SF Permits MCP Server

{ "metadata": { "title": "Trade Permits: Electrical, Plumbing, and Boiler/HVAC in San Francisco", "source_url": "https://www.sf.gov/departments/department-building-inspection", "source_type": "DBI policy reference, SFBC Chapters 13E/13B/13C", "date_scraped": "2026-02-25", "authority": "SF Department of Building Inspection", "notes": [ "Trade permits are separate permit types from building permits — each trade has its own permit number", "Trade permits can be pulled independently or bundled with a building permit", "Electrical permits are governed by the SF Electrical Code (SFEC) — California Electrical Code + local amendments", "Plumbing permits are governed by the SF Plumbing Code (SFPC) — California Plumbing Code + local amendments", "Mechanical permits cover HVAC, ducting, exhaust, and fuel gas systems", "All trade permit fees are separate from building permit fees — see fee-tables.json Table 1A-C and 1A-E" ] }, "electrical_permits": { "description": "Required for any new electrical work, panel upgrades, wiring changes, EV charger installation, or solar systems.", "governing_code": "SF Electrical Code (SFEC) — California Electrical Code with local amendments", "permit_types": [ { "id": "ELEC-01", "name": "Electrical Alteration Permit", "description": "Standard permit for changes to existing electrical systems — adding circuits, outlets, panel work", "triggers": [ "Adding or moving circuits", "Panel upgrade or replacement", "Service entrance work", "New subpanel installation", "Rewiring or replacing wiring" ], "review_path": "OTC or in-house depending on scope", "typical_timeline_days": "1-5 (OTC), 10-30 (in-house)" }, { "id": "ELEC-02", "name": "EV Charger Permit", "description": "Permit for electric vehicle charging station installation — residential or commercial", "triggers": [ "Installing Level 2 or DC Fast Charger", "New dedicated circuit for EV charging", "Panel upgrade to support EV load" ], "review_path": "OTC for residential single charger, in-house for multi-unit or commercial", "typical_timeline_days": "1-3 (OTC residential)" }, { "id": "ELEC-03", "name": "Solar PV Permit", "description": "Photovoltaic system installation on residential or commercial buildings", "triggers": [ "Rooftop solar panel installation", "Battery storage system (Powerwall, etc.)", "Grid interconnection" ], "review_path": "OTC for standard residential systems", "typical_timeline_days": "1-3 (OTC residential)", "notes": "Must coordinate with PG&E for interconnection; DBI permit covers structural and electrical" }, { "id": "ELEC-04", "name": "New Construction Electrical", "description": "Full electrical rough and finish for new buildings", "triggers": ["New building construction", "Building addition with new service"], "review_path": "In-house (always)", "typical_timeline_days": "30-90" }, { "id": "ELEC-05", "name": "Fire Alarm System Permit", "description": "Installation or modification of fire alarm/detection systems", "triggers": [ "New fire alarm system", "Alarm panel replacement", "Addition of smoke detectors beyond code minimum", "Change of use requiring upgraded alarm" ], "review_path": "In-house, SFFD review required", "typical_timeline_days": "15-45", "agencies": ["DBI", "SFFD"] } ], "fee_reference": { "table": "1A-E", "categories": [ "Residential single-family: flat fee by scope", "Commercial: per-circuit or per-panel basis", "EV charger residential: ~$196 flat", "Solar: based on system kW capacity" ], "notes": "Small Business Month (May): pedestrian-level lighting electrical permits fee waived" }, "inspection_requirements": [ { "id": "ELEC-INS-01", "stage": "Rough-in", "description": "Inspection of wiring before walls are closed — verifies conduit, wire gauge, junction boxes, grounding" }, { "id": "ELEC-INS-02", "stage": "Service", "description": "Inspection of electrical service entrance and main panel before energizing" }, { "id": "ELEC-INS-03", "stage": "Final", "description": "Final inspection after all devices, fixtures, and covers installed — before Certificate of Occupancy" } ], "commonly_bundled_with": [ "Kitchen remodel building permit (panel upgrade, new circuits for appliances)", "Bathroom remodel building permit (GFCI outlets, exhaust fan)", "ADU permit (separate service or subpanel)", "Commercial tenant improvement (complete new electrical layout)" ] }, "plumbing_permits": { "description": "Required for any work on water supply, drain/waste/vent (DWV), gas lines, or