Find the Right Permit, Clear Planning Review and Close Your San Mateo County Project
The County does not handle every San Mateo County address. It serves unincorporated areas. Confirm jurisdiction first, then use this guide to apply, pay fees, answer plan comments, schedule inspections and verify final closure.
Coastal zones, design-review districts, steep or geologic sites, septic systems, drainage, fire access and the 2026 urban Midcoast housing cap can change the route. The action cards below show where to start.
What Do You Need to Do Today?
San Mateo County Next-Step Finder
Select the situation that best matches your project.
Use the County Only for Unincorporated Property
Use San Mateo County Planning and Building when
- The parcel is outside an incorporated city or town.
- The County map viewer identifies unincorporated zoning.
- The Accela County portal accepts the property.
- The project is in an unincorporated coastal, bayside or rural community.
Use a city building department when
- The parcel is inside the City of San Mateo.
- The parcel is inside Redwood City, Daly City or another incorporated city.
- The city’s parcel or address system confirms city jurisdiction.
- A city permit counter—not the County—controls the property.
San Mateo County Planning and Building Phone Numbers and Hours
Which Permit Route Fits the Work?
Project |
Start with |
Extra check before filing |
|---|---|---|
Re-roof, siding, stucco, windows or doors |
Online building permit |
Design-review district, material change, structural damage or coastal review |
Water heater, plumbing, gas or sewer line |
Plumbing / mechanical permit |
Septic or well review, gas/electrical scope and equipment location |
Electrical service, EV charger, generator or storage |
Electrical permit |
Utility coordination, equipment clearances and fire review |
Kitchen or bathroom remodel |
Remodel permit |
Structural work, plumbing, electrical, ventilation and smoke/CO alarms |
Deck, porch, patio, retaining wall or pool |
Building + zoning check |
Setbacks, survey, drainage, geotechnical, fire and erosion/tree pre-site inspection |
Addition, alteration or new house |
Planning screen first |
Design review, coastal permit, geology, utilities, fire, drainage and survey |
ADU or new housing unit |
Planning + cap check |
Urban Midcoast waitlist/cap, coastal rules and utility capacity |
Demolition |
Demolition permit |
Waste plan, utilities, environmental health, tree protection and site stabilization |
Commercial tenant improvement or use change |
Building + Planning |
Occupancy, accessibility, fire, health, Public Works and utilities |
Apply Through Accela in Seven Clear Steps
Confirm County jurisdiction
Verify the parcel is unincorporated. Save the address and 9-digit APN.
Check whether Planning must come first
Design Review, Coastal Zone, Resource Management, Planned Agriculture and hazard-overlay properties require a planning screen before the building route is confirmed.
Choose the correct Accela record type
Open Building for construction permits or Planning and Code Compliance for planning records. Read the category before starting.
Enter the property exactly
Use the County-recognized address and APN. A mismatch can prevent correct routing.
Upload one coordinated PDF plan set
Use readable sheets, consistent project descriptions and clear file names. New construction and major additions require more extensive site and technical information.
Track department reviews
Projects may route to Planning, Health, Building Inspection, Fire, Public Works and Public Utilities. Answer the complete consolidated comment set.
Pay and confirm issuance
Approved plans do not authorize construction by themselves. Pay outstanding fees and confirm the building permit is issued before starting.
What a Complete Building Plan Set May Need
Plot plan
- Minimum scale 1/16 inch = 1 foot
- APN, property dimensions and setbacks
- Existing and proposed structures
- Utilities, drainage, easements and trees
- Contours when slope exceeds 10%
- Surveyor-stamped topographic survey for new construction or major additions
Building plans
- Foundation plan at required scale
- Floor plans showing rooms and systems
- Exterior elevations and building sections
- Framing, stairs, decks and guard details
- Retaining-wall engineering when required
- Energy calculations and professional licenses
Outside approvals
- Sewer and water verification
- Fire-suppression details or permit
- Erosion and sediment controls
- Geotechnical or geology report
- Waste Management Plan when triggered
- Workers’ compensation proof or valid exemption
These Property Conditions Can Change the Entire Permit Route
Coastal Zone
A Coastal Development Permit or exemption may be required before building review. Coastal policies can affect use, design, hazards and timing.
