How Long Does It Take to Get a Building Permit in the Bay Area? (2026 Guide)

Why Permit Timelines Matter for Your Project

For Bay Area homeowners planning a remodel, addition, or custom home build, the permit timeline is one of the most unpredictable parts of the entire project. Construction materials can be ordered on a schedule. Contractors can block out start dates. But the building department operates on its own clock.

Understanding realistic permit timelines helps you plan your project budget, coordinate with your design and construction team, and avoid the frustration of delays you did not see coming. This guide breaks down current processing times across major South Bay and Peninsula cities, explains the factors that speed up or slow down approval, and provides actionable strategies to get your permit issued as quickly as possible.

Typical Building Permit Timelines by Project Type

Not all permits take the same amount of time. The scope and complexity of your project determine which review track your application follows.

Over-the-Counter Permits (Same Day)

The fastest permits are issued over the counter (OTC), meaning you can walk into the building department, submit your application, and receive your permit within hours. Projects that typically qualify for OTC processing include:

• Water heater replacements (same type and location)
• Electrical panel upgrades
• Reroofs with no structural changes
• HVAC system changeouts (like-for-like)
• Minor plumbing repairs
• Simple patio covers under a certain size
• Re-stucco and siding replacement

These projects have minimal code review requirements and do not involve structural, seismic, or energy compliance changes. Most Bay Area cities process them in a single visit.

Minor Remodels: 1 to 3 Weeks

Kitchen and bathroom remodels that do not change the floor plan, move walls, or alter the building’s structural system typically go through a streamlined plan check. This review verifies electrical load calculations, plumbing layouts, ventilation, and Title 24 energy compliance. Expect one to three weeks for plan review, assuming a complete submittal.

Room Additions and Major Renovations: 4 to 8 Weeks

When your project adds square footage, removes load-bearing walls, or significantly alters the building envelope, it enters a full plan check cycle. Multiple reviewers examine the structural engineering, energy compliance, fire and life safety, accessibility, and zoning conformance. Each discipline reviews independently, and corrections from one reviewer can trigger re-review by others.

For a typical room addition or whole-home renovation in the Bay Area, expect four to eight weeks from submittal to permit issuance, assuming no more than one round of plan check corrections.

New Custom Homes: 8 to 16+ Weeks

New residential construction involves the most comprehensive review. Site plans, grading plans, structural calculations, energy models, stormwater management plans, utility connections, and fire access all require separate review and approval. Cities with design review boards or architectural committees add another layer.

For new custom homes in the South Bay and Peninsula, eight to 16 weeks is a realistic range. Projects on hillside lots, in historic districts, or requiring variances or conditional use permits can take significantly longer.

City-by-City Permit Timeline Comparison

Permit processing times vary significantly from one Bay Area city to the next. The following table compares estimated timelines for the most common residential project types across major South Bay and Peninsula jurisdictions. These estimates reflect typical processing times as of early 2026, based on published city data and current workload conditions.

City	OTC Permits	Minor Remodel	Addition / Major Reno	New Construction
San Jose	Same day	1-3 weeks	6-10 weeks	10-16+ weeks
Palo Alto	Same day	2-4 weeks	6-10 weeks	10-16+ weeks
Sunnyvale	Same day	2-3 weeks	4-8 weeks	8-14 weeks
Mountain View	Same day	1-3 weeks	4-8 weeks	8-12 weeks
Santa Clara	1-2 days	1-3 weeks	4-8 weeks	8-14 weeks
Cupertino	Same day	2-4 weeks	4-8 weeks	8-14 weeks
Los Altos	2-4 days	1-2 weeks	4-6 weeks	8-12 weeks
Los Gatos	Same day	2-3 weeks	4-8 weeks	8-14 weeks
Fremont	Same day	2-4 weeks	4-8 weeks	8-14 weeks
Milpitas	Same day	1-3 weeks	4-8 weeks	8-12 weeks

Important notes on this table:

• These are estimated plan check review times only. They do not include time spent preparing your application, gathering documents, or making plan corrections.
• San Jose currently advises adding two to three weeks to all published timelines due to high application volume and staffing constraints.
• Palo Alto requires additional architectural review for many residential projects, which can add four to eight weeks before the building permit application is even accepted.
• Los Altos has a notably fast initial plan review turnaround of two to four business days for qualifying submittals, though corrections may extend the overall timeline.
• All timelines assume a complete application with no missing documents or code compliance issues.

Over-the-Counter vs. Plan Check: Understanding the Two Tracks

Every permit application follows one of two paths, and knowing which track your project will take helps you set accurate expectations.

Over-the-Counter (OTC) Track

OTC permits skip the formal plan review process entirely. A building department staff member reviews your application at the counter, verifies the scope of work, confirms the project qualifies, and issues the permit on the spot. This track is reserved for straightforward projects with no structural, zoning, or energy code implications beyond what can be verified in a brief review.

Plan Check Track

Any project that requires engineered drawings, structural calculations, energy compliance documentation, or multi-department review goes through plan check. Your plans are routed to individual reviewers (structural, mechanical, electrical, plumbing, fire, planning) who each evaluate the project against their area of code. The plan check clock starts when your application is deemed complete, not when you submit it.

Most Bay Area cities use electronic plan review systems where corrections and comments are shared through an online portal. After each review cycle, you receive a correction letter listing items that need to be addressed before the permit can be issued.

Factors That Speed Up Your Permit

Certain strategies consistently reduce permit processing time across every Bay Area jurisdiction.

Submit a Complete Application

This is the single biggest factor. Incomplete applications are placed on hold, returned for additional information, or rejected outright. Every round of back-and-forth adds weeks. A complete application includes all required plan sheets, calculations, reports, fees, and supporting documents your city requires for your project type.

