San Francisco — Permits & Inspections

Last reviewed: July 6, 2026

Overview

San Francisco’s Department of Building Inspection (DBI) administers permitting and field inspections under the locally amended San Francisco Building Inspection Commission Code. This page focuses on what the City’s code actually requires for permits, required inspections, reinspection fees, and the Certificate of Final Completion and Occupancy. For related topics like the San Francisco Planning Code, overall zoning & planning, and state construction rules in the California Building Standards Code, see their dedicated pages.

No building or structure in San Francisco may be used or occupied until DBI issues a Certificate of Final Completion and Occupancy (or an amended certificate) or otherwise approves it for use. See § 109A.1.

How DBI’s permit inspections work

• A DBI-issued inspection record “Job Card” must be posted on-site before work starts and remain accessible until DBI’s final inspection for that permit is complete, after which it may be removed and kept in the owner’s records per § 108A.2 .
• The permit holder (or agent) must request inspections at least one working day in advance and provide access; off-hours inspections are available by prior arrangement and fee per § 108A.3–§ 108A.3.1 .
• DBI may require inspections for permits issued by other City departments; applicants pay DBI’s inspection/report fee per § 108A.3.2 .
• Work cannot proceed beyond each inspection checkpoint without DBI approval; any nonconforming portion must be corrected and left exposed until approved per § 108A.4 .
• The structural framework of any part of a building may not be covered without approval per § 108A.5.1 .
• DBI can require other inspections to verify compliance and may order concealed work to be exposed if it was covered without inspection or performed without a permit per § 108A.7–§ 108A.7.1 .

Reinspections and fees

• DBI charges reinspection fees when the work is incomplete, corrections aren’t made, job card/approved plans aren’t available, access isn’t provided, or there are deviations from approved plans per § 108A.8 .
• Until reinspection fees are paid, DBI will not perform further required inspections nor issue the Certificate of Final Completion and Occupancy or final approval per § 108A.8 .
• Parallel rules apply in the Electrical and Plumbing/Mechanical codes: reinspection fees must be paid before final approval; final inspections are withheld until all related fees are paid per § 89.127(F) and § 104.5 .

Discipline-specific inspection rules

• Building (general):
  • DBI may require a survey to establish the proper lot/building location before or during inspection if evidence is lacking per § 108A (survey authority) .
• Electrical:
  • All permitted electrical work is inspected; upon final approval and fee payment DBI issues a Declaration of Inspection per § 89.127(A) .
  • It is unlawful to energize a system until DBI issues a Certificate to Connect Current (“Green Tag”) per § 89.127(B) .
  • The permit holder must request inspections at least 24 hours in advance; required inspections include pre-cover and final per § 89.127(C)–(D); concealed or in-use wiring before approval is unlawful per § 89.127(E) .
• Plumbing/Mechanical:
  • Off-hours inspection is available by prepayment; reinspection conditions mirror the building code (incomplete work, uncorrected deficiencies, no plans/job card, no access, deviations) and reinspection fees must be paid before final approval per § 104.3.2.1–§ 104.3.2.2 .
  • Permit fees are due before issuance; DBI will not perform final inspection until all permit-related fees are paid per § 104.5 .

Special inspections and structural observation

• Special inspections required by Chapter 17 are in addition to DBI’s regular inspections; see § 108A.6 and DBI’s Administrative Bulletin AB-046 (Special Inspection and Structural Observation Procedures) for responsibilities, documentation, and agency qualifications .

Certificate of Final Completion and Occupancy (CFC&O)

• No building/structure may be used or occupied—and no change of occupancy made—until DBI issues a Certificate of Final Completion and Occupancy (or amended certificate) or otherwise approves the use per § 109A.1 and § 109A.2 .
• DBI issues certificates for new construction, enlargements, changes in occupancy classification, and certain seismic upgrades; an amended certificate is issued where a change increases the number of legal dwelling units. The amended certificate process is not available in RH-1 or RH-1(D) districts and does not apply to any residential dwelling inconsistent with existing law per § 109A.3 (if you’re in an RH-1/RH-1(D) area, see the San Francisco Use Districts) .
• Temporary Certificate of Occupancy (TCO): DBI may issue a TCO for up to 12 months (fee in Table 1A‑G) if no substantial hazard will result from early occupancy per § 109A.4 .
• Group R-1 and R-2 (hotels/apartments): Before DBI issues a CFC&O or amended CFC&O, DBI must obtain written compliance reports from all agencies having jurisdiction; DBI also administers the separate Apartment House/Hotel License (fees in Table 1A‑P) per § 109A.7–§ 109A.8 .
• DBI’s role includes plan review, field inspections, review of special inspection reports, and providing the Certificate of Final Completion when work is complete in program areas like smoke control systems (coordinated with SFFD) per AB guidance .

Program-based inspections DBI enforces

Existing Building Code Chapter 5F — Building Façade Inspection and Maintenance

• Applies to buildings five or more stories of Types I–IV construction; 15+ story buildings have additional supplemental inspection requirements per SFEBC Ch. 5F and DBI AB‑110 .
• Certain elements are exempt (e.g., tight interior courts without access) per § 504F.4. Supplementals must include 100% visual inspection of exterior glazing unless specific conditions are met per § 504F.5 (Ord. 16‑24) .
• The qualified professional must submit an inspection report to the owner and DBI; DBI acknowledges and comments within 60 days per § 505F; fees per § 506F; buildings are not compliant until reports are accepted and fees paid; DBI may enforce via SFBC § 102A unsafe building procedures per § 507F (Ord. 16‑24) .