Design Review
The County adopted a revised Design Review ordinance on June 23, 2026. It is scheduled to take effect outside the Coastal Zone on July 23, 2026; coastal-zone effectiveness requires Coastal Commission certification.
Geology and steep sites
Expansive soil, seismic faults, slopes and hazard zones may require geotechnical review, engineering geology and additional drainage work.
Septic or private well
Environmental Health may need to confirm adequate sewage disposal and potable water before permit issuance.
County road or drainage
Public Works permits may be required for driveways, sidewalks, road right-of-way, drainage, utilities or lighting.
State highway or utilities
Projects within a State highway right-of-way may require Caltrans approval. Water, sewer and utility providers can also create separate conditions.
Find Zoning, Flood, Fire and Utility Information With the APN
Get the 9-digit APN
The County warns that address searching may not return property-specific information.
Open the Planning and Building Map Viewer
Accept the map disclaimer and open the public viewer.
Turn on Unincorporated SMC Zoning
Expand the Land Use layer group and select the zoning layer.
Search the APN without dashes
Choose Find Parcels by APN, enter the digits and open the parcel’s Map Tips panel.
Check other layers
Review service districts, flood, fire, airport hazards, scenic corridors, agricultural land and other relevant layers.
San Mateo County Building Permit Fees: Useful Current Examples
Fee item |
2026 amount |
How to use it |
|---|---|---|
Easy Review filing fee |
$60 |
Examples include water heaters, demolition, roofing material, window replacements and minor work as determined by the Building Official. |
Moderate Review filing fee |
$298 |
Examples include small interior remodels, pools, landscaping with plumbing/structural work, greenhouses and accessory structures. |
Full Review filing fee |
$595 |
New structures, additions and remodels over 500 square feet or increasing the footprint. |
Minimum permit fee |
$197 residential / $392 commercial |
Minimum applies unless another listed fee controls. |
New residential / addition |
$8.33 per sq. ft. |
Square-footage fee includes permit processing, plan review, inspections and basic geotechnical/drainage review. |
Residential remodel |
$6.54 nonstructural / $7.74 structural per sq. ft. |
Applies to residential alterations, repairs and interior changes. |
Re-roof |
$197 first 1,000 sq. ft.; $119 each additional 1,000 |
Additional planning review may apply in design-review districts. |
Windows, doors, stucco or siding |
$392 first 6; $12 each additional window |
Planning review may apply when work is not like-for-like or changes materials. |
Reinspection / special inspection |
$197 |
Applies to listed reinspections, pre-application site, house-moving and after-hours inspection types. |
Plan revision after issuance |
$279 minimum |
Additional review depends on the scope of the change. |
Worked base example
A 1,500-square-foot residential addition uses the listed $8.33 rate:
1,500 × $8.33 = $12,495
This is the square-footage fee only. The filing fee, planning, fire, Public Works, Environmental Health, impact fees and other charges may be added.
Common surcharges
- Document storage: 2% of Planning and Building fees
- Technology: 4% of Planning and Building fees
- Credit-card processing: 3% of transaction
- Legal counsel: 5% where applicable
- Planning administration: 10% for listed project types
Pay an Outstanding Fee in Accela
Sign into the County portal
Use the account connected to the permit record.
Open Building or Planning and Code Compliance
Choose the department associated with the record.
Open the record number
If it is not shown under Records, use General Search.
Select Payments → Fees
Under Outstanding, choose Pay Fees and verify the amount before checkout.
Choose payment method
Credit-card payments carry a 3% service fee. Bank-account payment is also listed.
Save the confirmation email
Keep it with the permit record and confirm the portal balance updates.
Schedule the Inspection and Check the Arrival Window
Have this ready
- Record number
- Contractor name and phone
- Full address and unit/suite
- Exact inspection type
- Desired inspection date
- Site access notes
Important timing
- Inspections are scheduled between 8:00 AM and 3:30 PM.
- After 7:30 AM on inspection day, check online for the estimated 3-hour window.
- Each inspection must be scheduled separately.
- Call 650-599-7311 for help.
Sign in and open the record
Click the record number in your table or search for it.
Choose Record Info → Inspections
Select Schedule or Request an Inspection.
Select the inspection type and date
Verify the project location and contact information.
Add useful site notes
Include gate, parking, unit, access or contact instructions.
Click Finish and verify
Return to Record Info → Inspections and confirm the request appears.
