A homeowner planning a remodel, addition or Accessory Dwelling Unit (ADU) hears a lot of terms early on: plans, engineering, Title 24, soils report, survey, plan check, coastal review, corrections, inspections. What is usually missing is how they connect. Which of them does this project actually need? Who prepares each one? In what order do they happen, how much time does each add, and how does any of it change from one city to the next?
This manual connects those pieces into one process, from feasibility through plans, consultants, permitting, construction inspections and final sign-off.
What makes this manual different
Most permit information is spread across separate building departments, state agencies, information bulletins and technical documents. This manual organizes those sources into one homeowner reference and explains how they fit together during an actual residential project. It compiles publicly available information from state law, local building departments, the California Energy Commission (CEC), the California Department of Housing and Community Development (HCD), the California Coastal Commission and other authoritative public sources, together with practical observations from residential design-build work. Official sources are linked beside the rules they support.
San Diego County is not one permitting jurisdiction
San Diego County has 18 incorporated cities, each with its own building department, plus the County of San Diego, which permits the unincorporated areas. Rules that sound countywide often are not. This manual covers:
- All 18 incorporated cities and unincorporated San Diego County, with the differences that matter (section 13)
- Coastal review, historic review, fire and Wildland-Urban Interface (WUI) requirements (section 12)
- Design review, view review and HOA or private architectural review (section 12)
- Local ADU programs and pre-approved ADU plans (section 14)
- Different minor and no-plan permit procedures (section 1)
Accuracy and scope
Permit, zoning, building-code and agency requirements change over time and may vary by property. Fees, review times and local programs change most often; items like these carry a Verified October 2026 mark, meaning they were checked against the agency's published source at that time, not that they cannot change. Golden Shore Design & Build is a licensed general contractor, not an architect, engineering firm, law firm or government agency, and is not affiliated with or endorsed by the agencies referenced here. The underlying laws and agency requirements are publicly available, and links are provided so you can verify them directly. We verify current requirements for each project before submittal, and the agency with jurisdiction over your parcel always controls. See the full source and verification note at the end of the manual.
How to read the labels
1. Which permit path is your project on?
GSDB planning category
Paths A, B, C and D are our own planning shorthand, not building-department terms. Each jurisdiction names its permit types differently. We group most residential projects into these four paths because the path, more than the budget, decides how many drawings, consultants and months a project needs.
| Path (GSDB shorthand) | What it means | Typical examples | Important qualifications |
|---|---|---|---|
| A. No building permit | No building permit for the work itself | Paint, flooring, swapping cabinets and counters in place | Electrical, plumbing or mechanical work may still need trade permits |
| B. Permit without plan review | A permit is issued without drawings; the inspector verifies the work in the field | In the City of San Diego: an existing kitchen or bathroom remodel with no changes to structural elements, wall framing or exterior walls and no added plumbing fixtures; like-for-like window and door replacement | Names, eligibility and limits vary significantly by jurisdiction; some cities offer no equivalent |
| C. Full plan check | Drawings are prepared and reviewed before a permit is issued | Moving or removing walls, new beams, enlarged openings, additions, ADUs, garage conversions, second stories, new homes | Review scope and timing differ by city |
| D. Planning or special approval before plan check | A discretionary or special review must be completed before (or, in some jurisdictions, alongside) building plan check | Coastal Development Permit, Del Mar design review, Coronado historic review, Solana Beach Structure Development Permit | Private approvals (HOA, Rancho Santa Fe Art Jury) run separately from government permits (section 12) |
Official requirement
In the City of San Diego, the permit without plan review (the "No-Plan Building Permit") is defined in City of San Diego Information Bulletin 203, No-Plan Building Permits. Properties with a historic designation or within a historic district must still submit plans, and if the inspector finds the work exceeds the program's limits, plans and a new permit are required (City of San Diego, expansion of the No-Plan Building Permit program).
Project size tiers
GSDB planning category
Tiers 1 to 5 are also our own planning categories, used in the timeline and cost sections. They are not official classifications.
| Tier | Typical projects | Usual path | Drawings and consultants |
|---|---|---|---|
| 1. Finish refresh | Paint, flooring, fixtures and cabinets in place | A, or trade permits | None |
| 2. In-place remodel | Kitchen or bath gut, same layout, no wall changes | B where available, plus trade permits | Usually none, or a simple layout |
| 3. Layout remodel | Moving walls, removing a bearing wall, new or larger windows, relocated plumbing | C | Architectural; structural where loads or lateral bracing change |
| 4. Expansion | Room addition, garage conversion, Junior Accessory Dwelling Unit (JADU), attached or detached ADU | C, sometimes D | Full set, structural, Title 24; survey and soils depending on site |
| 5. Major build | Second story, whole-home rebuild, custom home | C, often D | Full set and most consultants |
2. Before design: the feasibility check
The cheapest time to discover a project constraint is before design begins. Before we design an addition, ADU or major remodel, we check the site in this order, because each answer can change the ones after it.
What we check first
- Jurisdiction. Which city, or the County, permits this parcel (see below).
- Zoning. Allowed uses, floor area ratio, lot coverage, height limits.
- Setbacks. Front, side and rear, plus building-code fire separation that can be stricter than zoning.
- Overlays. Coastal, historic, hillside, floodplain, airport and community plan overlays.
- Special reviews. Coastal permit, historic screening, design or view review, fire hazard zone rules, HOA or Art Jury (section 12).
- Easements and title. Utility and access easements that limit where you can build.
- Survey. Whether property lines, grades or height margins are tight enough to need one (section 6).
- Soils. Slopes, fill, mapped hazards, or a jurisdiction that requires a report for this project type (section 8).
- Utilities. Sewer or septic capacity, water service, electrical panel and San Diego Gas & Electric (SDG&E) service, gas.
- Structural implications. Bearing walls, foundation condition, whether the existing house can carry new loads (section 7).
- Consultant list. Which of the professionals in section 4 the project actually needs.
- Permit path. A, B, C or D, and the realistic schedule that follows.
Confirm the jurisdiction with the parcel number, not the mailing address
Homeowners often assume their mailing address decides which agency issues permits. It does not. Many properties with a "San Diego" mailing address are in unincorporated County areas, and communities such as Rancho Santa Fe, Fallbrook and Ramona are unincorporated. Confirm the jurisdiction using the Assessor's Parcel Number (APN) on the property tax bill and the agency's official parcel and zoning maps, such as the City of San Diego's Zoning and Permit Portal (ZAPP).
3. What does my project probably need?
These outlines show the usual sequence for common projects. They are planning guides, not a substitute for checking your parcel and jurisdiction.
Bathroom or kitchen remodel
- Same layout, no wall changes → possible permit without plan review, depending on jurisdiction, plus trade permits
- Moving or removing a wall → determine whether it is load-bearing or part of the lateral system → if so, plans with engineering (section 7)
- Moving plumbing or adding fixtures → plumbing permit; plan review may apply depending on scope and city
- New or enlarged exterior window or door → structural review of the opening; possible design, coastal or historic review
- Older or historic property → historic screening may apply (section 12)
3D visualization is most useful during the early design stages of a kitchen or bath. It helps decide the layout and finishes, but it is not a permit drawing.
