Use OpenGov for New Permits and Every Inspection, but Keep Legacy eTRAKiT Projects in Their Original Record
San Rafael changed permitting systems on February 23, 2026. New Building, Planning, Code Enforcement, Fire Prevention and Public Works applications now begin in OpenGov.
Applications submitted in eTRAKiT before the transition continue to be reviewed and closed there. However, all inspection requests—including inspections for old eTRAKiT permits—must now be submitted through OpenGov.
This guide separates the two systems, explains permit exemptions, current codes, zoning and Public Works dependencies, fee formulas, plan review, inspection booking, residential resale reports and final closeout.
Choose the Exact San Rafael Permit Action You Need
San Rafael Permit Route Finder
Select the project or problem that best matches your situation.
San Rafael Building Division Phone, Email, Address and Counter Hours
Confirm the Property Is Inside the City of San Rafael
Use San Rafael when
- The parcel is inside incorporated San Rafael.
- The address appears in the City zoning and permit systems.
- The City—not unincorporated Marin County—controls zoning and construction review.
Verify before applying when
- The mailing address says San Rafael but the parcel may be outside city limits.
- The site is near an unincorporated boundary.
- The address cannot be found in OpenGov or the City zoning tools.
Use OpenGov and eTRAKiT for Different Tasks
Your task |
Correct system |
What to do |
|---|---|---|
Submit a new Building application |
OpenGov |
Create an account, choose the Building department and select the matching record type |
Submit new Planning, Fire or Code Enforcement application |
OpenGov |
Use the responsible department category and upload the required files |
Submit grading, encroachment or other Public Works permit |
OpenGov |
Use the Public Works permit record type |
Continue an application submitted before February 23, 2026 |
eTRAKiT |
Continue review, corrections, payment and closeout in the original record; do not reapply |
Research historical permits |
eTRAKiT |
Search the legacy database because historical records have not all migrated |
Request an inspection for an OpenGov permit |
OpenGov only |
Open the issued permit, select Inspections and choose + New Appointment |
Request an inspection for an eTRAKiT permit |
OpenGov only |
Submit “Inspection Request (Permits Issued in eTRAKiT)” in OpenGov |
OpenGov account rules
- An existing OpenGov account from another community can be used.
- An eTRAKiT username and password do not transfer.
- Each person creates an individual OpenGov account.
- Additional team members can be added as Guests to the permit.
Guest access can help a project team
Depending on the workflow stage, guests may be able to:
- View status
- Upload attachments
- Pay fees
- Request inspections
Small Projects That May Be Exempt From a Building Permit
The City’s currently linked exemption handout lists the examples below. Because San Rafael adopted the 2025 California codes for current applications, confirm the exemption before construction.
Project |
City handout threshold |
Important restriction |
|---|---|---|
Detached residential shed, gazebo or playhouse |
120 sq. ft. or less |
One story, nonhabitable, no electrical/plumbing/mechanical, no more than 15 feet high and must meet setbacks |
Residential fence |
Not over 7 feet |
Masonry walls, front/street yards and pool barriers have different limitations |
Retaining or rockery wall |
Not over 4 feet |
Measure from bottom of footing to top; wall cannot support surcharge or impound hazardous liquids |
Low detached deck |
200 sq. ft. or less and no more than 30 inches above grade |
Must be unattached, outside egress and meet Planning setbacks |
Roof repair |
Less than 100 sq. ft. or under one-year warranty |
A larger repair or reroof requires permitting |
Prefabricated residential pool |
Less than 24 inches deep and no more than 5,000 gallons |
Must be entirely above ground; electrical, zoning and barrier rules can still apply |
Patio, sidewalk or driveway |
Not more than 30 inches above adjacent grade |
No foundations, septic conflicts, basement below, accessible-route or egress impact |
Minor grading |
Under 50 cubic yards |
Planning, drainage, hillside and Public Works requirements can still trigger review |
Painting, flooring, carpet, counters and similar finish work |
Ordinary finish work |
Structural, plumbing, electrical, accessibility or occupancy changes are not exempt |
Choose Minor, Plan-Review, Planning, Fire or Public Works Review
Project |
Likely starting route |
Extra check |
|---|---|---|
Water heater or furnace replacement |
Minor permit |
Equipment, energy, gas, venting and inspection requirements |
New tankless water heater |
Minor permit with review |
Gas schematic must be reviewed before issuance |
New air-conditioning unit |
Mechanical permit with site review |
Site plan, property-line and bedroom-window distance, decibel rating |
Addition, remodel, deck, pool or accessory structure |
General permit requiring plan review |
Zoning, site plan, structural, energy and trade documents |
Solar, battery or EV charger |
Renewable-energy permit |
Site/floor plan, electrical diagram and manufacturer specifications |
Stationary generator |
Building/electrical/mechanical review |
Setbacks, noise, HOA/common area and fuel-system requirements |
New sign or sign alteration |
Planning sign approval plus Building permit |
Do not submit only the building portion |
Fire sprinkler, alarm, hood or underground fire line |
Fire Prevention permit |
Submit through OpenGov with unsecured PDF plans |
Grading, sidewalk, driveway approach or right-of-way work |
Public Works permit |
Grading or encroachment approval may be separate from Building |
Residential property sale |
Residential Building Record |
Apply early because the report includes records review and physical inspection |
Submit a New San Rafael Permit in Eight Practical Steps
Confirm City jurisdiction and zoning
Use the City’s zoning finder or MarinMap and verify the result with a planner before designing to a setback, height, lot-coverage or use standard.
