subdivision approved under chapter 17.868 if all the following requirements are met:

• a. The applicant received approval of a tentative map and housing development pursuant to chapter 17.868.

b. The applicant submitted a building permit application deemed complete and compliant pursuant to section 65913.3 of the California Government Code.

• c. Before issuance of the permit, improvement plans are submitted and completed by the subdivider and accepted by the director of public works and the director of utilities.

d. Before issuance of the permit, as determined by the City, the applicant enters into an agreement with the city to construct any improvements, including sewer requirements identified in the tentative map approved under chapter 17.868. As determined by the city, the permittee shall provide a performance bond to secure the faithful performance of the contractual obligations to construct improvements in an amount not to exceed 300 percent of the total estimated costs of the improvements.

• e. Before issuance of the permit, the applicant executes, and records irrevocable offers of dedication as determined by the city to guarantee any dedications identified in the approved tentative map.

2. The city shall condition the issuance of a permit on the applicant submitting proof to the satisfaction of the city of a recorded covenant and agreement enforceable by the city that the applicant and the applicant's successors and assignees agree that the permit is issued on the condition that a certificate of occupancy or final inspection will not be issued unless the final map or parcel map has been recorded. No residential dwelling unit can be occupied until such a certificate or inspection has been approved.

3. Notwithstanding subsection 1, the city may deny issuance of a building permit if the building official makes a written finding, based upon a preponderance of the evidence, that construction of the proposed structure or structures before recordation of the final map or parcel map would have a specific adverse impact (as defined in California Government Code section 65589.5, subdivision (d)(2)) upon public health and safety and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. (Ord. 2025-0038 § 2; Ord. 2025-0031 § 7; Ord. 2022-0026 § 7; Ord. 2019-0042 § 7; Ord. 2016-0052 § 7; Ord. 2014-0001 § 7; Ord. 2011-026 § 3; Ord. 2010-014 § 2)

15.08.080 Work without permits-Additional fee for work done without a permit.

Where work for which a permit is required is commenced prior to the obtaining of the required permit(s), the chief building official shall charge up to four times all applicable plan review and permit (inspection) fees related to the required permit(s), including, but not limited to, building permits, sign permits and demolition permits. The payment of the increased fee(s) shall not relieve any person from fully complying with the requirements of this code, other codes adopted by the city, or the requirements of the Planning and Development Code. Failure to comply with the provisions of this chapter may also subject the violator to any other penalties, sanctions or remedies provided elsewhere in this code. (Ord. 2013-0021 § 40; Ord. 2011-026 § 3; Ord. 2010-014 § 2)

Where an emergency or urgent necessity is shown to exist or to have existed to the satisfaction of the chief building official, the commencement of work for which a permit is required is not a violation of this code and does not subject the person doing such work to an increased permit application and plan review fee pursuant to Section 15.08.080; provided, that an application for a permit for the work is filed with the chief building official within twenty-four (24) hours, exclusive of Saturday, Sunday and holidays, after the work has commenced. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

Notwithstanding the provisions of Sections 15.08.060 and 15.08.070, no plan review fees or building permit fees (inspection) otherwise required shall be imposed on permits required to undertake repair and reconstruction work which is necessary to repair damage attributable to, and caused by, conditions of disaster or of extreme peril and for which a declaration of local emergency is made. This exception to the fee requirements of Sections 15.08.060 and 15.08.070 shall be limited to repair and reconstruction work necessary to restore the building or structure to the condition in which it existed immediately prior to the occurrence of the conditions of disaster or extreme peril which are the basis of the declaration of emergency. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

The determination of the estimated value of the work to be done for purposes of determining plan review and permit (inspection) fees under this chapter shall be made by the chief building official. In making an estimate of value, the chief building official may use, in addition to other sources, the International Code Council's then most recently published Building Valuation Data. The valuation to be used in computing the plan review and permit (inspection) fees shall be the total value of all work, including all labor, finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevator, fire extinguishing systems, and any other permanent work or permanent equipment for which the permit is issued. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

• A. Plan Review Fees. No plan review fee or portion thereof shall be refunded.

• B. Building Permit Fees (Inspections). No building permit fee (inspection) or portion thereof shall be refunded:

1. Where any portion of the work authorized by the permit has commenced; or

2. Where the permit has expired or has been lawfully suspended or revoked by the chief building official.

• C. Refund Procedure.

