 |
The building permit and zoning processes in San Francisco can raise a number of questions, some particular to a project and others reflecting the complexity of the City. Here are some of the most frequently asked questions. . . . Or take a moment to ask us one of your own. |
Frequently Asked Questions
Can a permit expediter get a permit faster than a property owner?The permit process can be pretty straightforward if you’re doing a simple remodel. But try to do anything out of the ordinary, and it can become a frustrating, time-consuming, and expensive proposition. This is where a permit expediter comes in, but the term itself can be misleading and is often misused.
It is the process itself which sets the pace, schedules the hearings, and applies a multitude of code requirements (both obvious and obscure). However, a permit expediter can help navigate the system with as few mistakes and delays as possible. By simply avoiding these delays, and preventing missteps and misdirection, they expedite the approval process, and may save you money in the long run.
They may use established relationships for clarity and confirmation, but cannot circumvent the process or make things happen faster. Their job is to ensure that an eight-month process actually takes eight months – not ten.
It is the process itself which sets the pace, schedules the hearings, and applies a multitude of code requirements (both obvious and obscure). However, a permit expediter can help navigate the system with as few mistakes and delays as possible. By simply avoiding these delays, and preventing missteps and misdirection, they expedite the approval process, and may save you money in the long run.
They may use established relationships for clarity and confirmation, but cannot circumvent the process or make things happen faster. Their job is to ensure that an eight-month process actually takes eight months – not ten.
What services does Property Specialists provide?Property Specialists provides both advisory and full-service expertise to clients in the capacity of
- permit expediter,
- zoning consultant,
- code specialist,
- construction manager, and
- other property related services.
What is the difference between the Department of Building Inspection and the Planning Department?The Department of Building Inspection oversees the effective, efficient, fair, and safe enforcement of the City and County of San Francisco's Building, Housing, Plumbing, Electrical, Mechanical, and Disability Access Codes. They are primarily focused on structural and life-safety issues as these codes apply to new construction and alterations specified in a building permit application.
The Planning Department implements the orderly use of land through adoption of General Plan policies and application of these policies and the requirements of the Planning Code and Zoning Regulations to building permit approvals. They are focused on property use, design, and neighborhood consistency in proposed projects. The Department's goals are met by a combination of staff implementation, Zoning Administrator determinations and interpretations, and Planning Commission actions.
The Planning Department implements the orderly use of land through adoption of General Plan policies and application of these policies and the requirements of the Planning Code and Zoning Regulations to building permit approvals. They are focused on property use, design, and neighborhood consistency in proposed projects. The Department's goals are met by a combination of staff implementation, Zoning Administrator determinations and interpretations, and Planning Commission actions.
What is the difference between a permit expediter and a zoning consultant?A zoning consultant focuses on issues and requirements specific to the Planning Department such as variances, conditional use, discretionary review, change(s) of use, lot-splits, or rezoning issues.
A permit expediter will organize the entire process of building permit applications, from document and application preparation through the required reviews, revisions, and requirements of various agencies and Departments.
A permit expediter will organize the entire process of building permit applications, from document and application preparation through the required reviews, revisions, and requirements of various agencies and Departments.
What is a pre-application plan review?There are times when an Owner is not sure whether specific areas of the proposed design are code compliant as interpreted by the Department of Building Inspection and whether certain existing non-conforming conditions can remain as is. Before committing considerable time and resources on the final design, the Owner can request a Pre-Application Review to address these questions, clarify specific code issues, and confirm whether the Department of Building Inspection will accept the interpretation and application of specific code sections.
A Request for a Pre-Application Review must be submitted in writing, along with payment, to Department of Building Inspection, Plan Review Services. List the items in the form of specific questions with the pertinent code references and include applicable drawings and documents and your, or your architect's, own interpretations regarding each question asked. The Owner (or representative) are expected to conduct their own detailed research before submitting their questions. This service is not intended for general overall review. After receipt of all of the required items, the Owner will be notified of a meeting date within three business days or will receive a written response of the inquiries within ten business days. The initial fee covers the first two review hours. Additional fees may apply if more time is needed for review.