Identify every department involved
Separate Building, Planning, Fire Prevention, Public Works, water, sanitation and outside-agency requirements before submitting.
Create or use an OpenGov account
Select Sign Up when you are new to OpenGov. Do not attempt to use an old eTRAKiT username or password.
Select the correct department and record type
Choose the application that matches the full project rather than the fastest-looking permit category.
Enter the complete project valuation
Include labor and materials. An unrealistically low value can delay intake or change the final permit invoice.
Upload coordinated, unsecured PDF files
Use readable names, consistent revision dates and a single coordinated plan set where the portal checklist allows it.
Follow Actions Required and messages
Open My Account, review the Dashboard and respond to active workflow steps. OpenGov shows completed and upcoming stages.
Pay the verified City invoice
Pay only through the official OpenGov record or other City-authorized method. Confirm unexpected payment requests with City staff.
Wait for issuance before beginning regulated work
Download the issued permit and approved documents, keep them at the site and request inspections through OpenGov.
Prepare a Plan Package That Can Pass Completeness Review
Property and site
- Correct project address
- Assessor parcel number
- Current zoning and overlay
- Property lines and setbacks
- Existing structures
- Proposed work location
- Access and parking
- Grading and drainage information
Construction documents
- Existing and proposed floor plans
- Building elevations
- Foundation and framing
- Structural details
- Wall and roof sections
- Electrical plan
- Plumbing and mechanical plans
- Energy and CALGreen forms
Supporting information
- Contractor information
- Owner-builder affidavit
- Product specifications
- Professional stamps when required
- Special-inspection form
- Construction recycling form
- Planning or Fire approval
- Public Works and utility conditions
Resolve These San Rafael Conditions Before Permit Issuance
Zoning and overlays
- Base zoning district
- Hillside Development Overlay
- Wetland Overlay
- Eichler/Alliance Homes Overlay
- Canalfront Review Overlay
- Downtown Precise Plan
Public Works
- Grading permit
- Encroachment permit
- Sidewalk or driveway approach
- Watercourse or tideland permit
- Construction staging and truck routing
- Erosion and sediment control
Fire and utilities
- Fire sprinkler or alarm review
- Fire apparatus access
- Marin Water service approval
- Local sanitation-district approval
- PG&E coordination
- HOA or common-area authorization
Local Rules That Commonly Delay A/C, Generator and Sewer Work
Work |
San Rafael guidance |
Best preparation |
|---|---|---|
New air-conditioning unit |
Site plan and noise information are required |
Show unit location, property-line distance, neighboring windows and decibel rating |
Stationary generator |
Mechanical-equipment setback and noise standards apply |
Show at least 5 feet from property lines and 15 feet from a neighboring bedroom window, subject to current Planning confirmation |
Generator in HOA common area |
Equipment must be on the applicant’s property unless authorized |
Obtain the HOA’s written common-area authorization |
Residential generator noise |
City guidance references equipment not exceeding 69 dBA at 7 meters |
Provide manufacturer sound data and site-specific separation |
Building sewer or drain replacement |
Building permit coverage generally ends 3 feet outside the structure wall |
Contact the local sanitation district for work beyond that boundary |
Water-service or public-street work |
Separate utility or encroachment approval may apply |
Coordinate Marin Water and Public Works before trenching |
New San Rafael Applications Must Use the 2025 California Codes
Effective for current applications
Applications submitted after the City’s December 2025 transition deadline must demonstrate compliance with the 2025 California Building Standards Code and San Rafael’s local amendments.
Code area |
Current published edition |
|---|---|
Building |
2025 California Building Code |
Residential |
2025 California Residential Code |
Electrical |
2025 California Electrical Code |
Mechanical |
2025 California Mechanical Code |
Plumbing |
2025 California Plumbing Code |
Existing buildings |
2025 California Existing Building Code |
Green building |
2025 California Green Building Standards Code |
Property maintenance |
2024 International Property Maintenance Code |
Swimming pools and spas |
2024 International Swimming Pool and Spa Code |
Estimate the Published Base Building and Plan-Check Fees
San Rafael Valuation-Fee Illustration
Enter the total value of labor and materials. Choose the plan-check items expected for the project.