fixtures.", "governing_code": "SF Plumbing Code (SFPC) — California Plumbing Code with local amendments", "permit_types": [ { "id": "PLMB-01", "name": "Plumbing Alteration Permit", "description": "Standard permit for plumbing changes — moving fixtures, replacing water heater, adding hose bibs", "triggers": [ "Moving or adding plumbing fixtures", "Water heater replacement", "Sewer lateral repair or replacement", "Installing new gas appliances", "Rerouting drain or supply lines" ], "review_path": "OTC for simple residential, in-house for complex or commercial", "typical_timeline_days": "1-3 (OTC simple)" }, { "id": "PLMB-02", "name": "Sewer Lateral Permit", "description": "Permit for repair or replacement of the building sewer lateral from building to main", "triggers": [ "Broken or collapsed sewer lateral", "Root intrusion requiring replacement", "Pre-sale SSIP (Sewer System Improvement Program) compliance" ], "review_path": "OTC", "typical_timeline_days": "1-2", "agencies": ["DBI", "SF Public Works (SFPUC)"], "notes": "Sidewalk and street restoration may require separate encroachment permit from DPW" }, { "id": "PLMB-03", "name": "Backflow Prevention Permit", "description": "Required for commercial properties with backflow prevention devices", "triggers": [ "New commercial construction", "Change of use to food service or medical", "Installation of irrigation systems" ], "review_path": "OTC for standard devices", "typical_timeline_days": "1-2", "agencies": ["DBI", "SFPUC"] }, { "id": "PLMB-04", "name": "Gas Piping Permit", "description": "Permit for natural gas piping work — new lines, rerouting, appliance connections", "triggers": [ "Adding gas line for range, dryer, or fireplace", "Converting from electric to gas appliances", "Extending gas service to ADU" ], "review_path": "OTC for simple residential", "typical_timeline_days": "1-3" }, { "id": "PLMB-05", "name": "Grease Interceptor Permit", "description": "Required for commercial kitchens — grease trap installation or replacement", "triggers": [ "New restaurant or food service establishment", "Change of use to food service", "Existing interceptor replacement or sizing upgrade" ], "review_path": "In-house", "typical_timeline_days": "15-30", "agencies": ["DBI", "DPH", "SFPUC"] } ], "fee_reference": { "table": "1A-C", "categories": [ "1P Residential single: $276 flat (includes all fixtures)", "1P Multi-unit: per-unit fees", "Sewer lateral: fixed fee by pipe size", "Commercial: per-fixture basis" ] }, "inspection_requirements": [ { "id": "PLMB-INS-01", "stage": "Rough-in", "description": "Inspection of drain, waste, vent (DWV) and supply lines before walls are closed" }, { "id": "PLMB-INS-02", "stage": "Gas pressure test", "description": "Pressure test of gas piping system before connecting appliances" }, { "id": "PLMB-INS-03", "stage": "Final", "description": "Final inspection after all fixtures connected and operational" } ], "commonly_bundled_with": [ "Kitchen remodel (sink relocation, dishwasher, disposal)", "Bathroom remodel (toilet, tub, shower relocation)", "ADU permit (full separate plumbing system)", "Restaurant tenant improvement (grease interceptor, commercial sink, hand-washing stations)" ] }, "mechanical_permits": { "description": "Required for HVAC systems, ventilation, exhaust fans (commercial-grade), boilers, and fuel gas systems.", "governing_code": "SF Mechanical Code (SFMC) — California Mechanical Code with local amendments", "permit_types": [ { "id": "MECH-01", "name": "HVAC Permit", "description": "Heating, ventilation, and air conditioning system installation or replacement", "triggers": [ "New furnace or air handler installation", "Central AC system installation", "Heat pump system installation", "Ductwork replacement or addition", "Mini-split (ductless) system installation" ], "review_path": "OTC for replacement in-kind, in-house for new systems or complex commercial", "typical_timeline_days": "1-5 (OTC), 10-30 (in-house)" }, { "id": "MECH-02", "name": "Boiler Permit", "description": "Low-pressure and high-pressure boiler installation, replacement, or major repair", "triggers": [ "New boiler installation", "Boiler replacement", "Major repair to existing boiler" ], "review_path": "In-house — requires special inspection", "typical_timeline_days": "15-45", "agencies": ["DBI", "Boiler inspection section"], "notes": "Operating engineers license required for high-pressure boilers; annual boiler inspection required" }, { "id": "MECH-03", "name": "Commercial