Room addition
Jurisdiction → zoning and setbacks → survey if lines or height are tight → soils if required → architectural design → structural → Title 24 energy → civil if grading or drainage is involved → plan check
Detached ADU
Jurisdiction → state and local ADU rules → site plan → survey → soils where required → Title 24 energy, including solar → utilities and SDG&E → structural and site work → plan review
Second story or whole-home remodel
Jurisdiction → zoning, height and any view or design review → survey → soils → structural evaluation of the existing house → architectural design → Title 24 → special reviews → plan check
4. Who does what: the project team
Not every project needs every consultant. A same-layout bathroom may need none; a hillside custom home may need all of them. Golden Shore Design & Build is a general contractor that coordinates these professionals; we do not present ourselves as an architecture or engineering firm.
| Professional | Responsible for | Commonly needed when | Produces | Licensed? |
|---|---|---|---|---|
| Architect | Building design of any type; can lead the full design team | The building falls outside the unlicensed-designer limits, or complexity justifies it | Architectural drawings and specifications | Yes, California Architects Board |
| Building designer or drafter | Plans within the limits of state law | Remodels, additions and ADUs on single-family homes | Architectural drawings; engineered portions stamped by others | No state license |
| Structural engineer (or civil engineer doing structural work) | Gravity and lateral (earthquake and wind) design of the building | Work beyond the code's conventional framing provisions (section 7) | Structural drawings and calculations | Yes, Board for Professional Engineers, Land Surveyors and Geologists |
| Civil engineer | The site: grading, drainage, stormwater, utilities, right-of-way | Grading, slopes, drainage, driveways, utility work (section 9) | Grading, drainage and utility plans | Yes, same board |
| Land surveyor | Property boundaries, topography, field certifications | Building near setbacks, sloped lots, height limits (section 6) | Survey map; setback or height certification | Yes, same board |
| Geotechnical engineer / engineering geologist | Soil and geologic conditions and foundation recommendations | Slopes, fill, hazards, or a jurisdiction report; observation requirement (section 8) | Soils (geotechnical) report; observation letters | Yes, same board |
| Energy consultant | Title 24, Part 6 compliance | Additions, ADUs, new homes and many alterations (section 10) | Energy compliance forms (CF1R) | Certification is voluntary |
| ECC-Rater (formerly HERS rater) | Independent field verification of listed energy measures | Only when the energy documents require it | Registered verification records | Certified by a CEC-approved provider |
Official requirement
Under California Business and Professions Code §5537, a person without an architect's license may prepare plans for:
- single-family dwellings of woodframe construction not more than two stories and a basement in height;
- multiple dwellings of no more than four units of woodframe construction, not more than two stories and a basement in height;
- garages and other structures appurtenant to those buildings, under the same limits.
If any portion of such a structure deviates substantially from conventional woodframe construction requirements, the building official must require that portion to be prepared by a licensed architect or engineer. Unlicensed persons may also design nonstructural interior alterations, fixtures and cabinetwork, but may not design any component that changes or affects the safety of a building, including structural or seismic components (California Architects Board, design limitations).
Legal requirement and practical value are different questions. Most single-family additions and ADUs in San Diego are legally within these limits, with a licensed engineer responsible for the engineered portions. When a project or portion of a project falls outside the exemptions for unlicensed design, the required design work must be prepared by an appropriately licensed design professional, such as a California-licensed architect or, where within the scope of the engineer's license, a civil or structural engineer. The Architects Practice Act includes separate exemptions for licensed structural, civil and professional engineers (B&P Code §5537.1, §5537.4 and §5537.5; California Architects Board, Architects Practice Act). An architect may still be valuable on projects that technically fall within the residential exemptions when design complexity, site constraints or discretionary review justify that level of architectural involvement.
The three design phases
- Schematic design. Measure the existing house, confirm zoning limits, study options. For kitchens and baths, 3D visualization is most valuable here and in the next phase.
- Design development. One option is refined: dimensions, window and door sizes, roof form, ceiling heights, major selections. Engineers begin their work.
- Construction documents. The permit set, drawn to scale and coordinated with structural, energy and civil work. The same set is what the crew builds from.
GSDB field note
The most common coordination error we see is a structural sheet that no longer matches the architectural sheets: a beam size changed, a window moved, or a shear wall now sits where the floor plan shows a door. Plan checkers catch these, and each one costs a correction cycle. We check the architectural and structural sheets against each other before every submittal and after every revision.
5. What is in a set of plans
The required set depends on project scope, site conditions and jurisdiction. A layout remodel may need six to ten sheets; a custom home can exceed forty.
GSDB planning guide
"Usually," "sometimes" and "rarely" below reflect typical San Diego County projects. They are not an official requirement matrix; your parcel and jurisdiction decide the actual list.
| Document | Prepared by | What it shows | Layout remodel | Addition / ADU | New home |
|---|---|---|---|---|---|
| Title sheet | Designer or architect | Owner, address, APN, scope, zoning data, areas, code editions, sheet index | Usually | Usually | Usually |
| Site plan | Designer or architect | Property lines, setbacks, structures, easements, utilities, drainage | Sometimes | Usually | Usually |
| Floor, demolition and roof plans | Designer or architect | Existing and new layout, dimensions, door and window schedules, roof slopes | Usually | Usually | Usually |
| Elevations | Designer or architect | Each exterior face, heights to grade, materials | Sometimes | Usually | Usually |
| Sections | Designer or architect | Cuts through the building, ceiling heights, wall and roof assemblies | Sometimes | Usually | Usually |
| Electrical, plumbing and mechanical (MEP) information | Designer; sometimes an MEP engineer | Panel, circuits, lighting, fixtures, drain and vent, HVAC | Usually, on the floor plans | Usually | Usually, often separate sheets |
| Construction details | Designer and engineer | Waterproofing, stairs, guards, connections, fire separations | Sometimes | Usually | Usually |
| Structural drawings and calculations | Structural or civil engineer | Foundations, framing, beams, shear walls, hold-downs | When loads or bracing change | Usually | Usually |
| Title 24 energy documents | Energy consultant | Compliance forms printed on the plans | Sometimes | Usually | Usually |
| CALGreen checklist | Designer | Mandatory green-building measures where they apply | Rarely | Usually for additions that add area | Usually |
| Survey | Land surveyor | Boundaries, topography, existing improvements | Rarely | Sometimes | Usually |
| Soils (geotechnical) report | Geotechnical engineer | Soil conditions and foundation recommendations | Rarely | Sometimes | Often |
| Grading and drainage plans | Civil engineer | Cut and fill, pads, drainage, retaining walls | Rarely | Sometimes | Often |
| Stormwater forms or plan (BMP or SWQMP) | Designer or civil engineer | Best Management Practices (BMP) or Stormwater Quality Management Plan (SWQMP) for runoff and erosion | Sometimes | Usually | Usually |
Common delay
An incomplete first submittal is the biggest controllable cause of permit delay. A missing form or report can stop an application at the completeness screen, and an uncoordinated set draws comments from several reviewers at once.
6. Land survey
If setbacks, property lines, grades or the allowable height are tight, order the survey before the design is substantially developed. A survey is not automatically required for every addition or ADU, but when the design depends on exactly where those limits fall, it should come first. Surveys are prepared by a licensed land surveyor or a civil engineer authorized to practice land surveying.
| Survey type | What it establishes | When it matters |
|---|---|---|
| Boundary survey | Locates or sets property corners and lines | Building close to a setback, uncertain lines, walls or fences near the line |
| Topographic survey | Elevations, contours, trees, walls, utilities, existing structures | Sloped lots, drainage design, height limits measured from grade |
| Combined boundary and topographic | Both, on one drawing | Many detached ADUs, larger additions and new homes on constrained lots |
| Setback certification | Field confirmation that forms or framing match the approved plans | Tight setbacks, when required by the jurisdiction or inspector |
| Height certification | Field confirmation of a building or story-pole height | Height-limited areas; Solana Beach requires a licensed land surveyor to certify story-pole height for its view assessment process |
What homeowners often miss
The redesign risk. When a survey is ordered late, the design is usually drawn to an assumed line or an old map. If the true property line or grade differs by even a foot or two, the footprint moves, the roof changes, and the structural, energy and site drawings are redone. In height-limited areas, a grade difference can mean the roof no longer fits. Surveys commonly take two to six weeks to schedule and deliver.