If review is required by the San Francisco Fire Department, Fire fee is also required for a minimum charge of two hours. A separate copy of all the required items as mentioned above must be submitted to the San Francisco Fire Department Plan Check.
A Request for a Pre-Application Review must be submitted in writing, along with payment, to Department of Building Inspection, Plan Review Services. List the items in the form of specific questions with the pertinent code references and include applicable drawings and documents and your, or your architect's, own interpretations regarding each question asked. The Owner (or representative) are expected to conduct their own detailed research before submitting their questions. This service is not intended for general overall review. After receipt of all of the required items, the Owner will be notified of a meeting date within three business days or will receive a written response of the inquiries within ten business days. The initial fee covers the first two review hours. Additional fees may apply if more time is needed for review.
If review is required by the San Francisco Fire Department, Fire fee is also required for a minimum charge of two hours. A separate copy of all the required items as mentioned above must be submitted to the San Francisco Fire Department Plan Check.
What is parallel plan review?Parallel plan review is used for complex residential as well as commercial projects that require multi-departmental review (i.e. Fire Department, DPW, Public Health Department, etc.). These reviews happen concurrently, and can reduce the time required for final permit approval.
This process also involves quality control screening of permit applications that have gone through the plan review process and are ready for permit issuance.
This process also involves quality control screening of permit applications that have gone through the plan review process and are ready for permit issuance.
What is a site permit?A site permit is NOT a permit to begin construction. It is part of the process for design approval, based on a set of drawings for new or modified construction, and is considered entirely a design development document. All drawings include plot plans, proposed architectural design, existing conditions, and construction type information.
Because these sets of drawings do not include structural, mechanical, electrical, plumbing, and more detailed building information, they cannot be used for construction. The primary purpose of a Site Permit is to gain approval of the physical mass, use, and design of the building as it relates to the site.
Because these sets of drawings do not include structural, mechanical, electrical, plumbing, and more detailed building information, they cannot be used for construction. The primary purpose of a Site Permit is to gain approval of the physical mass, use, and design of the building as it relates to the site.
What does a building permit cost?Due to the various formulas used in determining the fee structure, only an approximate figure can be determined prior to permit issuance. The building permit fees charged by the Department of Building Inspection depend on the valuation of the project as well as its complexity.
You may also have to pay additional fees to various departments such as the Fire Department, Planning Department, Health Department, Department of Public Works, Unified School District, and CALOSHA. If plans are required, there is also a plan check fee.
A portion of the permit fee is paid when the permit application is submitted. Once the permit is ready to be issued, the remainder of the permit fee must be paid. If no plans are required, you pay only one time before your permit is issued.
Click here for the current DBI fee schedule and tables.
You may also have to pay additional fees to various departments such as the Fire Department, Planning Department, Health Department, Department of Public Works, Unified School District, and CALOSHA. If plans are required, there is also a plan check fee.
A portion of the permit fee is paid when the permit application is submitted. Once the permit is ready to be issued, the remainder of the permit fee must be paid. If no plans are required, you pay only one time before your permit is issued.
Click here for the current DBI fee schedule and tables.
What is project management and what does a construction manager do?Project management is the overall planning, co-ordination and control of a project from inception to completion aimed at meeting a client’s requirements in order to produce a functional and financially viable project that will be completed on time within authorized cost and to the required quality standards. Project management is the process by which a project is brought to a successful conclusion.
Common responsibilities of a Construction Manager fall into categories such as project planning, cost management, time management and scheduling, quality control, contract administration, safety assurance, defining the responsibilities of the project management team, and identifying elements of project design and construction likely to give rise to disputes and claims.
A construction manager is responsible exclusively to the Owner and acts in the Owner's interests at every stage of the project.
Common responsibilities of a Construction Manager fall into categories such as project planning, cost management, time management and scheduling, quality control, contract administration, safety assurance, defining the responsibilities of the project management team, and identifying elements of project design and construction likely to give rise to disputes and claims.
A construction manager is responsible exclusively to the Owner and acts in the Owner's interests at every stage of the project.