Why do I need a permit?
The purpose of a building permit is to control the type of construction and use of property in the City of San Carlos. The building permit is based upon the California Building Codes, which were adopted (in addition to local ordinances) to protect health, general welfare, and the investment of your property. The evidence of a building permit is often time necessary to obtain financing from lending agencies.

Many permits also require review by the Planning Department. The Planning Department is a separate city department located in San Carlos City Hall. The Planning Department reviews height, size, and occupancy type of your project, as well as neighborhood impact.

The Planning Department can be reached at (650) 802-4263.

When is a Permit Required?
A permit is required for any construction, repair, improvement, modification, or demolition of a structure. The purpose of the building code is to protect the health and safety of the community.

As stated in Section 106 of the 2001 California Building Code:

"No building or structure regulated by this code shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted, or demolished unless a separate permit for each building or structure has first been obtained from the building official."

What work is exempt from a permit?
A permit shall not be required for the following:

• One-story detached accessory buildings used as tool and storage sheds, playhouses, and similar uses, provided the floor area does not exceed 120 square feet.
• Fences not over 6-feet high.
• Oil derricks.
• Movable cases, counters and partitions not over 5-feet, 9-inches high.
• Retaining walls that are not over 4-feet in height measured from the bottom of the footing to the top of the wall.
• Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons and the ratio of height to diameter or width does not exceed 2 to 1.
• Platforms, walks and driveways not more than 30 inches above grade and not over any basement or story below. Note: New and replacement decks and stairways require a building permit in the City of San Carlos.
• Painting, papering, and similar finish work.
• Temporary motion picture, television and theater stage sets and scenery.
• Window awnings supported by an exterior wall of a residential Group R, Division 3, and Group U Occupancies when projecting not more than 54 inches.
• Prefabricated swimming pools accessory to a residential Group R, Division 3 Occupancy in which the pool walls are entirely above the adjacent grade and if the capacity does not exceed 5,000 gallons.

May I do the work myself?
Yes, work on an owner-occupied home may be performed by the owner. You may also hire another person or a contractor to perform the work on your own home, as well. The contractor must be licensed and maintain the proper insurance and business license.

State law requires worker's compensation insurance be provided for all workers, so be sure your contractor has worker's compensation insurance for his/her employees.

You may check your contractor's license status on the California State License Board website, at www.cslb.ca.gov

How do I know which materials are approved for construction?
Some products commonly used in home remodeling projects must have prior approval by the Building Department, or be listed by a nationally recognized independent agency. Some of the listing agencies are Underwriters Laboratories (UL), American Gas Association (AGA), and the International Conference of Building Officials (ICBO Evaluation Reports).

When you have identified a specific brand and model you want to install, check with the Building Department to see if it has been approved for use in the City of San Carlos.

Has your question been answered?
If you have additional questions, or require further information from the Building Department, please call (650) 802-4261.

Building Department staff may also be reached at the following email addresses:

Christopher Valley, Acting Building Official

cvalley@cityofsancarlos.org 

How large a rooftop antenna or satellite dish may I put on my house or property?
San Carlos is subject to strong winds, due to its steep terrain and geographical location. The erection of antenna support structures in the city increases the chance of property damage and personal injury. Furthermore, the erection of antenna support structures may affect the aesthetic quality of city life by creating unattractive appurtenances to buildings, blocking or impairing views, and creating visional clutter.

No antenna support structure or television satellite dish antenna may be constructed or erected without first obtaining Architectural Review Committee approval and the necessary building permit. For specific questions, contact the San Carlos Planning Department at (650) 802-4263 or visit the San Carlos City website at www.cityofsancarlos.org and click on "municipal code." The appropriate section is Chapter 18.118 Antenna Support Structure and Television Satellite Dish Antennas

What types of construction in San Carlos require a building permit?
Most anything that you can possibly think of requires a building permit from the city. It is much easier to list things that Do Not require a permit.

• Fences 6 feet tall or shorter; however, our Fence Ordinance governs where tall fences are allowed. Check with the Building or Planning departments to discuss location of fencing before you start construction.
• Wood retaining walls 3 feet tall or shorter measured from grade and concrete or masonry walls less than 4 feet tall measured from the bottom of the footing.
• Painting and wallpapering.
• Concrete walks and driveways not more than 30 inches above grade and not over wood framing.
• Freestanding sheds less than 120 square feet, but check with the Planning Department for setbacks to property lines, height, etc.
• In general, any mechanical or structural work (e.g., cabinets, doors, windows, roofs), plumbing work (e.g., sinks, toilets, irrigation, water heaters), or electrical work (e.g., appliances, furnaces, garage door openers, pool pumps) require a building permit. If you have any questions about a specific project, call the San Carlos Building Department at (650) 802-4261.
  

