San Francisco · new construction permits
San Francisco new construction permits.
What it actually takes to permit a ground-up build in San Francisco: jurisdiction, plan check, inspections, and the local overlays that change the path. Every link below points at an official San Francisco Department of Building Inspection (DBI) resource.
Quick answer
San Francisco issues building permits through the Department of Building Inspection (DBI); SF Planning administers entitlements with Section 311/312 neighbor notification and Discretionary Review processes.
Homeowner & investor takeaway
Plan for DR risk and SF Green Building Code from day one. On east-side parcels, get geotech early — liquefaction can change foundation type entirely.
Local jurisdiction.
Permits are issued by San Francisco Department of Building Inspection (DBI) (City and County of San Francisco). Use the official portals below — do not rely on third-party permit aggregators.
- Building department: San Francisco Department of Building Inspection (DBI)
- Permit portal: San Francisco Department of Building Inspection (DBI)
- Planning: San Francisco Department of Building Inspection (DBI)
- Zoning lookup: San Francisco Department of Building Inspection (DBI)
- Parcel / GIS: San Francisco Department of Building Inspection (DBI)
- Municipal code: San Francisco Department of Building Inspection (DBI)
Permit types typically involved.
Building permit
Required for a new dwelling unit, including structural, MEP, and envelope review.
Grading / drainage
Minimal grading typical in built-up neighborhoods; downhill lots may have retaining and shoring requirements.
Sewer / utility
SFPUC combined sewer throughout. PG&E electric/gas; SFPUC water/sewer. Service upgrades on tight lots may require trenching coordination with SF Public Works.
Electrical / mechanical / plumbing
Often pulled with the building permit; some jurisdictions require separate sub-permits per trade.
Title 24 compliance
Climate Zone 3. Title 24 Part 6 with PV; SF's all-electric ordinance applies to new buildings.
CALGreen
CALGreen Part 11 + SF Green Building Code (often beyond state minimum, especially on multifamily).
Plan check process.
DBI plan check; structural is rigorous given seismic context. Site Permit + Addenda process common on larger jobs.
Entitlement & planning review.
Discretionary Review (DR) requests can be filed by neighbors on almost any new SFR; Planning Commission hearings common. Section 311/312 neighbor notification mandatory.
Inspections.
DBI inspectors; sequential inspections common given vertical schedules.
Local overlays & constraints.
RH-1 / RH-2 / RH-3 (residential house) and RM (residential mixed) zoning with neighborhood-specific design guidelines; many districts subject to discretionary review.
Hillside. Many neighborhoods (Bernal, Twin Peaks, Diamond Heights) on significant slopes — shoring/retaining common.
Wildfire / WUI. Limited VHFHSZ within city limits; some peripheral parcels mapped.
Coastal. Coastal Zone applies to Ocean Beach and parts of the western/southern shoreline; CDP may apply.
Flood. SLR vulnerability mapped along eastern shoreline; FEMA SFHA in limited areas (Mission Creek, southeast bayfront).
Seismic. San Andreas, Hayward, and San Gregorio fault systems regional; CGS EQ Zone App lists liquefaction zones in eastern neighborhoods (SoMa, Mission, Marina).
Common delay drivers.
Risk 1
DR filing extending entitlement 6–12 months
Risk 2
Liquefaction geotech triggering pile foundations
Risk 3
All-electric code compliance late in design
Risk 4
Neighbor notification triggering redesign
Prepare before submittal.
- Confirm zoning, setbacks, height, and FAR for the parcel.
- Order soils / geotech early — many overlays require it before plan check.
- Complete Title 24 energy modeling and confirm CALGreen targets.
- Have a clear utility upgrade plan (sewer lateral, panel, gas) documented.
- Pre-assemble any overlay-specific studies (hillside, coastal, fire, flood).
This page is general information, not legal advice. Permit requirements change. Confirm the current process directly with San Francisco Department of Building Inspection (DBI).
Questions.
- What is Discretionary Review in San Francisco?
- A process where neighbors or the public can request the Planning Commission review a project that would otherwise be approved ministerially. DR can add 6–12 months and design changes.
- What is Section 311/312?
- Pre-application neighbor notification required for most residential projects; gives neighbors a window to file a DR request.
- Do I have to build all-electric?
- SF's Green Building Code requires all-electric for new buildings in most cases; verify scope at intake.
- Is my lot in a liquefaction zone?
- SoMa, Mission Bay, Marina, and other fill areas are mapped for liquefaction; CGS EQ Zone App is authoritative.
- Does Title 24 apply?
- Yes — statewide. SF Green Building Code adds requirements on top.
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