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 Sometimes, especially for older houses, there may be no plans, they may be outdated or incomplete, or the work may have been done without the proper permits.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