7. Structural engineering
Structural engineering is required when the work goes beyond the building code's conventional (prescriptive) framing provisions, or when the building official requires it. Not every wall change needs an engineer; it depends on whether the wall carries load or bracing and on how the code's prescriptive rules apply.
What the engineer is responsible for
- Gravity loads: roof, floors, occupants and finishes, carried by beams, headers, posts and foundations.
- Lateral loads: earthquake and wind forces, resisted by shear walls, hold-downs, straps and the connections that tie them to the foundation.
- Shear walls and hold-downs: which walls brace the building, their sheathing and nailing, and the anchors that keep them from overturning.
- Foundations: footing sizes, reinforcing and anchorage, based on a soils report or allowed default values (section 8).
- Existing structure capacity: whether the existing house can carry the new loads or needs strengthening.
- New-to-existing connections: how new framing and foundations tie into the old.
| Project | Structural engineering |
|---|---|
| Same-layout kitchen or bath | Rarely |
| Removing or shortening a wall | Depends on whether it carries load or bracing; if it does, usually a beam, posts and often new footings |
| New or enlarged exterior opening | Often, because the header and the lost bracing must be addressed |
| Room addition | Usually |
| Detached or attached ADU | Usually; pre-approved ADU plans include it for the standard design |
| Second story | Yes, including the existing first floor and foundation |
| Retaining walls | Often, especially taller walls or walls with a slope above or driveway above |
| Vaulted ceilings, roof changes, raised decks | Often |
GSDB field note: Second stories
Homeowners often expect a second-story addition to affect only the new floor. The existing first-floor walls and foundation were designed for one story. The engineer has to show they can carry the added weight and the larger earthquake forces, and the answer is often new footings, new or strengthened shear walls downstairs, or both. That means demolition and finish work on the first floor, and it belongs in the budget from the first estimate.
GSDB field note: Bearing walls
Whether a wall is load-bearing should be confirmed before a layout is promised, not discovered at demolition. We check framing direction in the attic and crawlspace, look for point loads, and compare against any original plans. Original plans help, but existing conditions often differ from them after decades of earlier remodels.
If a plan checker has structural comments, they go back to the engineer of record. On our projects the engineer stays engaged through permit issuance and is available for questions during framing.
8. Soils and geotechnical reports
A soils (geotechnical) report tells the structural engineer what the building will sit on. It is prepared by a geotechnical engineer, sometimes with an engineering geologist, after test borings or pits. Whether one is required depends on the jurisdiction, the project and the site.
What a report evaluates
- Bearing capacity: how much load the soil can safely support.
- Expansive soils: clays that swell and shrink with moisture.
- Undocumented fill: soil placed without engineering control, which can settle.
- Settlement: expected movement over time.
- Slopes: stability and required setbacks from slopes.
- Liquefaction and faults: mapped seismic hazards.
- Groundwater: effects on foundations and drainage.
- Recommendations: footing depth and width, slab design, moisture barriers, drainage and observation during construction.
| Situation | Soils report |
|---|---|
| Hillside, canyon-edge or coastal bluff site | Commonly required |
| Mapped geologic, fault or liquefaction hazard | Commonly required |
| Fill or expansive soil under the building | Commonly required |
| New home | Commonly required; depends on jurisdiction and site |
| Detached ADU or larger addition on a flat, previously developed lot | Depends on jurisdiction and site; may be avoidable where default values are allowed |
| Pre-approved ADU plan | May be required to confirm the soil supports the plan's design values |
| Small addition with conventional footings in stable, nonexpansive native soil | Often not required |
Official requirement Verified October 2026
- City of San Diego: single-family homes, duplexes, townhomes of three stories or less and their accessory structures may use presumptive soil bearing values without a geotechnical report when the site has no expansive soil or fill and the municipal code does not otherwise require an investigation. A report is required for buildings on fill or expansive soil. The City updated this bulletin in April 2026; check the current version for the exact conditions (City of San Diego Information Bulletin 141).
- Vista: the City's ADU page lists a soils report as a submittal requirement unless footings extend at least 24 inches into competent soil (City of Vista, Accessory Dwelling Units).
- Poway: applications using a pre-approved ADU plan require a soils report confirming the site meets the plan's bearing values (City of Poway, Pre-Approved ADU Policy).
Common delay
A soils investigation commonly takes three to six weeks, and its recommendations can change footing sizes and depths. When a report is likely, we order it alongside the survey so the engineer designs the foundation once. Where a report was required, the geotechnical engineer usually observes footing excavations before concrete is placed, so that visit belongs in the construction schedule.
9. Civil engineering
Structural engineering is about the building. Civil engineering is about the site and its infrastructure. Many interior remodels need no civil engineering at all.
What a civil engineer prepares
- Grading plans: cut and fill, pad elevations, slopes and, where applicable, retaining walls.
- Drainage plans: how roof and yard water leaves the lot without damaging the house or a neighbor's property.
- Stormwater documents: the BMP plan or SWQMP that local agencies require under their stormwater permits.
- Utility plans: sewer laterals, water services, fire service lines, meter locations.
- Public right-of-way plans: driveways, curb cuts, sidewalks and work in the street.
Separate permits may apply. Civil work can require a grading permit, a right-of-way or encroachment permit, or a traffic control permit, each with its own review. Grading thresholds differ by jurisdiction, and some cities, including Vista, require grading or engineering clearance before building plans are accepted (City of Vista).
What homeowners often miss
Drainage and grading problems are easiest to solve before the floor elevation and footprint are fixed. When they surface after design development (water draining toward the addition, a pad that must be raised, a sewer lateral too shallow for gravity flow), both the architectural and structural drawings change.
10. Title 24 energy, CALGreen and ECC field verification
"Title 24" technically refers to the entire California Building Standards Code (California Code of Regulations, Title 24). Contractors commonly use it to mean Part 6, the California Energy Code. The 2025 edition of Title 24 took effect statewide on January 1, 2026, for permit applications submitted on or after that date (California Building Standards Commission, codes; City of San Diego notice on the 2025 codes).
Energy compliance documents
An energy consultant models the project (the performance method) or applies the prescriptive requirements, then produces compliance forms, the Certificate of Compliance (CF1R), printed on the plans. Depending on scope, they address:
- Insulation in walls, roofs and floors
- Windows and doors: U-factor and solar heat gain
- HVAC: equipment efficiency and space-conditioning requirements
- Ducts: location, insulation and sealing
- Water heating
- Lighting and controls
- Solar photovoltaics, where required
- Ventilation and indoor air quality
Official requirement Verified October 2026
How the 2025 Energy Code treats ADUs and additions, per the California Energy Commission ADU guidance:
- Newly constructed detached ADU: complies as a newly constructed single-family building; a newly installed solar PV system is required to meet the prescriptive requirements unless an exception applies.
- Attached ADU, garage conversion or detached garage addition: treated as an addition under Section 150.2(a); solar PV is not required.
- Converting existing conditioned space (such as a basement): treated as an alteration under Section 150.2(b).
- Mini-split and other HVAC systems: allowed, but must meet the mandatory space-conditioning equipment requirements.