Use Experienced Design Professionals

Architects, engineers, and designers who regularly work in your city know the local code amendments, plan check preferences, and common correction triggers. Plans prepared by experienced local professionals pass review faster because they anticipate the issues reviewers look for.

Schedule a Pre-Application Meeting

Many Bay Area building departments offer pre-application consultations where staff can review your project scope, identify which permits and approvals are required, and flag potential issues before you invest in full construction documents. This 30- to 60-minute meeting can save weeks of delays later.

Use City Expedite Programs

Several Bay Area cities offer formal expedited review programs:

• San Jose’s Best Prepared Designer Program allows enrolled design professionals to receive permits within five business days of submission.
• Mountain View’s Express Permits Program targets three-week or faster turnarounds for qualifying single-family home projects and small businesses.
• Palo Alto’s OTC Residential MEP Pilot Program allows same-day issuance of mechanical, electrical, and plumbing permits for qualifying residential projects.

Check with your city to see if an expedited review option is available for your project type.

Hire a Permit Expediter

Permit expediters are professionals who specialize in navigating the building department process. They prepare and submit applications, track review progress, respond to correction letters, and coordinate with plan reviewers on your behalf. For complex projects or homeowners unfamiliar with the process, a permit expediter can reduce your timeline by several weeks.

Common Causes of Permit Delays

Understanding what slows down the process is just as valuable as knowing how to speed it up.

Incomplete Submittals

The most common delay. Missing plan sheets, outdated title blocks, absent energy calculations, or incomplete structural details send your application back to the end of the review queue. Each resubmittal restarts the review clock.

Zoning Non-Compliance

If your project does not conform to your city’s zoning regulations (setbacks, lot coverage, floor area ratio, height limits), you may need a variance, conditional use permit, or design exception. These approvals require separate hearings and can add months to your timeline.

Multi-Department Routing

Large projects are reviewed by multiple departments: building, planning, fire, public works, utilities, and sometimes the school district. Each department reviews on its own schedule, and corrections from one department can trigger re-review by another.

Plan Corrections and Resubmittals

The first plan check cycle generates a correction letter. If corrections are extensive, or if new corrections arise from changes made in response to the first round, additional review cycles are needed. Each cycle adds two to four weeks.

Staffing Shortages

Bay Area building departments have faced ongoing staffing challenges. San Jose, the region’s largest city, has publicly acknowledged that review times are running two to three weeks behind published estimates due to high application volumes and limited staff availability. This is not unique to San Jose. Many jurisdictions are experiencing similar pressures.

Title 24 Energy Code Updates

The 2025 California Energy Code (Title 24, Part 6) took effect on January 1, 2026. Projects submitted during a code transition period often face additional review time as plan checkers verify compliance with the new standards. Energy calculations prepared under the previous code cycle may need to be updated, requiring resubmittal of affected plan sheets.

California’s AB 2234: State-Mandated Timelines

California recognized that inconsistent and unpredictable permit timelines were a barrier to housing production. AB 2234, which took effect January 1, 2024, establishes enforceable processing deadlines for residential building permits statewide.

Key Provisions

• Completeness determination: The building department must determine whether your application is complete within 15 business days of submission.
• Plan review deadline: For residential projects of 25 units or fewer, plan review must be completed within 30 business days of the application being deemed complete.
• Private plan check option: If the jurisdiction exceeds the 30-day review period, or fails to provide a timeline within 30 days, the applicant may hire a private, state-certified plan checker to complete the review. The jurisdiction must then issue the permit within 10 business days of receiving the completed plan check report.
• ADU applications: ADU permit applications must be approved or denied within 60 days, with automatic approval if the city fails to act within that window.

What This Means in Practice

AB 2234 gives homeowners meaningful recourse when building departments miss their deadlines. However, the law applies to the plan review timeline, not the entire permit process. Time spent preparing your application, making corrections, obtaining other approvals (planning, fire, utilities), and paying fees is not covered by the 30-day window.

The practical impact: if your application is complete and code-compliant on the first submittal, the building department is legally required to complete their review within 30 business days.

How to Estimate Your Total Permit Timeline

The permit review timeline is only one piece of the full schedule. Here is a realistic breakdown of the complete permitting process for a typical Bay Area addition or major remodel:

Phase	Estimated Duration
Design and construction documents	4-8 weeks
Pre-application meeting (optional)	1-2 weeks to schedule
Application preparation and submission	1-2 weeks
Completeness review	1-2 weeks
Plan check (first cycle)	3-8 weeks
Plan corrections and resubmittal	1-3 weeks
Second plan check cycle (if needed)	2-4 weeks
Permit issuance and fee payment	1-3 days
Total (design through permit)	10-24 weeks

For a straightforward remodel with experienced design professionals and a clean first submittal, the lower end of that range is achievable. For complex projects, first-time applicants, or cities with heavy workloads, plan for the higher end.

Why Working With a Design-Build Firm Matters

The permit timeline is directly tied to the quality and completeness of your application. This is where the design-build approach provides a measurable advantage.

At Custom Home Design and Build, permitting is not an afterthought. It is built into the project timeline from day one. Our team prepares complete, code-compliant construction documents that address the specific requirements of your city’s building department. We know the local code amendments, the common correction triggers, and the review preferences of the jurisdictions we work in across the South Bay and Peninsula.

This experience translates directly to shorter permit timelines. Fewer corrections, fewer resubmittals, and fewer surprises. For homeowners, that means your construction start date stays on track.

Get Your Project Moving

If you are planning a remodel, addition, or custom home build in the Bay Area, the permit timeline does not have to be a mystery. Our team can evaluate your project scope, identify the permits and approvals you will need, and give you a realistic timeline based on current conditions in your city.

Contact us today to schedule a consultation and take the first step toward getting your project permitted and under construction.