In this article
In short
- Cosmetic work such as painting, tile, flooring, countertops and cabinet replacement generally does not need a permit in San Jose. Structural changes, new or reconfigured plumbing or electrical wiring, and installing major appliances do.
- Minor kitchen and bath remodels use an online permit with no plans. Major remodels need plans and plan review.
- Rough and final inspections are required for kitchen and bath remodels. Schedule them at SJPermits.org or by calling 408-535-3555.
- Your contract should say who obtains the permits and whether the fees are in the price.
- When in doubt, call the Permit Center before you buy materials.
San Jose’s permit rules are set out in building bulletins published by the City’s Development Services Permit Center. This guide summarizes the current ones for typical home projects. The bulletins carry a note that they are subject to change, so check the date on any document you rely on and confirm details with the Permit Center.
Why permits exist
A permit is the City’s way of making sure construction meets safety codes, and that someone independent checks the parts nobody will see once the walls are closed: wiring, plumbing, framing and gas piping. The inspection record also becomes part of your home’s history, which matters when you sell, when you make an insurance claim and when you plan the next project.
What needs a permit and what does not
San Jose’s Bulletin #201, dated October 10, 2024, lists the work that does and does not need a building permit. This table groups the entries by type of work.
| Type of work | Usually needs a permit | Usually exempt |
|---|---|---|
| Walls and structure | Structural changes, new construction or altering walls; demolition of a building or structure | Painting; standard drywall and joint taping; floor sheathing repairs up to 10 square feet |
| Plumbing | New or reconfigured plumbing; replacing concealed traps, drains or vent pipes (treated as new work) | Drain, faucet, toilet or leak repairs; clearing stoppages; minor parts replacement |
| Electrical | New or reconfigured wiring; replacing a main electrical disconnect | Replacing outlets and switches in existing boxes; replacing breakers or fuses |
| Appliances | Installing major appliances | Appliance repairs that do not change the appliance’s original approval or listing |
| Surfaces and finishes | Fire-rated drywall installations | Cabinet refacing or replacement; countertops; carpet, linoleum or tile with no structural change |
| Windows | Replacements that alter the framing, flashing or exterior wall | Windows that do not alter the frame, nailing flange or weather protection (per Bulletin #274) |
| Roofing | Roof work covering 25 percent or more of the roof | Repairs or replacement covering less than 25 percent, with no framing involved, no more than once in 12 months |
| Outdoors | Replacing or repairing driveways and sidewalks (contact the Department of Transportation) | Sheds of 120 square feet or less with no wiring; fences up to 7 feet in rear and side yards and 3 feet in front yards; retaining walls up to 4 feet; detached decks of 200 square feet or less, no more than 30 inches above grade and not serving an exit door |
This is a summary. The complete exemption list is in San Jose Municipal Code Section 24.02.110.
Water heaters and other gray areas
The bulletin does not mention water heaters by name. Because installing a major appliance requires a permit, ask the Permit Center before you buy one. The same advice applies to any job you cannot find in the list.
Minor and major kitchen and bath remodels
Kitchen and bathroom projects get their own rules in Bulletin #274, dated August 18, 2025.
| Category | What it covers | What the City asks for |
|---|---|---|
| Minor remodel | Replacing multiple fixtures or appliances where new electrical, plumbing or mechanical work is involved, with no change to the number or location of fixtures or appliances and no structural change | A minor kitchen and bath permit, paid for and downloaded online at SJPermits.org. No plans |
| Major remodel | Changing the wall or window configuration, changing the framing of ceilings, walls, windows or floors, and relocating or adding fixtures or appliances | Plans and plan review through the Over-the-Counter or Regular Plan Review service |
Work outside the kitchen or bathroom needs its own permit. And if an inspector finds structural changes on a minor permit, plans and plan review for a major remodel will be required, which is a good reason to be honest about the scope from the start.
How the process works
- Find the right permit service. Begin on the City’s Start Your Project page and choose the option that matches your work. If you are not sure a permit is needed, check the When Is a Building Permit Required page first.
- Prepare what is required. A minor kitchen and bath permit needs no plans. The Over-the-Counter and Residential Express services require plans, uploaded in advance or brought with you.
- Apply and pay. Many permits can be bought online. Others are issued during a visit to the Permit Center.
- Plan review, if required. City staff check the plans and may send corrections.
- Permit issued. Permitted work begins only after this point.
- Inspections. The inspector checks the work at the required stages.
- Final sign-off. The permit is closed when the final inspection passes.