Exhaust Permit", "description": "Commercial kitchen exhaust systems, Type I/II hoods, makeup air", "triggers": [ "New commercial kitchen installation", "Change of use to restaurant", "Type I or Type II hood installation", "Grease duct replacement" ], "review_path": "In-house", "typical_timeline_days": "15-30", "agencies": ["DBI", "SFFD (fire suppression in hood)"] }, { "id": "MECH-04", "name": "Refrigeration Permit", "description": "Commercial refrigeration systems — walk-in coolers, condensing units, ammonia systems", "triggers": [ "New commercial refrigeration installation", "Walk-in cooler or freezer installation" ], "review_path": "OTC or in-house depending on scope", "typical_timeline_days": "1-15" } ], "fee_reference": { "table": "1A-C", "categories": [ "Mechanical work: typically bundled with plumbing fees in 1A-C", "Boiler: separate fee schedule by BTU rating" ] }, "inspection_requirements": [ { "id": "MECH-INS-01", "stage": "Rough-in", "description": "Inspection of ductwork, piping, and equipment before concealment" }, { "id": "MECH-INS-02", "stage": "Final", "description": "Final inspection after system is operational — includes test and balance for commercial systems" } ] }, "trade_permit_relationships": { "description": "How trade permits relate to building permits and each other", "key_rules": [ { "rule": "Trade permits can be pulled independently of building permits", "explanation": "A licensed electrician can pull an electrical permit directly without an accompanying building permit for simple work like adding an outlet or replacing a panel" }, { "rule": "Building permits often trigger trade permit requirements", "explanation": "When a building permit involves plumbing or electrical work, separate trade permits are typically required in addition to the building permit" }, { "rule": "Trade permits have their own inspection sequence", "explanation": "Each trade permit has rough-in and final inspections independent of building permit inspections, but final CO requires all trade permits to be finaled" }, { "rule": "Subcontractors must be licensed for their trade", "explanation": "Only licensed electrical, plumbing, or mechanical contractors can pull trade permits; general contractors cannot pull trade permits" }, { "rule": "Trade permits expire independently", "explanation": "Trade permits have their own expiration dates — typically 180 days from issuance with extensions available" } ], "bundling_by_project_type": { "kitchen_remodel": { "building": "Form 3 or 8 — layout changes or OTC no-plan for in-kind", "electrical": "Panel circuit for new appliances, under-cabinet lighting", "plumbing": "If moving sink or adding dishwasher" }, "adu_addition": { "building": "Form 1/2 — in-house review", "electrical": "New subpanel or service upgrade, full residential wiring", "plumbing": "Full separate plumbing system — supply, DWV, gas", "mechanical": "Heating system for ADU space" }, "restaurant_ti": { "building": "Form 1/2 — change of use, in-house", "electrical": "Commercial panels, 3-phase if needed, exhaust hood controls", "plumbing": "Grease interceptor, hand-washing stations, mop sink", "mechanical": "Type I exhaust hood, makeup air unit, refrigeration" }, "bathroom_remodel": { "building": "Form 3 or 8 — OTC if layout changes", "electrical": "GFCI outlets, exhaust fan circuit", "plumbing": "If relocating toilet, tub, or shower" } } }, "key_distinctions_from_building_permits": { "fee_structure": "Trade permit fees are in Tables 1A-C (plumbing/mechanical) and 1A-E (electrical) — separate from building permit fees in 1A-A", "licensing": "Trade permits require licensed contractors; building permits may be owner-builder", "review_stations": "Trade permits route to ELEC, MECH-E, or PLMB stations in plan review — not to the main BLDG station", "inspection_sequence": "Trade inspections (rough-in, final) are scheduled separately from structural/building inspections", "scope": "Trade permits cover only the specific trade work; building permit covers structural, architectural, and life safety" }, "related_urls": { "electrical_permits": "https://www.sf.gov/departments/department-building-inspection/electrical-inspection", "plumbing_permits": "https://www.sf.gov/departments/department-building-inspection/plumbing-inspection", "mechanical_permits": "https://www.sf.gov/departments/department-building-inspection/mechanical-inspection", "fee_schedule": "https://www.sf.gov/reports/san-francisco-building-permit-fee-schedules" } }