Valuation range |
Published base formula |
|---|---|
Up to $2,000 |
$247 flat |
$2,000.01–$25,000 |
$247 plus $24 for each additional $1,000 above $2,000 |
$25,000.01–$50,000 |
$799 plus $11.55 for each additional $1,000 above $25,000 |
$50,000.01–$100,000 |
$1,087.75 plus $16.07 for each additional $1,000 above $50,000 |
$100,000.01–$500,000 |
$1,891.25 plus $7.36 for each additional $1,000 above $100,000 |
$500,000.01–$1,000,000 |
$4,835.25 plus $13.56 for each additional $1,000 above $500,000 |
$1,000,000.01–$5,000,000 |
$11,615.25 plus $4.19 for each additional $1,000 above $1,000,000 |
Over $5,000,000 |
$28,375.25 plus $4.19 for each additional $1,000 above $5,000,000 |
Structural plan check
65% of base building fee
Energy plan check
10% of base building fee
Reinspection
$179 hourly, one-hour minimum
Permit renewal
15% for an expired two-year permit under the linked schedule
After-hours inspection
$269 hourly, two-hour minimum
Weekend or holiday inspection
$359 hourly, two-hour minimum
Work without permit
Three times the building-permit fee as the published investigation fee
State surcharges
CALGreen and seismic-mapping charges are added separately.
Track Active Steps and Submit One Coordinated Revision
Initial general review
The City’s published guidance states that a general permit requiring plan review may take up to approximately three weeks for an initial review.
Revision or resubmittal
Published guidance states that revisions and correction resubmittals may take up to approximately two weeks.
Fire permit review
The City’s Fire permit guidance states that compliance review may take up to seven working days.
Open every active workflow step
Review Actions Required, staff messages and all department comments instead of responding only to the first email notification.
Prepare an item-by-item response
Repeat each correction, explain the response and identify the revised sheet, detail, calculation or supporting document.
Update the complete plan set
Coordinate sheet dates, revision marks, structural details, energy forms and equipment specifications.
Upload to the existing record
Do not start a new application merely because the first submission received corrections.
Check every department before assuming approval
A Building review can be complete while Planning, Fire, Public Works, fees or outside conditions remain open.
Request the Correct Inspection for a New or Legacy Permit
Permit issued in OpenGov
- Log in to OpenGov.
- Select My Account.
- Open Action Required → Request Inspection.
- Select + New Appointment.
- If no Action Required item appears, open Applications → permit → Inspections.
- Submit the request and wait for the scheduling email.
Permit issued in eTRAKiT
- Log in to or create an OpenGov account.
- Select the department performing the inspection.
- Choose Inspection Request (Permits Issued in eTRAKiT).
- Submit the form.
- Select + New Appointment.
- Wait for the City’s scheduling email.
Published inspection windows
City construction guidance describes morning inspections from 8:00 AM–12:00 PM and afternoon inspections from 1:00–4:00 PM.
Scheduling confirmation
An OpenGov request is not the final appointment until the City sends the scheduling email.
Separate-agency inspections
Planning, Public Works, Marin Water, sanitation and County Health inspections must be coordinated directly with those agencies when required.
Prepare the Job Site Before Requesting an Inspection
- Permit is formally issued
- Correct inspection stage selected
- Approved plans are available
- Permit and job card are available
- Street address is visible
- Safe access is provided
- Work remains uncovered
- Previous corrections are completed
- Required special inspections are documented
- Gates and work areas are unlocked
- Fire or Public Works inspections are coordinated
- Responsible contact can answer questions
Keep the Permit Active and Work Only During Allowed Hours
Permit duration
- City guidance states that plan-review Building permits issued after January 1, 2023 generally have a two-year term.
- Minor permits such as water heaters and furnaces generally have a 180-day term.
- A renewal fee may be required when the project is not finaled before expiration.
180-day inactivity rule
The City also states that a permit can expire when no approved inspection occurs within 180 days or work is abandoned for more than 180 days.
Practical action: Do not rely only on the printed expiration date; keep approved inspection activity within the required interval.
