SF Permits MCP Server

{ "source_id": "inhouse-review-process", "source_type": "web_page", "title": "Get a building permit with In-House Review", "url": "https://www.sf.gov/step-by-step--get-building-permit-house-review", "ingested_date": "2026-02-13", "summary": "Complete 11-step process for In-House Review building permits. Covers pre-application requirements, plan preparation, submission, review, and issuance. Lists all reviewing agencies and their triggers.", "reviewing_agencies": [ "Department of Building Inspection (DBI)", "Planning Department", "Department of Public Works", "SF Public Utilities Commission (SFPUC)", "SF Fire Department (SFFD)", "Department of Public Health (DPH)", "Office of Community Investment and Infrastructure (OCII)", "Department of Environment" ], "separate_processes": [ "Accessory Dwelling Unit (ADU)", "Development Agreement project", "Affordable Housing", "Fire sprinklers/alarms only (separate permit)" ], "steps": [ { "step": 1, "title": "Get City Planning zoning approval", "description": "Many projects require Planning zoning approval PRIOR to building permit submission", "agency": "Planning Department", "key_rules": [ "Planning approval required before building permit submission", "OCII areas: receive letter from OCII instead of Planning", "Include approval letter from Planning or OCII with building permit application" ] }, { "step": 2, "title": "Complete other pre-application requirements", "description": "Various agency requirements that must be completed before building permit application", "sub_requirements": [ { "name": "Water reuse systems", "agency": "SFPUC", "trigger": "Projects creating 40,000+ sq ft of space", "additional": "Onsite water reuse required for 100,000+ sq ft new development" }, { "name": "Stormwater Management", "agency": "SFPUC", "trigger": "Creating/replacing 5,000+ sq ft impervious surfaces (combined sewer) or 2,500+ sq ft (separate sewer)", "action": "Contact stormwaterreview@sfwater.org for Pre-Application Meeting" }, { "name": "Fire Flow study", "agency": "SFFD", "trigger": "New construction OR projects adding new floor area to existing buildings", "action": "Fire flow study must be included in building permit plans" }, { "name": "Water Flow data", "agency": "SFFD", "trigger": "Most fire sprinkler permit applications", "action": "Request water flow info from SF Fire records" }, { "name": "Construction Waste Tracking", "agency": "Environment Department", "triggers": [ "New construction", "Commercial additions 1,000+ sq ft", "Commercial remodels/alterations $200,000+", "Full building demolitions", "Residential additions/alterations increasing conditioned area" ] }, { "name": "Public Right of Way Permits", "agency": "DPW", "trigger": "Work within public right of way (street/sidewalk, utilities)", "contact": "BSMPermitDivision@sfdpw.org" }, { "name": "Site Assessment and Mitigation (Maher Ordinance)", "agency": "DPH", "trigger": "Projects disturbing 50+ cubic yards of soil OR change to sensitive use, in Maher Ordinance area", "maher_areas": "Historical industrial uses, areas near freeways, underground storage tanks" }, { "name": "Dust Control", "agency": "DPH", "trigger": "Projects greater than one-half acre" }, { "name": "Labor Compliance Bond", "agency": "Controller's Office", "trigger": "Projects creating 10+ units of housing" }, { "name": "Asbestos Remediation", "agency": "DBI", "trigger": "Demolition permits", "action": "Asbestos report required BEFORE demolition permit application" }, { "name": "Valid Address", "agency": "DBI", "action": "Confirm property has valid address via SF Property Information Map" } ] }, { "step": 3, "title": "Decide Full or Site Permit", "description": "Choose between Full Permit (condensed) or Site Permit (iterative) process", "options": { "full_permit": { "description": "Condensed process, preferred by most customers", "initial_submittal": "Architectural, Structural, Mechanical/Electrical plans, Title 24 info", "payments": "Two: initial filing fee + issuance fee" }, "site_permit": { "description": "Iterative design/engineering, often for projects > $25M", "initial_submittal": "Architectural plans only", "payments": "Minimum four: filing