Water conservation inspection — tie-in to final sign-off

• For permitted alterations/improvements with an estimated construction cost greater than $150,000, or where the scope involves a room containing specified water conservation devices, DBI requires a valid water conservation inspection and installation of the required devices as a condition of the CFC&O or final permit sign-off per § 1306A.2.1–§ 1306A.2.2 .
• Early compliance, postponements for demolition, and inspection requirements are set in § 1308A–§ 1311A .

Decision‑relevant checkpoints and sign‑offs (DBI)

Practical notes

• If evidence of correct lot lines is unclear, DBI may require a licensed survey before or during inspections; the owner must submit the survey, and neither DBI nor the City is liable for removal/replacement costs to allow inspection per § 108A (survey authority) .
• Where other City permits (e.g., certain San Francisco Fire Code clearances) depend on a DBI inspection/certification, applicants must request and pay DBI for that inspection per § 108A.3.2; plan your review timelines accordingly .
• DBI can enforce noncompliance (e.g., unsafe conditions) using SFBC § 102A pathways; electrical hazards can render a building “unsafe” under § 89.126 with abatement per § 102A .
• Special programs (façade, smoke control) have their own submittal/inspection cycles and DBI roles; coordinate early with DBI and SFFD, and use City Permits & Forms and Applications & Forms.

Checklist

• Scope your permit: building, electrical, plumbing/mechanical, and any special programs (façade, smoke control).
• Post the DBI Job Card on-site before work; keep approved plans available (§ 108A.2) .
• Schedule inspections with DBI at least 1 working day in advance; provide access (§ 108A.3) .
• Do not conceal structural framing or any electrical until approved (§ 108A.5.1; § 89.127(D)–(E)) .
• For electrical, obtain DBI’s “Green Tag” before energizing (§ 89.127(B)) .
• Close out all special inspections and submit required reports (Chapter 17; AB‑046) .
• Pay any reinspection and permit fees; DBI will not proceed with further inspections or final until paid (§ 108A.8; § 104.5; § 89.127(F)) .
• If applicable, complete water conservation inspection for qualifying alterations before CFC&O (§ 1306A.2.1–§ 1306A.2.2) .
• Request CFC&O (or TCO) only after all agency conditions are met; extra steps apply to R‑1/R‑2 (§ 109A.1–§ 109A.8) .

Risks & Ambiguities

Plain-English Summary

In San Francisco, DBI issues permits, inspects work, and signs off projects. Post the job card, call DBI for each inspection, don’t cover anything until approved, and pay any reinspection fees promptly. You can’t move in or switch use until DBI issues a Certificate of Final Completion and Occupancy; some projects also need program inspections (like façade) or water‑conservation checks before DBI will give final sign‑off.

Source References

• San Francisco Building Inspection Commission Code — Administration and Inspections: § 108A.2–§ 108A.8; § 109A.1–§ 109A.8; fee tables § 110A (Tables 1A‑C, 1A‑E, 1A‑G, 1A‑P) .
• San Francisco Electrical Code (local amendments) — Inspections and Green Tag: § 89.127; Unsafe electrical conditions: § 89.126 .
• San Francisco Plumbing/Mechanical Code (local amendments) — Off-hours, reinspection, fees, final inspection: § 104.3.2.1–§ 104.3.2.2; § 104.5; permit expiration § 104.4.3 .
• SFEBC Chapter 5F — Façade inspection program: § 504F.4–§ 504F.5; § 505F–§ 507F; Administrative Bulletin AB‑110; Ordinance 16‑24 (https://sfbos.org/sites/default/files/o0016-24.pdf) .
• Administrative Bulletin AB‑046 — Special Inspection and Structural Observation Procedures (refs Chapter 17; § 108A) .
• Water conservation inspections tied to final sign‑off: § 1306A.2.1–§ 1306A.2.2; § 1308A–§ 1311A .
• See also: San Francisco Building Inspection Commission Code, San Francisco Permits & Forms, San Francisco Review Timelines, San Francisco Fire Code, California Building Standards Code.

Retrieved passages

• CBC § 110A (Section 110A) High relevance show source text
• CBC § 89.118 (Section 89.118) High relevance show source text
• CBC § 504F.1 (Chapter 5F) High relevance show source text
• CBC § 505F (SECTION 505F) High relevance show source text
• San Francisco Zoning Code (Section 1701.) High relevance show source text
• San Francisco Zoning Code (Chapter 17.) High relevance show source text
• CRC § 109 (SECTION 109) High relevance show source text
• CBC § 1704.2.4 High relevance show source text

Cited sections

• San Francisco Building Inspection Commission Code — Administration and Inspections: § 108A.2–§ 108A.8; § 109A.1–§ 109A.8; fee tables § 110A (Tables 1A‑C, 1A‑E, 1A‑G, 1A‑P) . (§ 108A.2)
• San Francisco Electrical Code (local amendments) — Inspections and Green Tag: § 89.127; Unsafe electrical conditions: § 89.126 . (§ 89.127)
• San Francisco Plumbing/Mechanical Code (local amendments) — Off-hours, reinspection, fees, final inspection: § 104.3.2.1–§ 104.3.2.2; § 104.5; permit expiration § 104.4.3 . (§ 104.3.2.1)
• SFEBC Chapter 5F — Façade inspection program: § 504F.4–§ 504F.5; § 505F–§ 507F; Administrative Bulletin AB‑110; Ordinance 16‑24 () . (Chapter 5F)
• Administrative Bulletin AB‑046 — Special Inspection and Structural Observation Procedures (refs Chapter 17; § 108A) . (Chapter 17)
• Water conservation inspections tied to final sign‑off: § 1306A.2.1–§ 1306A.2.2; § 1308A–§ 1311A . (§ 1306A.2.1)
• See also: San Francisco Building Inspection Commission Code, San Francisco Permits & Forms, San Francisco Review Timelines, San Francisco Fire Code, California Building Standards Code.
• SF Building Inspection Commissions Code.md