The City of San Diego's ADU bulletin also notes that newly built detached ADUs must meet the solar requirement and that JADUs are exempt (City of San Diego Information Bulletin 400).
| Project | Energy documentation (general guide) |
|---|---|
| Same-layout kitchen or bath | Limited; mandatory lighting and ventilation measures for altered components |
| Window, HVAC or water heater replacement | Alteration requirements; field verification for some measures |
| Room addition or attached ADU | Addition requirements; no solar requirement |
| Newly constructed detached ADU | New single-family building requirements, including solar unless an exception applies |
| Garage conversion or JADU | Addition or alteration requirements for the newly conditioned space |
| New home | New construction requirements, including solar |
That detached-versus-attached distinction is one reason ADU budgets differ (section 14).
ECC field verification (formerly HERS testing)
Some energy measures must be verified in the field by an independent rater, as listed on the compliance forms: for example duct leakage, HVAC airflow and refrigerant charge, and fan efficacy. Under the 2025 Energy Code, this field verification and diagnostic testing moved from the Home Energy Rating System (HERS) program to the Energy Code Compliance (ECC) Program, and certified raters are now ECC-Raters (California Energy Commission, ECC Program). Many people in the industry still call it "HERS testing" informally.
The rater visits at the stages the forms require and registers the results with a CEC-approved provider. The inspector will not sign the final until required verification is complete. ECC verification applies only when the energy documents call for it.
CALGreen
Official requirement
The California Green Building Standards Code (CALGreen, Title 24, Part 11) applies its residential mandatory measures to newly constructed buildings. For additions and alterations, the mandatory measures apply only where the work increases the building's conditioned area, volume or size, and only within the area of the addition or alteration (2025 CALGreen §301.1.1). A remodel that does not add area does not trigger the full set of new-construction measures.
Typical CALGreen items include water-conserving fixtures, construction waste diversion, electric-vehicle readiness for new homes and indoor air quality measures. Some cities adopt local requirements beyond the state code, often called reach codes; Encinitas, for example, requires new detached ADUs to be all-electric (City of Encinitas, ADU and PRADU permit application).
11. How the permit process works
A plan-check permit moves through the same stages in every San Diego County jurisdiction, even though forms, portals and names differ. The correction loop is where most of the review time goes.
From feasibility to final sign-off: corrections loop back to plan review
7. Corrections (comments issued) ⇄ 8. Resubmittal (revised set + responses)
The sixteen steps
Preconstruction
- Feasibility check (section 2).
- Design: schematic design, design development and construction documents.
- Consultants: structural, energy, survey, soils and civil as needed.
City review and permit
- Submittal of plans, reports, forms and fees, usually through an online portal.
- Completeness review: staff confirm required items are present before review starts.
- Plan review: each discipline reviews (building, structural, energy, planning and zoning, fire, engineering, stormwater, and sometimes historic or utilities).
- Corrections: reviewers issue comments.
- Resubmittal: revised plans with a written response to every comment, returning to plan review.
- Approval once every discipline signs off.
- Fees: remaining permit fees, plus school, impact or utility fees where they apply.
- Permit issuance. Separate grading, right-of-way or fire sprinkler permits may run alongside.
Construction
- Construction, with the approved plans on site.
- Rough inspections before anything is covered: foundation, framing, plumbing, electrical, mechanical, insulation.
- Final inspections for building and each trade.
- ECC and special inspections, where the plans require them.
- Final sign-off, and for new dwellings and ADUs, approval for occupancy.
Corrections are normal
Receiving plan-check comments does not mean something went wrong. Almost every plan-check project receives some. What matters is answering every comment completely in one resubmittal, which keeps most projects to one or two cycles.
What state law says about review deadlines
Official requirement Verified October 2026
- Post-entitlement permits for housing development projects. For qualifying housing development projects of 25 units or fewer, the agency must decide whether a post-entitlement permit application (such as a building permit) is complete within 15 business days, and then approve it or return comments within 30 business days of the complete application (California Government Code §65913.3). Whether a project qualifies depends on the statute's definitions.
- ADUs and JADUs. On a lot with an existing dwelling, the agency must approve or deny a complete ADU or JADU application within 60 days or it is deemed approved; the period is paused if the applicant requests a delay (California Government Code §66317). Completeness must be determined within 15 business days (HCD Accessory Dwelling Unit Handbook, March 2026).
- Pre-approved ADU plans. Under AB 1332, every city and county had to establish a pre-approved ADU plan program by January 1, 2025, and applications for detached ADUs using qualifying pre-approved plans are to be approved or denied within 30 days (California Government Code §66329; City of San Diego, Regulatory Updates; City of San Diego Information Bulletin 400).
These deadlines govern the agency's review of a complete application. They do not limit how many comments an incomplete set can draw. Do not apply them to ordinary room additions or remodels: those are not new housing units and follow each department's own review targets.
12. Special reviews that change the schedule
These reviews depend on the parcel, not the city name. Two similar houses on the same street can face different requirements and very different schedules. We check each parcel before design starts.
Historic review
- City of San Diego (45-year review). A structure 45 years old or older is not automatically historic. It means construction permit applications on that parcel receive a Potential Historical Resource Review, focused mainly on exterior changes. Most homes clear it based on photographs and the Assessor's building record; if staff find no potential resource, the parcel is exempt from further review for five years. If they find potential significance, a Historical Research Report and possibly a Historical Resources Board hearing follow (City of San Diego Information Bulletin 580). Verified October 2026 The City adopted the first phase of a heritage preservation program update in February 2026, and a second phase that may change the 45-year review process is still under consideration (City of San Diego, Preservation and Progress). Confirm the current process before relying on this description.
- Coronado (75-year review). A Determination of Historic Significance review is required when a project proposes demolition or removal of original features visible from the street on a structure 75 or more years old that is not listed as a Tier 3 property in the City's Historic Resources Inventory. Exterior changes to a designated historic resource require a Historic Resource Alteration Permit. Both are heard by the Historic Resource Commission (City of Coronado, Historic Preservation). Verified October 2026
- Other jurisdictions ask about building age and maintain their own historic registers and districts, including Chula Vista and Escondido's Old Escondido Neighborhood.
Coastal review
Official requirement
Development in the Coastal Zone may require a Coastal Development Permit (CDP) unless an exemption or exclusion applies. Cities and counties with certified Local Coastal Programs process most CDPs; the California Coastal Commission processes the rest and hears appeals of certain local decisions, such as projects between the sea and the first public road or within 300 feet of a coastal bluff (California Coastal Commission, development in the Coastal Zone).
Many interior remodels and some improvements to existing homes qualify for an exemption, while additions, height increases and new structures more often need a CDP or a formal exemption determination. In the City of San Diego, ADUs in the Coastal Overlay Zone generally require a CDP, though some JADU projects may be exempt (City of San Diego Information Bulletin 400). State ADU law applies in the Coastal Zone but does not reduce Coastal Act protections (HCD ADU Handbook).
Fire Hazard Severity Zones and Wildland-Urban Interface (WUI)
Requirements differ by property and jurisdiction. It helps to separate five things:
| Element | What it is | Source |
|---|---|---|
| Fire Hazard Severity Zone (FHSZ) maps | CAL FIRE maps rating hazard as Moderate, High or Very High. State Responsibility Area maps took effect April 1, 2024; Local Responsibility Area maps were released in 2025 | Office of the State Fire Marshal |
| Wildland-Urban Interface (WUI) construction rules | Ignition-resistant construction for buildings in mapped zones, now in the 2025 California Wildland-Urban Interface Code (Title 24, Part 7): items such as roof assemblies, vents, eaves, glazing and exterior materials | State code, as locally amended |
| Defensible space | Vegetation management around structures, in Zones 0, 1 and 2 | State law and local ordinances |
| Local amendments | Cities and the County adopt local versions of the fire and WUI codes | e.g. City of San Diego 2025 fire and WUI code fact sheet; County of San Diego 2026 WUI Code |
| Fire district review | Access roads, water supply, hydrants and sprinklers | The fire authority serving the parcel |
Verified October 2026 The City of San Diego adopted the 2025 local-area Very High Fire Hazard Severity Zone maps with local WUI amendments. The County's 2026 WUI code, effective April 2, 2026, treats unincorporated State and Local Responsibility Areas as Very High Fire Hazard Severity Zones under its amendments, and exempts certain additions and remodels of buildings constructed before July 1, 2008. Whether a given project triggers these rules depends on its scope and location.
