If you've never pulled a building permit before, the process can feel like a black box. You submit plans, wait, get a list of corrections, revise, resubmit — and somewhere in there, a permit gets issued. But when? And what does it cost? And who's actually reviewing your drawings?
This guide walks you through how residential building permits work in the Greater Sacramento area and across Northern California — from the moment you submit your plans to the day you're cleared to break ground.
What Is a Building Permit and Why Do You Need One?
A building permit is official authorization from your local jurisdiction to begin construction. It confirms that your proposed project complies with the California Building Code, local zoning ordinances, energy standards, and any applicable state laws (like California's ADU statutes).
Permits exist to protect you. They ensure that a licensed plan checker reviews your drawings before construction begins, and that a building inspector verifies the work at key stages. Without a permit, unpermitted work can create serious problems when you sell the property, file an insurance claim, or try to refinance.
Which Projects Require a Permit in California?
In California, a building permit is required for any structural work, new construction, additions, conversions, or significant alterations to a home. This includes: new custom home construction, ADUs and JADUs, garage conversions, room additions, major remodels that affect structural elements or change the use of a space, fire and disaster restoration, and solar panel installations.
Minor cosmetic work — painting, flooring, cabinet replacement — generally does not require a permit. When in doubt, check with your local building department or ask us. Pulling a permit when you don't need one wastes time; skipping one when you do need it creates much bigger problems later.
Who Reviews Your Plans? Understanding the Building Department
In the Greater Sacramento area, permits are issued by the building department of the jurisdiction where your property is located — this could be the City of Sacramento, Sacramento County, the City of Elk Grove, Roseville, Folsom, Rancho Cordova, or any of the other cities and counties within the region. Each jurisdiction operates independently and may have slightly different requirements, timelines, and fee schedules.
Within the building department, your plans are reviewed by plan checkers — licensed professionals who verify that your drawings comply with applicable codes. Depending on the project, your plans may also be routed to the fire department, public works, planning/zoning, or other agencies for concurrent review.
The Permit Process Step by Step
Step 1 — Application Submittal: You (or your representative) submit a complete permit application package to the building department. This includes your construction plan set, completed application forms, and any required supporting documents. Most Sacramento-area jurisdictions now accept electronic submittals through their online portals.
Step 2 — Initial Intake Review: The building department performs a quick completeness check to confirm your submittal includes everything required. If something is missing, they'll send it back before assigning it to a plan checker.
Step 3 — Plan Check Review: A plan checker reviews your drawings for code compliance. This is the most time-consuming step. The plan checker may route your plans to other departments (fire, planning, public works) for concurrent review.
Step 4 — Plan Check Corrections: In most cases, the plan checker will issue a correction list — a document identifying items that need to be revised or clarified before the plans can be approved. This is completely normal and expected. Your designer revises the plans and resubmits. Multiple rounds of corrections are common on complex projects.
Step 5 — Plan Approval & Permit Issuance: Once all corrections are resolved and all reviewing agencies have signed off, the building department approves your plans and issues the permit. You pay the permit issuance fee, and your approved plans and permit card are released. You're now cleared to begin construction.
Step 6 — Construction Inspections: As construction proceeds, a building inspector visits the site at required inspection stages (foundation, framing, rough electrical/plumbing, insulation, final). The permit is not considered closed until all inspections pass and a final sign-off is issued.
How Long Does the Permit Process Take?
Timelines vary significantly by jurisdiction, project type, and current workload at the building department. Here are general ranges for the Greater Sacramento area:
Over-the-Counter (OTC) Review: Some simple projects — small additions, straightforward ADUs in certain jurisdictions — may qualify for over-the-counter review, where a plan checker reviews your plans while you wait. Same-day or next-day approval is possible. Not all jurisdictions offer OTC review, and not all projects qualify.
Standard Plan Check: Most residential projects go through standard plan check, which typically takes 2–6 weeks for the first review cycle in Sacramento-area jurisdictions. Each subsequent correction round adds 1–3 weeks. Total time from submittal to permit issuance commonly ranges from 4–12 weeks for straightforward projects, and longer for complex ones.
Expedited Review: Many jurisdictions offer expedited plan check for an additional fee — often 50–100% of the standard plan check fee. Expedited review can cut the first review cycle to 5–10 business days. If your project timeline is tight, this is often worth the cost.
ADU Projects: California state law (AB 68, SB 13, and subsequent legislation) requires jurisdictions to approve or deny ADU applications within 60 days of receiving a complete application. In practice, many Sacramento-area jurisdictions process ADU permits faster than this statutory deadline.
What Do Building Permits Cost in Sacramento?
Permit fees are set by each jurisdiction and are not controlled by your designer or contractor. They are calculated based on your project's valuation (the estimated cost of construction) and the type of work being done. Here is a general breakdown of common fee categories:
Plan Check Fee: Charged when you submit your plans for review. Typically 65–80% of the permit issuance fee. For a mid-size ADU or remodel in Sacramento County, plan check fees commonly range from $800–$2,500.
Permit Issuance Fee: Charged when the permit is issued. Based on project valuation. For residential projects in the Sacramento area, permit fees commonly range from $1,000–$5,000+ depending on project size and type.
School Fees (Developer Fees): For new construction and ADUs, California school districts charge a developer fee based on the square footage of new habitable space. In Sacramento County, the current residential school fee is approximately $4.79 per square foot (subject to change). A 1,000 sq ft ADU would generate roughly $4,790 in school fees.
Energy Compliance (Title 24): Projects subject to Title 24 energy compliance may require a compliance report from a certified energy consultant. This is typically handled by your designer and costs $300–$800 depending on project complexity.
Fire Department Review: Projects in certain jurisdictions or fire hazard zones may require fire department plan review, which carries its own fee — typically $200–$600.
Important: All fees are paid directly to the building department or relevant agency by the property owner. Your designer or permit coordinator does not collect or pass through these fees.
Plan Check Corrections — What They Are and What to Expect
A plan check correction list is not a rejection — it is a normal part of the process. Plan checkers are thorough, and even well-prepared plan sets almost always receive at least one round of corrections. Common correction types include requests for additional details on structural connections, clarification of egress paths, energy compliance documentation, or confirmation that specific code sections have been addressed.
The key to moving through corrections quickly is responding promptly and completely. Every item on the correction list must be addressed — either by revising the plans, adding a note, or providing a written response explaining why the correction does not apply. Partial responses send the plans back to the queue and add weeks to the timeline.
At Liberty Drafting Studios, we respond to plan check corrections as part of our standard service. When we coordinate your permit, we monitor for correction notices, respond to every item, and resubmit as many times as needed until your plans are approved.
Do You Need a Permit Coordinator?
You don't have to hire a permit coordinator — property owners can submit their own permit applications and manage the process themselves. Many people do. But the process takes time, requires familiarity with building department portals and procedures, and can stall if corrections aren't responded to quickly.
A permit coordinator acts as your authorized representative with the building department. They submit on your behalf, respond to corrections, follow up on status, and notify you only when your action is required. For most homeowners, the time saved and the reduced stress is well worth the coordination fee.