Remember: Building permits help ensure that any work done in your home is done safely and correctly. Although safety is our main concern for you and your family, a project built without permits and inspections will often cause problems and delay a sale when it is time for you to sell your home.

Do I need a permit to install or reface my kitchen cabinets?
You do not need a permit to reface your cabinets. You do need a permit to move, add to them or replace them entirely. The placement of electrical outlets is based upon cabinet layout, so a couple of inches plus or minus dictates where plug receptacles are required. "Hung cabinets” or overhead cabinets are also very heavy, and after being loaded with typical kitchen materials weigh several hundred pounds, so attachment is critical. It is for structural and electrical safety reasons that the city requires a permit.

Do I need a permit to replace my water heater?
Yes, whether you pay a plumber to do the job or replace it yourself, a permit is required. Codes have changed dramatically since most old water heaters were installed. Your inspector can update you on the required platforms under water heaters installed in the garage, California seismic laws, P&T valve drains, and other newer codes.

Do I need a permit to replace my roof?
Yes, most roofs are replaced by roofing contractors, who usually obtain the permit. In fact, roofing contractors apply for more permits by fax than any other group. Residential re-roofs are at least "B" rated. No unrated roofing is allowed in California. Existing wood roofing is also included in our Demolition and Construction Recycling Ordinance, so the roofer is required to post a deposit and recycle a large portion of the old wood roofing.

Do I need a permit to replace a sink or a toilet?
Yes, some residents obtain a plumbing permit only when they are replacing the sink and old Formica or ceramic tile surfaces. Normally, the city issues plumbing permits for toilet replacement only when the occasional water conservation programs are offered.

Do I need a permit to add or replace a fence?
If the side or rear yard fence is 6 feet high or less, you do not need a building permit.  No front yard fence, wall, hedge or screen planting of any kind located between the front property line and the front-most wall of the residence is permitted to exceed 4 feet in height.  For corner lots, no fence, wall, or hedge may exceed 3 feet in height when it is located within the site distance triangle area; the remainder of the front yard area outside of the site distance triangle area may have a fence, hedge or screen maximum of 4-feet.   The site distance triangle on corner lots is the area formed by the intersecting curb lines (or edge of pavement when no curb exists) and a line joining these points at a distance of 40-feet along each line from their point of intersection. Please also note that you may not build your fence too close to the street in the city's right-of-way without an encroachment permit (see Encroachments).  Should you have any questions regarding fence regulations, please contact the Planning Department at (650) 802-4263.

Do I need a permit to build a retaining wall?
If the retaining wall is wood, no permit is required if it is 3 feet or shorter. A permit is not required for a masonry or concrete retaining wall less than 4 feet, measured from teh bottom of the footing to the top of the wall. (See the permit information above.) However, as with fences, you may not build a retaining wall in the city's right-of-way without an encroachment permit (see Encroachments).

Do I need a permit to replace a furnace?
Yes, most furnaces are replaced by mechanical contractors, and they will obtain the permit for you.

Do I need a permit to install a pool, a spa, or a hot tub?
Prefabricated swimming pools that are 5,000 gallons or less, whose walls are entirely above grade (e.g., Dough-BoyTM - style above-ground pools) do not require a permit. Hot tubs, spas, and in-ground pools DO require building permits and security fencing. Call the San Carlos Building Department at (650) 802-4261 for more information.

Do I need a permit to build a greenhouse or a tool shed?
Single-story buildings that are NOT attached to other buildings may not exceed 120 square feet without a permit. However, there are Planning Department regulations that govern the location and height of these non-permitted buildings. For any structure above 120 square feet, contact the Building Department at (650) 802-4261.

Do I need a permit to connect to the city storm drain system?
Yes, you will need an encroachment permit. See the Encroachments section, and call the San Carlos Public Works Department at (650) 802-4203.

May I use a credit card to pay for building fees and permits?
Yes, we accept Master Card & Visa for "normal" permits and fax permits.

I need to hire a contractor for a building project. Where should I start?
Ask your friends and neighbors about positive experiences they have had with various contractors.

Contact the Peninsula Builders Exchange, a non-profit, member-run organization, for a referral. Call them at (650)591-4486 or find them on the web at www.constructionplans.org.

Licensed contractors offer the best protection and tend to do the best work. Ask to see the Contractor’s License Card that they carry with them. Make sure the license is active and issued to the person with whom you are dealing. If yours is a residential project, be sure that the contractor has an HIC (Home Improvement Contractor) certification. Call the Contractors State License Board at 800-321-2752 to verify all information provided by the contractor. Have the contractor's name, license number, and business address handy when you call.

Try to get bids on a job from at least three different contractors. Ask for references of work the contractor has completed locally. Make sure you get a written contract, and don't sign it until you fully understand all the terms. It is a good idea to arrange your contract to hold the last substantial payment until the Building Department signs off the final inspection.