Design review and view review
- Del Mar. Most exterior work needs design review. Minor projects, such as fences and walls up to 6 feet, retaining walls up to 4 feet, roof height increases of no more than 8 inches, bay windows and new or enlarged windows and doors, may qualify for staff-level Administrative Design Review: the City mails notice to owners within 300 feet, and if no written objection arrives within ten business days, the project is approved. An unresolved objection sends it to the Design Review Board. Other projects need a Design Review Board permit with a noticed public hearing; the Board typically meets monthly (City of Del Mar, Administrative Design Review guide; Design Review Board guide).
- Solana Beach. Any new structure or addition over 16 feet in height requires a Structure Development Permit. The applicant installs story poles certified by a licensed land surveyor and provides notice to owners and occupants within 300 feet. During a 30-day period, a neighbor who believes a primary view would be impaired may file for view assessment, which is heard by the View Assessment Committee. If no one files, the project proceeds to building permit (City of Solana Beach, view assessment process).
HOA and private architectural review
What homeowners often miss
Private HOA or architectural approval does not replace a city or County permit, and a building permit does not automatically satisfy private HOA requirements. They are separate approvals, from separate bodies, under separate rules. Most projects that need both should start the private review early, because many committees meet monthly.
- Rancho Santa Fe Covenant properties. Rancho Santa Fe is unincorporated, so building permits come from the County. Separately, properties under the Rancho Santa Fe Protective Covenant need approval from the Rancho Santa Fe Association, whose Art Jury reviews development and building applications; the Association requires County-approved plans before issuing its own building permit (Rancho Santa Fe Association, architectural review process).
- HOAs in master-planned communities often require architectural committee approval before or alongside the permit application.
Common delay
Design boards, view committees, the Art Jury and HOA run on meeting calendars and submittal deadlines. Missing one deadline can cost a month, and a continued hearing can cost another. We build these dates into the schedule before design starts.
Septic systems and wells
Many properties in unincorporated areas are not on public sewer. Adding bedrooms or a dwelling unit means showing that the septic system and its reserve area can carry the new load, which can involve records research, percolation testing or a new system reviewed by the County Department of Environmental Health and Quality. We investigate this at the feasibility stage, because it can decide whether a project is possible as designed.
13. City-by-city guide
This section covers all 18 incorporated cities and unincorporated San Diego County. Each entry focuses on meaningful local differences, so some are long and some are short. Every entry links to the agency's own pages. Programs, portals and review times change. Verified October 2026
| Jurisdiction | Special design or view review | Pre-approved ADU plans | Coastal areas | Historic | Fire/WUI | Notable local item |
|---|---|---|---|---|---|---|
| City of San Diego | No-Plan Building Permits (IB 203) | Yes | Yes | 45-year review | 2025 local maps and WUI amendments | Accepts pre-approved plans; 30-day review |
| Unincorporated County | County standard plans | Septic and wells | Limited | Rancho Santa Fe Art Jury (private) | 2026 County WUI code | Rancho Santa Fe Art Jury |
| Carlsbad | Permit Ready ADU program | Yes | Yes | - | Updated hazard maps | Title report and ADU notice of restrictions |
| Chula Vista | Building age asked on application | Yes | - | Building age review | Updated hazard maps | City business license to pull permits; City Standard ADU plans |
| Coronado | Historic Resource Alteration Permits | Yes | Yes | 75-year review | Updated hazard maps | Program announced |
| Del Mar | Design Review Board | - | Yes | - | Updated hazard maps | Design Review Board for items other cities exempt |
| El Cajon | - | - | - | - | Updated hazard maps | City business license; PACO portal |
| Encinitas | - | PRADU plans | Yes | - | Updated hazard maps | All-electric new detached ADUs |
| Escondido | - | PAADU plans | - | Old Escondido | Updated hazard maps | Style options for Old Escondido |
| Imperial Beach | - | Yes | Yes, much of city | - | Updated hazard maps | Coastal permit guidance for ADUs |
| La Mesa | - | Five pre-approved plans | - | - | Updated hazard maps | Soils report for pre-approved plans over 500 sq ft |
| Lemon Grove | - | Accepts pre-approved plans | - | - | Updated hazard maps | No changes to pre-approved designs |
| National City | - | Accepts approved plans | Yes | - | Updated hazard maps | Email submittal to Building Division |
| Oceanside | - | Yes | Yes | - | Updated hazard maps | ADU ordinance under state review in 2026 |
| Poway | - | Accepts architect-submitted plans | - | - | Mapped fire zones | Soils report and style match; Fire Department approval for pre-approved ADUs |
| San Marcos | - | Permit Ready ADU plans | - | - | Mapped hazard zones | No alterations to city plan sets |
| Santee | - | Accepts County, Chula Vista, Encinitas plans | - | - | Mapped hazard zones | Accepts multi-agency standard plans |
| Solana Beach | View assessment over 16 ft | - | Yes | - | Mapped hazard zones | Story poles certified by a surveyor |
| Vista | - | Pre-approved plans (ten listed in October 2026) | - | - | Mapped hazard zones | Grading clearance before building plans |
A blank cell means we did not identify a notable local difference to summarize, not that the issue never applies. Fire hazard mapping, coastal boundaries and HOA rules are parcel-specific in every jurisdiction, and CAL FIRE's 2025 local-area fire hazard maps cover parts of many cities.
City of San Diego
- Department: Development Services Department (permits; weekly permit processing timeline; zoning and parcel maps).
- Permit options: No-Plan Building Permits for qualifying kitchen and bath remodels (Information Bulletin 203); Rapid Review for listed minor projects; optional paid Express Plan Check.
- Historic: 45-year Potential Historical Resource Review (Information Bulletin 580); program update under way.
- Coastal: Coastal Overlay Zone along much of the coast; ADUs there generally require a CDP.
- Fire: 2025 local-area Very High Fire Hazard Severity Zone maps and local WUI amendments.
- Soils: presumptive bearing values allowed under conditions (Information Bulletin 141).
- ADUs: program information and pre-approved plans on the City's ADU and JADU page; recent local amendments are listed under Regulatory Updates. Maximum 1,200 square feet; 30-day review for pre-approved plans; sprinklers required only when the primary dwelling has them; development impact and school fees listed (Information Bulletin 400). Unpermitted ADUs can be legalized under Information Bulletin 242.
Unincorporated San Diego County
- Department: County of San Diego Planning & Development Services, with local fire districts and the Department of Environmental Health and Quality.
- Covers: Rancho Santa Fe, Fairbanks Ranch, Ramona, Fallbrook, Valley Center, Alpine, Lakeside, Spring Valley, Bonita, Rancho San Diego and other unincorporated communities.
- Fire: 2026 County WUI code (County of San Diego WUI Code).
- Site: septic and wells, grading permits, fire access roads and water supply.
- Private review: Rancho Santa Fe Association and Art Jury for Covenant properties; other community associations.