Keep the Permit Active After Work Starts
One-year term
The County FAQ states that new residences, additions and many smaller permits have one-year term limits, subject to the permit type and renewal rules.
180-day progress inspections
After construction starts, obtain a progress inspection showing substantial work in a major trade at least every 180 calendar days.
Request an extension early
When progress inspection is not possible, submit a written extension request before the permit expires and explain the reason.
Request Building Records Without Sending an Incomplete Form
What you need |
Correct request |
Important limitation |
|---|---|---|
Permit history and general property data |
Start with the Assessor’s parcel history or Accela permit search. |
Permit history may not include complete plans or inspection details. |
Public building or planning records |
Submit the Public Records Act Request form. |
Describe the address, APN, date range and exact record types. |
Copies of official building plans |
Submit the PRA form, Authorization for Duplication of Plans and Affidavit for Plans Reproduction. |
Owner and design-professional permission may be required under state law. |
View plans in person |
Arrange viewing during regular counter hours. |
The County says it does not have equipment to reproduce plans. |
Staff analysis or zoning/building research |
Use the Request for Planning/Zoning/Building Research or Review form. |
Research exceeding 30 minutes is listed at $197 per staff hour in the 2026 schedule. |
What Common Permit Statuses Mean
Fix the Problem Instead of Opening a Duplicate Application
Problem |
Likely cause |
Best next action |
|---|---|---|
Address not found |
Wrong jurisdiction or address format |
Confirm the APN and unincorporated status in the County map viewer. |
No record appears in the account |
Different login or record not linked |
Use General Search and contact the counter before creating another record. |
Comments keep returning |
Incomplete response or conflicting plan versions |
Submit a numbered response letter and one coordinated revision set. |
Fee seems too high |
Square footage, valuation, planning or outside-agency fees |
Ask for an itemized explanation before paying. |
Inspection option missing |
Permit not issued, hold exists or wrong record type |
Check record status and call Inspections at 650-599-7311. |
Old permit is expired |
No progress inspection or extension |
Ask about reinstatement, updated documents and required inspections before work resumes. |
Plans cannot be copied |
State-law authorization requirement |
Submit the duplication authorization and affidavit, then use the referred private copy firm. |
New Midcoast housing application blocked |
Urban Midcoast housing-unit cap |
Continue planning entitlement or formal CDX waitlist steps and monitor the LCP amendment. |
What to Say When You Call or Email
“I am planning [exact work] at [address and APN]. The parcel appears to be unincorporated. Can you confirm the building record type, whether Planning must be completed first, and which documents or outside approvals are required?”
“For record [number], I have a consolidated response addressing each comment and identifying the revised sheet. Please confirm whether the County expects a complete replacement plan set or only revised documents.”
“Please explain the outstanding charges for record [number], including the filing, square-footage or valuation fee, planning review, outside-agency fees and surcharges.”
“I found permit [number] at [address], but it is not final. Which inspection, correction or document is outstanding, and what must the current owner submit to close it?”
Do Not Consider the Project Finished Until These Are Confirmed
- County jurisdiction confirmed
- APN and zoning checked
- Planning permit completed if required
- Outside-agency approvals completed
- Correct Accela record submitted
- Plans and responses coordinated
- Fees paid and permit issued
- Approved plans kept on site
- Progress inspections maintained
- All failed items corrected
- Trade permits finaled
- Main permit shows final or closed
- Occupancy approval obtained if required
- Closure records saved
San Mateo County Planning and Building Map
Open the Correct County Page
San Mateo County Building Department FAQs
Does the San Mateo County Building Department serve the City of San Mateo?
No. The County Planning and Building Department handles unincorporated San Mateo County. A property inside the City of San Mateo or another incorporated city generally uses that city’s building department.
Where do I apply for a San Mateo County building permit?
Use the official Accela Citizen Access portal for San Mateo County. Register or sign in, choose the correct Building or Planning record type and submit the required PDFs online.
What is the San Mateo County Building Counter phone number?
Call 650-599-7310 for building permit intake, plan requirements and fee questions. The main office is at 455 County Center, 2nd Floor, Redwood City.
How do I schedule a San Mateo County building inspection?
Sign into Accela, open the record, select Record Info, choose Inspections and request each inspection separately. The inspection help number is 650-599-7311.