1. Except where the refunding of building permit fees (inspection) is prohibited by subsection B, building permit fees (inspection) may be refunded only if a written demand for refund, together with the issued permit form, is presented to the chief building official within one hundred twenty (120) days following the issuance of the permit. 2. The chief building official shall deduct from any refunded permit fee a fee refund service charge. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

No person to whom a permit has been issued shall transfer, assign, or convey such permit to another person for the purpose of completing the work for which the permit was issued. When the permit holder to whom the permit has been issued no longer has a vested interest in the project or is no longer responsible for the project or work covered by the permit, the permit shall automatically become null and void. No person shall proceed with such a project or work without first obtaining a new permit from the chief building official. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

A. Every permit issued by the chief building official under the provisions of this code shall expire by limitation and become null and void if the building or work authorized by such permit is not commenced within 12 months from the date of such permit, or if the building or work authorized by such permit is suspended or abandoned at any time after the work is commenced for a period of 180 days. For the purpose of this section, work shall be considered abandoned if the chief building official reasonably determines that the permit holder does not intend or is unable to complete the work authorized by the permit. The permit holder's failure to timely request any necessary inspections or obtain any necessary approvals of work authorized pursuant to the permit may be factors considered by the chief building official in making his or her determination. Before such work can be recommenced, a new permit shall first be obtained to do so. B. Any permit holder holding an unexpired permit may apply for an extension of the time within which he or she may commence work under that permit when he or she is unable to commence work within the time required by this section for good and satisfactory reasons. The chief building official may extend the time for action by the permit holder for a period not exceeding one hundred eighty (180) days upon written request by the permit holder showing that circumstances beyond the control of the permit holder have prevented action from being taken. No permit shall be extended more than once. C. Building permits issued to repair under Chapter 8.96 or 8.100 of this code shall expire in sixty (60) days from the date such permit is issued unless the housing code advisory and appeals board authorizes a longer period of time in which to complete the work in which event such permit will expire at the end of such longer period of time. (Ord. 2019-0042 § 8; Ord. 2011-026 § 3; Ord. 2010-014 § 2)

A survey of the lot on which construction of a building is planned may be required by the chief building official, at the permit holder's expense, to verify compliance of the structure location or lot size with the approved plans. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

A final inspection and approval of all buildings and equipment installed therein is required when the work is completed and the building is ready for occupancy. The final inspection and approval shall be made prior to the building being occupied, and, except as otherwise provided herein, it shall be a violation of this code for the permit holder to permit the occupancy of a building without the final inspection and approval. No final inspection approval shall be given until the building permit fee (inspection) has been paid in full. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

Building permits for residential construction within the attendance areas of impacted schools shall not be issued except in compliance with the provisions of Chapter 15.132 of this title. The director of building inspections and the planning department shall be responsible to maintain current information as provided by affected school districts as to the real property subject to the provisions of Chapter 15.132 of this title. (Ord. 2011-026 § 3; Ord. 2010-014 § 2)

A. Applicability. This section applies to applications for expedited building permits for small residential roof-top solar energy systems. B. Procedure.

1. The building official shall adopt a checklist of all requirements for an application for an expedited building permit for a small residential rooftop solar energy system. The checklist shall substantially conform to the checklist and standard plans contained in the most current version of the California Solar Permitting Guidebook adopted by the Governor's Office of Planning and Research. 2. If the building official determines that the application is complete and meets the requirements of the checklist, the building official shall issue the expedited building permit. 3. If the application is incomplete, the building official shall provide a written correction notice of the deficiencies and the additional information required to be eligible for expedited permit issuance.

2. The checklist, application form, and any other documents required by the building official shall be published on the city's website.

3. An application for an expedited building permit for a small residential rooftop solar energy system may be filed by facsimile or by email.

4. Only one inspection shall be required unless the small residential rooftop solar energy system fails inspection. (Ord. 2015-0032 § 2) 15.08.190 Expedited building permit process for electric vehicle charging stations. A. Applicability. This section applies to applications for expedited building permits for electric vehicle charging stations pursuant to California Government Code Section 65850.7.

B. Process.

1. The building official shall adopt a checklist of all requirements for an application for an expedited building permit for electric vehicle charging stations. The checklist shall substantially conform to the checklist and standard plans contained in the most current version of the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the "Zero-Emission Vehicles in California: Community Readiness Guidebook" published by the Governor's Office of Planning and Research.

2. If the building official determines that the application for an expedited building permit is complete and meets the requirements of the checklist, the building official shall issue the expedited building permit.

3. If the application for an expedited building permit is incomplete, the building official shall provide a written correction notice of the deficiencies and the additional information required to be eligible for expedited building permit issuance.

4. The checklist, application form, and any other documents required by the building official shall be published on the city's website.

5. An application for an expedited building permit for electric vehicle charging stations may be filed by email.

6. If the chief building official finds, based on substantial evidence, that an electric vehicle charging station could have a specific adverse impact upon the public health or safety, the city may require the applicant to apply for a conditional use permit pursuant to Title 17. (Ord. 2016-0037 § 2)