- ADUs: free County standard ADU plans, about 85% complete, finished per site with a site plan, truss design and energy documents (County of San Diego, Accessory Dwelling Units).
Carlsbad
- Coastal: much of the west side is in the Coastal Zone; master-planned communities and HOAs are common inland.
- ADUs: free Permit Ready ADU plans (studio, one, two and three bedrooms, in three architectural styles) with expedited processing and reduced plan-check fees; modified plans lose those benefits. The checklist asks for a title report less than six months old, a signed and notarized ADU notice of restrictions, a geotechnical report near geologic hazards, and an SDG&E work order when the electrical panel is upgraded (City of Carlsbad, Permit Ready ADU checklist B-75).
Chula Vista
- Contractors: a Chula Vista business license is required to pull building permits; residential addition and remodel applications ask whether the building is more than 45 years old (City of Chula Vista, residential addition/remodel application).
- ADUs: City Standard ADU plans, with site-specific soils, stormwater, fire sprinkler and, in mapped areas, methane plan requirements (City of Chula Vista, Accessory Dwelling Units).
Coronado
- Historic: 75-year Determination of Historic Significance review and Historic Resource Alteration Permits (City of Coronado, Historic Preservation).
- Coastal: much of the city is in the Coastal Zone.
- ADUs: the City announced a pre-approved ADU program with three architectural styles, expected in fall 2026; any modification sends a plan to standard plan check (City of Coronado, Pre-Approved ADU Program). Check whether it has launched.
Del Mar
- Design review: staff Administrative Design Review or a Design Review Board permit for most exterior work (section 12; City of Del Mar, Development Applications and Guides).
- Overlays: coastal, floodplain and bluff areas; updated fire hazard maps (City of Del Mar, Fire Hazard Severity Zone map updates).
- Permits: Del Mar requires building permits for some items other jurisdictions exempt.
El Cajon
- Department: Building & Fire Safety Division; plan check submittals are electronic through the Project Assistance Center Online (PACO) portal. The City lists a typical plan check of three to four weeks and rechecks of one to two weeks (City of El Cajon, building permits).
- Contractors: a City of El Cajon business license is required.
Encinitas
- Coastal: Coastal Development Permits within the coastal zone; bluff-top lots carry geotechnical requirements.
- ADUs: Permit-Ready ADU (PRADU) plans from local architects; coordinate with SDG&E before submittal; new detached ADUs must be all-electric (City of Encinitas, PRADU program; ADU and PRADU permit application).
Escondido
- Historic: guidance for the Old Escondido Neighborhood historic district.
- ADUs: four free Pre-Approved ADU (PAADU) plans for detached units, with adaptation options for Old Escondido architectural styles; plans are submitted through the City's online plan review system (City of Escondido, PAADU program).
Imperial Beach
- Coastal: much of the city is in the Coastal Zone; the City publishes guidance on when an ADU triggers a coastal permit (City of Imperial Beach, Accessory Dwelling Units).
La Mesa
- ADUs: the City publishes five pre-approved ADU plans: Plan A, a 224 square-foot studio; Plan B, a 400 square-foot one-bedroom; Plan C, a 499 square-foot one-bedroom; Plan D, a 990 square-foot two-bedroom; and Plan E, a 1,199 square-foot three-bedroom. A project-specific site plan, Title 24 calculations and supplemental documents are still required, and the City lists a soils report as required for these plans when the project is over 500 square feet (City of La Mesa, Accessory Dwelling Units and pre-approved ADU plans).
- Site: hillside lots in several neighborhoods.
Lemon Grove
- ADUs: accepts pre-approved ADU plans with a site-specific plan; no changes to the pre-approved design are allowed, and other departments may still comment on site-specific conditions (City of Lemon Grove, Accessory Dwelling Units).
National City
- ADUs: ADU handbook; applications submitted by email or at the Building Division counter (City of National City, ADUs).
Oceanside
- Coastal: Coastal Zone near the beach.
- ADUs: in June 2026, HCD found the City's ADU ordinance adopted in March 2026 out of compliance with state ADU law and asked the City to amend it or respond by July 17, 2026 (HCD findings letter to Oceanside). We could not confirm from official sources whether the ordinance has since been amended. Where a local rule conflicts with state ADU law, state law controls. Check the City of Oceanside ADU page for the current ordinance. The City also maintains a Pre-Approved ADU Program page; confirm its current offerings with the City.
Poway
- Fire: parts of the city are in mapped fire hazard zones; large lots and slopes are common.
- ADUs: the City accepts architect-submitted pre-approved ADU plans. Applications using them still require a soils report, Title 24 calculations and a roof and style compatible with the main house, and, in very high fire hazard zones, landscaping and Fire Department approval (City of Poway, Pre-Approved ADU Policy).
San Marcos
- ADUs: Permit Ready ADU plans for detached single-story units; the City does not consider alterations to its plan sets, and items such as roof trusses and solar are submitted separately (City of San Marcos, Permit-Ready ADUs).
Santee
- ADUs: accepts the County, Chula Vista and Encinitas pre-approved ADU plans (City of Santee, Accessory Dwelling Units).
Solana Beach
- View review: Structure Development Permit for any structure or addition over 16 feet in height, with surveyor-certified story poles and a 30-day neighbor review period (section 12; City of Solana Beach, Planning Permits; view assessment process).
- Coastal: coastal bluff properties carry geotechnical and coastal requirements.
Vista
- Site first: some projects need a grading plan and Land Development Engineering clearance before building plans are accepted; properties on septic need County health clearance.
- ADUs: pre-approved plans (ten were listed on the City's ADU page when checked in October 2026), with plan-check fees waived for those plans (permit and inspection fees still apply); a soils report unless footings extend at least 24 inches into competent soil; a site-specific Title 24 report (City of Vista, Accessory Dwelling Units).
14. Accessory Dwelling Units (ADUs) and JADUs
State law makes qualifying ADUs a ministerial approval: if the design meets objective standards, the agency must approve it. The rules are in California Government Code sections 66310 to 66342, and local ordinances must comply (HCD ADU Handbook, March 2026; HCD ADU fact sheet, April 2026).
| Type | What it is | Planning notes |
|---|---|---|
| Detached ADU | A separate building | A new dwelling for energy purposes (solar required unless an exception applies); utilities, and often survey and soils |
| Attached ADU | An addition with its own entrance | Energy rules for additions; no solar requirement |
| Conversion ADU | A garage, basement or accessory building converted to a unit | Often the fastest path when the structure is sound; still needs engineering and energy review |
| JADU | Up to 500 square feet within a single-family home, with an efficiency kitchen | Owner occupancy applies when it shares sanitation facilities with the main house |
Official requirement Verified October 2026
Selected state rules, from the HCD ADU Handbook and HCD fact sheet:
- Size: a local maximum cannot be set below 850 square feet, or 1,000 square feet for more than one bedroom; local rules cannot prevent an ADU of at least 800 square feet with 4-foot side and rear setbacks.
- Setbacks: side and rear setbacks for new detached ADUs cannot exceed 4 feet.
- Height: detached ADUs are allowed at least 16 feet, with 18 or 20 feet in certain conditions; attached ADUs up to 25 feet or the primary dwelling's height limit, whichever is lower.
- Impact fees: none on ADUs of 750 square feet or less or on JADUs; larger ADUs only in proportion to the primary dwelling. School fees and some utility charges can still apply.
- Parking: no more than one space per unit or per bedroom, whichever is less, and none in several situations, including within half a mile of public transit.
- Fire sprinklers: required in an ADU only if the primary residence must have them.
- Owner occupancy: generally not required for ADUs; required for JADUs that share sanitation with the main house.
