Planning and Building Permits

Most projects, like replacing a window, adding to a building, or building something new, need a review and permits. Permits make sure the work is safe and follows City of Oakland Planning and Building Codes and California building rules. You need to get permits and pay fees before starting most construction, demolition, or repair work. We offer different permitting processes for various projects, from home repairs to new buildings. View our Permit Approval Process Flow Charts to learn more.

What Permits are Needed? 

Depending on your project, you might need different permits. Check permit requirements before starting to save time and money. Most work requires review and permits from Planning and Zoning or Building Services before starting construction. Some work is exempt from a Building Permit (click here for details). Permits might also be needed from other City of Oakland departments or agencies. 

Submit a complete application with all needed forms and documents. We can't process incomplete applications. Missing information will delay your application. Find Planning and Building Department forms here. 

Visit our Get Started on Your Project directory for step-by-step permit application guidance. Contact us through our Permit & Services Questions Portal or by phone at (510) 238-3891 for help.  

Planning Permits 

Most projects need Planning approval before getting a Building Permit to ensure they follow local land use and design rules. Planning and Zoning staff can help you determine if you need planning/zoning approval and if your project affects historic properties. They can review plans, solve issues, and approve project applications. If you change the building’s footprint, exterior, height, or use, you might need a Design Review, Conditional Use Permit (CUP), variance, or another Planning Permit. 

Common Planning Permits include but are not limited to:

• Design review permits (required for any change to the outside of a building and new buildings)
• Conditional Use Permits (CUPs)
• Accessory Dwelling Units (ADUs)
• Variances
• Residential occupancy of RVs and tiny homes on wheels
• Planned Unit Developments (PUDs) or other major commercial or mixed-use projects
• Multi-unit housing projects
• Subdivisions
• Creek Permits
• Telecommunications facilities
• Many fences and outdoor signs
• Pre-applications

For most projects, fill out the Basic Application for Development Review and other needed forms. Prepare required plans and materials. Visit our Online Permit Center for more details. 

You need Zoning Clearances to apply for a new Business License. You can also request a Zoning Determination to check if your project follows local Zoning rules. After Planning approval, you can apply for Building Permits. 

Building Permits  

After getting Planning approval, apply for your Building Permits. 

You need a Building Permit for activities like: 

• Building a new structure, including garages and storage buildings 
• Adding floor area, height, or volume to a building 
• Changing a building, like adding/removing walls, replacing windows, altering decks, remodeling kitchens/baths, or changing the exterior 
• Renovating a building, like replacing finishes or converting spaces 
• Fixing damage from fire, vehicle impacts, fallen trees, water leaks, or termites 
• Demolishing more than half of a building 
• Site improvements like decks, fences, stairs, parking lots, grading, pools, and trash enclosures 
• Adding, changing, or fixing Mechanical, Electrical, or Plumbing systems (MEP), including solar systems 
• Moving a building 
• Installing or changing signs, canopies, and awnings 
• Any project involving lead-based paint 

PBD offers same-day digital permits for eligible projects. Please visit our Same Day Digital Permits Page for more information.  

View the Building Permits process flow diagram for more information. 

Oakland and California codes define safety and habitability standards for buildings. Part of the process may include Plan Check, where engineers review your plans for code compliance. If your building is open to the public, ensure it follows laws for disabled access. Plans might need review by the Fire Prevention Bureau during the Building Plan Check process. Review times vary based on project complexity. 

During Construction 

Once plans are approved and permits issued, you can start construction. Check the Construction Ordinance page for information on construction hours, noise, safety, and environmental rules. Building Permits are valid for 720 days but become inactive if inspections aren't passed every six months. 

General contractors (or homeowners acting as contractors) must schedule inspections as work progresses to ensure compliance with approved plans and codes. No work should be concealed until inspections are approved. 

Request building permit-related inspections by phone, e-mail, or app. The Building Bureau responds to requests on a first-come, first-served basis. Allow at least 2 business days when requesting a specific date. During high-demand times, it might take longer. 

Revisions During Construction 

If you need to revise your plans during construction, the building inspector will issue a correction notice. Visit our permit revisions page for more information on how to submit revisions.