Does the San Carlos Building Department have the building plans for my house? May I get a copy?
The San Carlos Planning Department has a folder on file for nearly every developed lot in San Carlos. The Building Department also has records for almost all properties, but they are primarily short records of the permits taken out since the property was developed. Sometimes, especially for older houses, there may be no plans, they may be outdated or incomplete, or the work may have been done without the proper permits. In such cases, the plans would not appear in the file. Call (650) 802-4261 to find out if plans for your house are available.

State law prohibits the city from releasing copies of any plans it has on file without the written permission of the current owner of the property and any architect or engineer who may have stamped or signed the plans. For more details, call the Building Department at (650) 802-4261 or stop by the front counter at City Hall, 600 Elm St., during normal business hours.

Does San Carlos teach any classes to help with remodeling projects?
No; however, the city is willing to offer them if a sufficient number of people express an interest. To request a class, call the Building Department at (650) 802-4261.

I want to build a new commercial building or house or add onto an existing house or do a commercial tenant improvement in San Carlos. What do I have to do?
The San Carlos Planning Commission reviews new commercial buildings or significant changes to existing commercial buildings. The Exception Design Control Committee (EDCC) reviews new residences or residences requesting to exceed the city's floor area limitations. Planning Department staff reviews residential additions that are less than the City's floor area limitations. All reviewing bodies have design guidelines, which they utilize in the consideration of projects.

1. Pre-Application Meeting. Prior to the submission of a development application, staff in the Planning, Community Development, Public Works, and Fire departments are available to meet developers/owners to discuss project plans in conceptual form and to provide general information and direction regarding application submittal requirements. This gives potential customers the opportunity to obtain information about the review process, realistic estimates of the time and approval fees involved, and tips for minimizing delays.

2. Development Application. An application, which includes the building design, floor plans and a site plan, is submitted to the Planning Department. A city planner is then assigned to the project, and the application is sent to various departments for review and comment.

3. Referral Review. After staff has had an opportunity to review the development application, the project planner meets with department representatives for their comments, issues, and recommended conditions of approval for the project. More information and plans may be requested from the applicant based on the results of the various departments' and divisions' review.

4. Staff Report and Public Hearing. For projects requiring public hearings or meetings, the project planner writes a staff report about the project, including the planning concerns and conditions of approval. In the report, staff recommends whether the application should be approved, denied, or discusses project modifications based on whether the proposed project meets the city's requirements and policies. The application request is then scheduled for a public hearing before the San Carlos Planning Commission or the San Carlos City Council. At a public hearing, the applicant has an opportunity to address the commission or council. The planning director may approve certain applications without a public hearing. Generally, planning commission decisions can be appealed to the city council.

5. Construction Plans Submittal. Once the project has been tentatively approved, you may submit a building permit application and construction plans to the Building Department for review. The South County Fire Authority, Public Works, and the San Mateo County Health Department may also require permits.

6. Project Plan Check. City plan checkers in the Building Department review the construction plans for compliance with building codes. Plans may also be routed to Public Works, South County Fire Authority, the Police Department, and the city geologist for their review and comment. The construction plans will then likely be routed back to the Planning Department for comparison to the initial development drawings. Your plans will be checked against applicable codes and ordinances and any project conditions of approval established by the planning commission or the city council in a public hearing. The plan check process may take from one day to several weeks, depending on the complexity of the project. Bath and kitchen remodels, reroofings and other smaller projects are handled through a 24-hour Quick Check Program. If you bring complete, scaled plans for your project, the Building Department will have the permit ready on the next business day. The city will notify you within 30 days of the status of your permit request.

7. Permit Issuance and Construction Inspections. No construction is permitted without the required permits. During construction, periodic field inspections are made to ensure that the project is being constructed in compliance with the approved plans and the applicable codes. Construction is permitted only between the hours of 7 a.m. and 6 p.m. Monday through Friday, and 9 a.m. and 5 p.m. on Saturday, Sunday and holidays. Some projects have fewer hours permitted for construction due to their location in the community. Check your Use Permit or Conditions of Approval.

I have heard about
Every new residential structure or any residential addition that exceeds the city's floor area threshold is subject to a design review by the Exception Design Control Committee (EDCC). A public meeting is scheduled for the project, and adjacent neighbors receive a courtesy notice by mail; they may make public comment on the design of the new house or the addition and on how it may affect their own homes and their neighborhood.

Many times, the project is improved as a result of the design review. Factors the Design Review Committee considers include floor area, building bulk, exterior and roof materials, total amount of grading, drainage, landscaping, parking, siting, and potential view obstructions. For further information, contact the Planning Department at (650) 802-4263.

How high a fence or retaining wall may I build?
See the answer to this and other permit-related questions in the Building Permits  section