When can I see the inspector’s arrival window?
After 7:30 AM on the inspection day, check the online record for the estimated three-hour window. County inspections are scheduled between 8:00 AM and 3:30 PM.
What are the Planning and Building counter hours?
The counter is open Monday through Thursday from 8:00 AM to 4:00 PM and closes from 12:00 PM to 1:00 PM for lunch. It is closed Friday through Sunday.
How much is a San Mateo County re-roof permit in 2026?
The fee schedule effective April 1, 2026 lists $197 for the first 1,000 square feet and $119 for each additional 1,000 square feet or fraction. Filing, planning or other fees may also apply.
Do I need Planning approval before a building permit?
Possibly. Design Review, Coastal Zone, Resource Management, Planned Agriculture and hazard-overlay properties require planning review to determine the correct process. When both permits are required, the planning permit comes first.
Can I apply for a new home or ADU in the urban Midcoast in 2026?
The County’s June 2026 update says it cannot accept new building-permit applications for new residential units in the urban Midcoast until January 1, 2028 unless the Local Coastal Program is amended. Planning applications and waitlist steps remain available.
How long does a San Mateo County building permit remain active?
The County FAQ describes one-year term limits for many permits and requires a progress inspection showing substantial work at least every 180 calendar days after construction begins. Request an extension in writing before expiration when needed.
Source and Accuracy Notes
Building-Department.org is an independent guide and is not the County of San Mateo. Applications, payments, inspections, zoning decisions, plan approvals and code enforcement must be handled through the County or its authorized systems.
This page was rebuilt using official San Mateo County Planning and Building pages, the Accela portal, the fee schedule effective April 1, 2026, current inspection instructions and the June 22, 2026 urban Midcoast cap update.
Last reviewed: July 21, 2026.
Design Review rules, Midcoast restrictions, fees, forms and portal procedures can change. Recheck the linked official page before filing, paying or commissioning final plans.
Khushboo Bobade is a public records researcher and editorial writer specializing in government service documentation and construction permit systems.
Her research focuses on explaining building permits, inspection procedures, zoning regulations, and public permit records maintained by local government building departments across the United States.
Professional profile: View LinkedIn Profile
Check Permit Type, Estimate Fees, Prepare Inspections and Find Official Building Department Links
Use this free tool before applying for a building permit, booking an inspection, checking zoning rules, or searching permit records. It helps homeowners, contractors, landlords, buyers, and business owners understand the next step before visiting the official building department portal.
What building department task do you need help with?
Choose your goal. The tool will suggest the right next step, what to prepare, and which official page to check.
Before starting work, check whether your project needs building, zoning, electrical, plumbing, mechanical, right-of-way, or HOA approval.
Many portals require contractor registration, license details, insurance, plans, owner authorization, and inspection scheduling access.
Building Permit Type Finder
Select the project type to understand which permits or reviews are commonly required. Always confirm with the official local building department.
Permit Fee Estimate Calculator
Estimate a rough permit fee using project value and common percentage-based review assumptions. Local minimum fees, technology fees, impact fees, reinspection fees, and trade fees can change the final amount.
Inspection Readiness Checklist
Use this before scheduling framing, electrical, plumbing, mechanical, roofing, final, or certificate-related inspections.
Zoning and Setback Pre-check
Use this before applying for a permit when your project may affect land use, setbacks, lot coverage, height, parking, signs, fences, accessory structures, or business use.
Plan Review Timeline Estimator
Estimate how complex your review may be. Local staffing, incomplete plans, corrections, holidays, fire review, zoning review, and outside agency review can change timing.
Permit Records Search Helper
Use this if you are trying to find old permits, inspection history, certificate of occupancy details, open permits, or code-related records.
Official Building Department Resource Finder
Enter city/county and state to create safe searches for official permit portals, inspection scheduling, building codes, zoning maps, forms, fees, and contact pages.
Building Department vs Planning/Zoning
- Building Department: permits, plan review, inspections, code compliance, certificates.
- Planning/Zoning: land use, setbacks, height, lot coverage, signs, parking, variances.
Best sitewide placement
Place this tool after the first main guide section or before FAQs. It turns a normal article into a practical permit-preparation page.
Important note
This tool gives educational guidance only. Final permit requirements, fees, inspections, forms, and deadlines must be confirmed with the official local building department.