Local rules also apply within these limits; the City of San Diego, for example, caps ADUs at 1,200 square feet.
Pre-approved ADU plans
Programs in San Diego County include the County standard plans and plans from Carlsbad, Chula Vista, Encinitas, Escondido, La Mesa, San Marcos and Vista. Coronado has announced one; Santee, Lemon Grove and the City of San Diego accept qualifying plans approved elsewhere or submitted for pre-approval (section 13).
What pre-approved ADU plans do not eliminate
A pre-approved plan covers the standard building design. Your lot still needs site-specific work, which can include:
- Site plan with setbacks and fire separation
- Survey, where lines, grades or height are tight
- Soils report, where the jurisdiction or site requires one
- Foundation and site adjustments for your soil and grades
- Roof truss design from the truss manufacturer
- Title 24 energy documents for your orientation and climate zone
- Grading and drainage
- Utilities: water, sewer or septic, gas
- SDG&E service: new meter, panel or service upgrade
- Fire access, water supply and sprinklers, where applicable
Changing a structural element of a pre-approved plan usually sends it to standard plan check, and some programs allow no changes at all (Lemon Grove and San Marcos, for example).
Common delay: SDG&E
Utility design and scheduling are separate from municipal plan check. A detached ADU may need a new meter, a panel upgrade, a larger service, or transformer and service work by the utility, and SDG&E's design and scheduling run on their own timeline. We start that coordination as soon as the electrical load is known. Encinitas specifically asks applicants to coordinate with SDG&E before submittal.
15. What causes delays
Most delays are predictable. These are the causes we see most often.
| Cause | Why it creates delay | How to reduce or avoid it |
|---|---|---|
| Incomplete submittal | Stops at completeness review or draws comments from every reviewer | Use the jurisdiction's checklist; submit a complete, coordinated set |
| Architectural and structural mismatch | Extra correction cycle | Cross-check sheets before every submittal |
| Missing consultant documents | Completeness rejection | Confirm the consultant list during feasibility |
| Late survey | Redesign when the true line or grade differs | Order before design development on tight lots (section 6) |
| Late soils report | Foundation redesign; waiting on the report | Order alongside the survey (section 8) |
| Owner changes during plan check | Plans re-reviewed; possible new comments | Finalize the layout before construction documents |
| Late material selections | Long-lead windows, trusses, cabinets and electrical equipment hold up construction | Select and order before demolition where practical |
| SDG&E and utility upgrades | Utility schedules are outside the permit process | Request service changes early (section 14) |
| Coastal, historic, design or view review, HOA or Art Jury | Meeting calendars, notice periods and hearings | Build review dates into the schedule (section 12) |
| Extra correction cycles | Each adds weeks | Answer every comment completely in one resubmittal |
| Unexpected site conditions | Damage, buried utilities or framing that differs from records | Investigate before design; carry a contingency |
| Previous unpermitted work | Must be documented, inspected or corrected before new work is finaled | Pull the permit history during feasibility |
GSDB field note
Unpermitted work by a previous owner often surfaces during a later remodel, when walls are opened or a plan checker compares the plans with permit records. Owner changes during plan check are the other common self-inflicted delay: even a small layout change can send several disciplines back through review. Both are cheaper to address at the feasibility stage than in the middle of a permit.
16. How long it takes, by project size
GSDB planning ranges
General planning ranges based on typical San Diego County residential projects. Actual schedules vary significantly by jurisdiction, parcel, consultant availability, owner decisions and correction cycles. They are not promises. Tiers are our own categories (section 1).
| Tier | Design and consultants | Government review to permit | Construction |
|---|---|---|---|
| 1. Finish refresh | None, or days for a trade permit | Days to 2 weeks | 1 to 4 weeks |
| 2. In-place kitchen or bath | 2 to 6 weeks, including selections | Days to a few weeks where a permit without plan review applies | Bath 3 to 6 weeks; kitchen 6 to 10 weeks |
| 3. Layout remodel with structural work | 1 to 3 months | 1 to 4 months | Kitchen 8 to 14 weeks; bath 5 to 10 weeks |
| 4. Garage conversion or JADU | 1 to 3 months | 2 to 4 months | 2 to 5 months |
| 4. Detached ADU, custom design | 3 to 8 months | 2 to 5 months | 6 to 10 months |
| 4. Detached ADU, pre-approved plan | 1 to 2 months of site-specific work | 1 to 4 months | 5 to 9 months |
| 4. Room addition | 2 to 5 months | 2 to 6 months | 4 to 9 months |
| 5. Second story | 3 to 6 months | 3 to 8 months | 7 to 14 months |
| 5. Custom home | 5 to 10 months | 5 to 12 months | 12 to 24 months |
| Add for coastal, historic, design or view review | Often 2 to 6 months more, sometimes longer | ||
| Add for utility-heavy projects (new service, transformer work) | Can add weeks to months, on the utility's schedule | ||
What shortens a schedule: a complete first submittal, consultants working in parallel, selections made before demolition, early utility requests, and a permit without plan review whenever the scope genuinely qualifies.
What extends it: the causes in section 15.
17. Soft costs and other costs homeowners overlook
GSDB planning ranges
Approximate, general San Diego County planning ranges for 2026. They are not GSDB quotes and not guaranteed market pricing, and they depend heavily on project size, site difficulty and jurisdiction. For what each consultant does, see section 4. Soft costs are design, consultant, permit and fee costs, as opposed to labor and materials.
| Item | Approximate range | Notes |
|---|---|---|
| 3D concept for a kitchen or bath | Often included in design-build | Not a permit drawing |
| Permit drawings, layout remodel | About $2,500 to $8,000 | Architectural; structural is separate |
| Permit drawings, addition or custom ADU | About $8,000 to $25,000 | Depends on size, site and level of design |
| Architect, custom home | Commonly 8% to 15% of construction cost | Full service including construction-phase support |
| Structural engineering | About $1,500 to $3,500 for a beam; $3,500 to $10,000 for an addition or ADU; more for a custom home | Calculations and structural sheets |
| Boundary and topographic survey | About $2,500 to $7,000 | Higher on large, hillside or heavily improved lots |
| Soils report | About $3,000 to $8,000 | Plus footing observation during construction |
| Civil grading and drainage plans | About $4,000 to $15,000 or more | Only where grading, drainage or right-of-way work applies |
| Title 24 energy documents | About $400 to $2,500 | Small additions at the low end, new homes at the high end |
| ECC field verification | About $400 to $1,200 | Depends on the measures listed |
| City plan check and permit fees | Hundreds of dollars for permits without plan review; commonly several thousand to $20,000 or more for ADUs and additions | Based on valuation or floor area; varies widely by city |
On a typical detached ADU or room addition, soft costs commonly run around 10% to 20% of the construction budget; on a custom home they can run higher.
Other preconstruction and utility costs homeowners frequently overlook
Some of these are construction costs rather than traditional soft costs, but they are decided early and often left out of first budgets.
| Item | What to expect |
|---|---|
| Utility and SDG&E service work | New meters, panel or service upgrades and utility-side work for detached ADUs; often a significant cost, scheduled by the utility |
| School fees | Charged on new living area above a threshold in many districts, including ADUs |
| Impact and capacity fees | None on ADUs of 750 square feet or less; proportional above that; water and sewer capacity charges vary by provider |
| Title report | Required by some programs (Carlsbad, for example) |
| Geotechnical observation and special inspections | Charged during construction when the report or plans require them |
18. Homeowner questions
Does my bathroom remodel need a permit?
Usually, whenever plumbing, electrical or ventilation work is involved. Some jurisdictions permit same-layout remodels without plan review (section 1).