fee, issuance fee, addendum submittal fee, addendum issuance fee", "process": "Addenda submitted after site permit issuance per schedule approved by plan check supervisor", "reference": "Administrative Bulletin 032" } }, "key_rule": "Cannot change from Full to Site or vice versa without resubmitting application" }, { "step": 4, "title": "Prepare to apply", "description": "Fill out appropriate forms, prepare applicant documentation, Title 24, Green Building, Health requirements, SFPUC water use form", "forms_needed": [ "Form 1/2: New construction", "Form 3/8: Alterations to existing", "Form 4/7: Signs", "Form 5: Grading/excavation", "Form 6: Demolition (BAAQMD Job Number required for issuance, per Info Sheet S-04)" ], "also_required": [ "Permit Applicant and Authorized Agent form (must be signed by property owner)", "Title 24 Energy forms (per M-03, M-04, M-08; exceptions in M-06)", "San Francisco Green Building Form", "SFPUC fixture count form (if adding faucets, toilets, plumbing fixtures, or new water service)" ] }, { "step": 5, "title": "Format plans", "description": "Licensed architect/engineer produces construction plans as PDF for electronic plan review (EPR)", "key_rules": [ "All plans submitted electronically as PDF", "All plan sets must include a Back Check page", "Full Permit: full plan set requirements", "Site Permit: application requirements + addenda requirements", "New residential buildings require acoustical report" ] }, { "step": 6, "title": "Complete additional application requirements", "sub_requirements": [ { "name": "Geotechnical report", "trigger": "Some projects (hillside properties, safe construction concerns)" }, { "name": "Unauthorized Dwelling Unit screening", "trigger": "Legalizing existing unauthorized units (see G-17)" }, { "name": "Disabled Access checklist", "trigger": "Projects in existing commercial buildings or publicly-financed/managed residential buildings" }, { "name": "Seismic Safety Tax Exclusion", "trigger": "Seismic retrofitting work (submit within 30 days of completing construction)" }, { "name": "Residential water sub-metering", "trigger": "New multi-family developments" }, { "name": "Water/Power/Sewer checklist", "agency": "SFPUC", "trigger": "New construction or alteration projects (if applicable)" }, { "name": "Tree planting and protection", "agency": "DPW", "trigger": "New construction or addition of garage, dwelling unit, curb cut, or 500+ sq ft" }, { "name": "School fees", "agency": "SFUSD", "trigger": "Calculated by DBI from building permit application info" } ] }, { "step": 7, "title": "Submit your application", "description": "Submit online via building permit application portal", "key_rules": [ "Properties with active notice of violation routed to DBI Inspections for review", "Contact SFplanreview@sfgov.org for questions" ] }, { "step": 8, "title": "Receive confirmation letters", "description": "Confirmation email + permit application number for tracking" }, { "step": 9, "title": "Completeness review", "description": "DBI reviews submission for completeness", "key_rules": [ "3 rounds of incomplete evaluations \u2192 escalated to DBI supervisor", "Application not reviewed until filing fee is paid" ] }, { "step": 10, "title": "Respond to comments", "description": "City reviews plans for code compliance, applicant responds to comments", "key_rules": [ "3 rounds of comments/revisions \u2192 escalated to DBI supervisor", "Cal OSHA Industrial Safety Permit may be required for: buildings > 36ft or 3 stories, trenches/excavations 5+ ft deep" ] }, { "step": 11, "title": "Obtain your permit", "description": "After approval, receive documents and pay fees before starting construction", "issuance_documents": [ "Contractor statement (if using general contractor)", "Owner's Package (if owner/agent changed)", "Final Declaration form", "Sign posting form (if 5+ units and tenants displaced)", "Green Halo tracking number (if required)" ], "key_rules": [ "Full Permit: receive Job Card authorizing construction start", "Site Permit: NOT authorized to start \u2014 must submit addenda schedule to dbi.ppcrequest@sfgov.org", "Separate trade permits (mechanical, electrical, plumbing) may be required" ] } ] }