The City’s permit services for single-family and duplex properties are:
| Service | What it is for |
|---|---|
| Online Building Permits | Some electrical, mechanical and plumbing projects, permitted online through SJPermits.org |
| Simple Projects Service | Certain simple jobs, such as chimney repairs and standby generators, issued during a Permit Center visit |
| Over-the-Counter Service | Some basic-plan projects, issued during your visit if you upload or bring your plans |
| Residential Express | Qualifying additions, remodels and accessory buildings on single-family properties are expedited. You upload plans and review them in an online meeting |
| Standard Plan Review | The default for any project that does not qualify for a faster option |
The Permit Center is on the first floor of City Hall, 200 E. Santa Clara St. You can also call 408-535-3555 (Monday to Friday, 7am to 4pm, according to the City) or submit a help ticket.
Inspections: what to expect
Kitchen and bath remodels require rough and final inspections. The rough inspection happens while plumbing, wiring and framing are still visible. The final inspection happens when the work is finished. Schedule both at SJPermits.org or by phone at 408-535-3555.
A few habits keep inspections smooth:
- Do not let work be covered before it has been inspected. Opening finished walls later is slow and expensive.
- Keep the permit paperwork and approved plans where the inspector can see them, and make sure every work area is reachable.
- For kitchen and bath remodels, have the completed Affidavit of Smoke Alarm and Carbon Monoxide Alarm Installation ready. The alarms go in each sleeping room, outside each sleeping area and on each additional story.
- If an inspector lists corrections, fix them and ask for a re-inspection before moving to the next stage.
Who applies for the permit
Your contract should say who will obtain the permits and whether the permit fees are included in the price. A licensed contractor normally applies for the permit and manages the inspections. A property owner can apply too, but taking out a permit yourself makes you responsible for the work. For commercial projects, the City states that an owner who applies must sign an Owner-Builder Acknowledgement and is responsible for all permitted work. Ask the Permit Center how this applies to your project.
Special situations
- Homes built before 1978. The federal EPA Renovation, Repair and Painting rule requires anyone paid to disturb painted surfaces in a pre-1978 home to be certified and to use lead-safe work practices. Homeowners working on their own homes are generally exempt unless they rent the home out. Ask any contractor if they are certified.
- Floodplains. If your property is in a floodplain, the City’s remodel bulletin requires you to show how wall finishes below the floodplain level meet the residential code.
- Commercial spaces. Tenant improvements follow a different process. See our commercial remodel guide.
- Anything else. Ask the Permit Center whether something about your property, such as its location or age, adds review steps.
What happens without a permit
Unpermitted work can be ordered opened up for inspection, can require corrections and added fees, and can complicate selling or insuring a home. It also leaves no independent record that the hidden work was checked. A contractor who offers to skip the permit is asking you to carry that risk, so treat the offer as a warning sign, as described in our guide to hiring a licensed contractor.
Before you start: six questions
- Does the work change walls, windows, framing, plumbing or electrical, or add or move an appliance?
- Is it a minor kitchen and bath remodel or a major one?
- Which permit service applies, and are plans required?
- Who will obtain the permit, and are the fees in the price?
- When are the rough and final inspections, and who schedules them?
- Does anything about the property, such as its age or flood zone, add steps?
Not sure what your project needs?
Describe your plans in a free consultation and we will help you work out the permit path before work begins.
Quick answers
Do I need a permit to build a fence?
Not for a single-family or duplex fence up to 7 feet along rear and side yards or up to 3 feet along the front yard, according to Bulletin #201. Taller fences and anything with structural or electrical work need a closer look.
How do I schedule an inspection?
Use SJPermits.org or call 408-535-3555.
What if I am not sure whether my project needs a permit?
Check the City’s When Is a Building Permit Required page, or contact the Permit Center before you buy materials or sign a contract. A short call is cheaper than a correction.
Sources and further reading
The figures and requirements in this guide were checked against these public sources in November 2026. Codes, fees and thresholds change, so confirm the current rules before you start.
- City of San José, Building Bulletin #201: When Is a Building Permit Required? (PDF, 10/10/2024) (opens in a new tab)
- City of San José, Building Bulletin #274: Minor and Major Kitchen/Bathroom Remodels (PDF, 08/18/2025) (opens in a new tab)
- City of San José, Permit Center: Single-family and duplex properties (opens in a new tab)
- U.S. EPA, Renovation, Repair and Painting Program (opens in a new tab)
About this guide. Written by the GLS Construction team. GLS Construction is a licensed general contractor (License #835800) in San Jose and a division of General Landscaping Service, established in 2002. You can check any contractor's license on the CSLB website.
This article is general information. It is not legal, engineering or financial advice, and it does not replace the advice of the building department that reviews your project.