Can I remove a wall?
Often, but a wall that carries load or bracing needs a properly sized beam or replacement bracing, which usually means plans and engineering (section 7).
Do I need an architect?
Not for most single-family remodels, additions and ADUs within state limits; engineered portions still require a licensed engineer or architect (section 4).
What is the difference between a structural engineer and a civil engineer?
The structural engineer designs the building; the civil engineer designs the site (sections 7 and 9).
What is ECC (HERS) testing?
Independent field verification of energy measures such as duct leakage and HVAC airflow, performed by an ECC-Rater when the energy documents require it (section 10).
Does every ADU need a soils report?
No. It depends on the jurisdiction, the site and the foundation design (section 8).
Do I need a survey?
When the design depends on exact property lines, grades or heights (section 6).
What happens after plans are submitted?
Completeness review, then plan review by each discipline, corrections and resubmittal until every reviewer approves (section 11).
Why did the city send corrections?
Almost every plan-check project receives comments. A complete response keeps most projects to one or two cycles (section 11).
Can construction start while plans are being reviewed?
Work covered by a pending permit generally cannot begin until that permit is issued. Separately permitted or permit-exempt work may sometimes proceed earlier, depending on the jurisdiction and scope; some jurisdictions, for example, issue separate demolition or grading permits under their own rules. Starting any part of the permitted project early requires that work's own authorization.
Can I change the design after permit approval?
Yes, but changes to approved plans generally need a revision submitted and approved before that work is built.
What happens if the plans and the existing house do not match?
The designer and engineer revise the plans to reflect actual conditions before the affected work continues (section 7), and a plan revision may be needed.
What inspections happen before drywall?
Rough inspections of framing, plumbing, electrical and mechanical work, and usually insulation, before walls are closed (section 11).
Who schedules inspections?
The permit holder. On our projects, we schedule them.
Does an HOA approval replace a city permit, or a city permit replace HOA approval?
Neither. They are separate approvals (section 12).
How long will my permit take?
See the planning ranges in section 16.
Can I use pre-approved ADU plans?
In many jurisdictions, yes, but the site-specific work still has to be done (section 14).
Why can a second story require work downstairs?
The existing first floor and foundation were built for one story (section 7).
Why does an ADU take more preconstruction than a remodel?
It is a new dwelling, with utility, energy, fire and fee requirements, and often survey and soils work (section 14).
What if earlier work was done without permits?
Most jurisdictions have a path to legalize it, usually by documenting the work and opening areas for inspection. Unpermitted ADUs have a specific path in the City of San Diego (Information Bulletin 242).
19. Official sources
This is the master directory of sources cited in the manual. Links go to the agency page or document; the Rancho Santa Fe Association, a private governing body, is listed where private review is discussed. Check each source for its current version before relying on a detail.
California law
- Business and Professions Code §5537: plans prepared by unlicensed persons
- Government Code §65913.3: post-entitlement permit deadlines
- Government Code §66317: ADU and JADU approval deadline
- Government Code §66329: pre-approved ADU plan program (AB 1332)
- Business and Professions Code §5537.1, §5537.4 and §5537.5: engineer exemptions
Building codes
- California Building Standards Commission: 2025 California Building Standards Code
- City of San Diego: notice on the 2025 California codes
Energy
- California Energy Commission: Energy Code Compliance (ECC) Program
- California Energy Commission: 2025 ADU energy guidance
ADUs
- HCD: Accessory Dwelling Unit Handbook (March 2026)
- HCD: Accessory Dwelling Unit fact sheet (April 2026)
- HCD: Accessory Dwelling Units resources
- City of San Diego: ADU and JADU program and pre-approved plans
- City of San Diego Information Bulletin 400: ADUs and JADUs
- City of San Diego Information Bulletin 242: legalizing unpermitted ADUs
City of San Diego
- Information Bulletin 203: No-Plan Building Permits
- Expansion of the No-Plan Building Permit program (2023)
- Information Bulletin 141: soil bearing capacity
- Rapid Review
- Express Plan Check
- Permit processing timeline
- Zoning and parcel maps (ZAPP)
- Regulatory Updates, including ADU amendments
County of San Diego
- Planning & Development Services
- Accessory Dwelling Units and standard plans
- 2026 Wildland-Urban Interface Code
Individual cities
- Carlsbad: Permit Ready ADU checklist B-75
- Chula Vista: Accessory Dwelling Units
- Chula Vista: residential addition/remodel application
- Coronado: Pre-Approved ADU Program
- El Cajon: building permits
- Encinitas: PRADU program
- Encinitas: ADU and PRADU permit application
- Escondido: PAADU program
- Imperial Beach: Accessory Dwelling Units
- La Mesa: Accessory Dwelling Units and pre-approved ADU plans
- Lemon Grove: Accessory Dwelling Units
- National City: ADUs
- Oceanside: Accessory Dwelling Units
- Oceanside: Pre-Approved ADU Program
- Poway: Pre-Approved ADU Policy
- San Marcos: Permit-Ready ADUs
- Santee: Accessory Dwelling Units
- Vista: Accessory Dwelling Units
Coastal
Historic
- City of San Diego Information Bulletin 580: Potential Historical Resource Review
- City of San Diego: Preservation and Progress program update
- City of Coronado: Historic Preservation
Fire / WUI
- Office of the State Fire Marshal: Fire Hazard Severity Zones
- City of San Diego: 2025 fire and WUI code fact sheet
- City of Del Mar: Fire Hazard Severity Zone map updates
Professional licensing
- California Architects Board: Architects Practice Act
- California Architects Board: design limitations by license type
Design, view and private review
- City of Del Mar: Design Review Board guide
- City of Del Mar: Administrative Design Review guide
- City of Del Mar: Development Applications and Guides
- City of Solana Beach: Planning Permits
- City of Solana Beach: view assessment process
- Rancho Santa Fe Association: architectural review process
Revision history
| Version | Date | Changes |
|---|---|---|
| 1.0 | October 2026 | Initial publication covering all 18 incorporated cities and unincorporated San Diego County |
Source and verification note
About this manual
This manual is an independent educational compilation prepared by Golden Shore Design & Build from publicly available information published by government agencies, building departments, state agencies and other authoritative organizations.
Primary sources used in preparing and maintaining it include California statutes and regulations; the California Department of Housing and Community Development (HCD); the California Energy Commission (CEC); the California Building Standards Commission; the California Architects Board; the California Coastal Commission; the Office of the State Fire Marshal and CAL FIRE; County of San Diego departments and fire authorities; and the official planning, building, development-services and permitting departments of San Diego County's incorporated cities. Where private architectural review is discussed, sources also include the governing private organization, such as the Rancho Santa Fe Association.
Golden Shore Design & Build did not create these laws or requirements. Our contribution is researching, organizing, explaining and connecting this publicly available material into one homeowner reference, together with our own planning categories and practical observations from residential design-build work, which are labeled separately from official requirements. Golden Shore Design & Build is not affiliated with or endorsed by the agencies referenced in this manual. Links to the underlying sources are provided so readers can review the original information directly.
Codes, statutes, agency interpretations, forms, fees, programs, maps, processing times and local requirements can change. Requirements may also vary with the individual property, zoning, overlays, project scope and other site-specific conditions. The agency having jurisdiction over the property and the currently applicable law, code or official agency requirement always control.
This manual provides general educational information only. It is not legal, architectural or engineering advice and is not a substitute for project-specific review by the applicable agency or a licensed professional. Golden Shore Design & Build verifies current project-specific requirements before submittal on its own projects.
Last technical review: October 2026.