Day |
General construction hours, including deliveries |
|---|---|
Monday–Friday |
7:00 AM–6:00 PM |
Saturday |
9:00 AM–6:00 PM |
Sunday and designated holidays |
Generally prohibited |
Submit Fire Permits in OpenGov as Separate Records When Required
Construction Fire permits
- Residential and commercial fire sprinklers
- Fire alarm systems
- Commercial hood systems
- Underground fire lines
- Standpipes
- Emergency responder radio systems
- Fire-clearance inspections
Operational Fire permits
- Pyrotechnics
- Carnivals, exhibits and trade shows
- Hazardous-material storage or use
- High-piled storage
- Open burning
- Tents and canopies
- Fire-apparatus access plans
Search the Correct Database and Order the Residential Report Early
OpenGov records
Use OpenGov for permits and applications created after the February 23, 2026 transition.
eTRAKiT records
Past permit records and applications submitted before the transition remain in the legacy system until the City completes a future migration phase.
Residential Building Record fee |
Amount effective July 1, 2025 |
|---|---|
Single-family dwelling |
$383 |
Duplex |
$766 |
Condominium |
$383 |
Apartment building |
$361 first unit plus $44 each additional unit |
What the resale report includes
- Building permit records
- Expired or incomplete permits
- Planning actions
- Construction-related code cases
- Physical inspection of residential units
Scheduling expectation
The City states that an inspector generally contacts the applicant within seven to ten working days to arrange the inspection.
Apply early: The department warns that late applications may not meet an escrow deadline.
Fix Common San Rafael Portal, Review and Inspection Problems
Problem |
Likely cause |
Best next action |
|---|---|---|
eTRAKiT login does not work in OpenGov |
The systems use separate accounts |
Create an OpenGov account or use an existing OpenGov login from another community |
Old application is missing from OpenGov |
Pre-February 23 applications remain in eTRAKiT |
Open the legacy record; do not submit a duplicate permit |
Inspector cannot be requested by phone |
Phone and email inspection requests ended February 23, 2026 |
Submit the appointment through OpenGov |
No Inspections tab appears |
Permit is not issued, not eligible, expired, on hold or has unpaid fees |
Review the workflow and contact Building staff with the permit number |
Building approval is complete but permit is not issued |
Planning, Fire, Public Works, utility, fee or document condition remains open |
Review every workflow step and ask for a complete issuance checklist |
New A/C or generator plan was rejected |
Location, setback, neighbor-window or sound information is missing |
Upload a site plan and manufacturer sound specifications |
Sewer replacement extends into the yard |
The Building permit does not cover all work beyond the structure |
Coordinate the local sanitation district and Public Works as applicable |
Permit record is missing from a property search |
The record may be in the other permit system or indexed under a different address format |
Search OpenGov and eTRAKiT, then contact Building staff |
Permit expired before final inspection |
Printed term or 180-day inspection-activity rule was missed |
Request renewal instructions and confirm the required fee and current-code implications |
Unexpected permit-payment email |
Possible phishing or incorrect record routing |
Verify the charge inside the official portal and confirm with the assigned City staff member |
What to Say When You Contact San Rafael
“I plan to complete [exact work] at [address and parcel number]. Which Building, Planning, Fire, Public Works, water and sanitation approvals are required?”
“Application [number] was submitted on [date]. Should I continue the record in eTRAKiT, and which OpenGov record should I use for inspections?”
“Permit [number] at [address] currently shows [status]. Which workflow step, correction, fee or outside approval is preventing issuance?”
“Permit [number] is issued, but the OpenGov Inspections tab is not available. Is there a hold, unpaid fee, expiration or prerequisite inspection?”
“I need permit and inspection history for [address] covering approximately [date range]. Which records are in OpenGov and which remain in eTRAKiT?”
“Building permit [number] has passed [inspections]. Which Planning, Fire, Public Works, utility or final document remains before closure?”
Do Not Treat the Project as Complete Until These Are Confirmed
- City jurisdiction confirmed
- Zoning and overlays verified
- Correct OpenGov record selected
- Legacy permit remains in eTRAKiT when applicable
- Planning approval completed
- Fire permit completed
- Public Works permits completed
- Utility and sanitation approvals completed
- Plans and valuation accepted
- All workflow comments resolved
- Fees verified and paid
- Permit formally issued
- Approved plans kept on site
- All inspections requested in OpenGov
- Final inspections passed
- Closed permit or occupancy document saved
San Rafael Building Division Map
Open the Correct San Rafael Permit Resource
San Rafael Building Permit and Inspection FAQs
Where do I submit a new San Rafael building permit?
All new Building permit applications must be submitted through the City’s OpenGov portal. New Planning, Code Enforcement, Fire Prevention and Public Works applications also use OpenGov.
What happens to a permit submitted in eTRAKiT before February 23, 2026?
The application continues to be reviewed and closed in eTRAKiT. It does not need to be resubmitted in OpenGov. Inspection requests for that permit must still be made through OpenGov.
Can I request a San Rafael inspection by phone or email?
No. Beginning February 23, 2026, inspection requests by phone or email are no longer accepted. All requests must be submitted through OpenGov and only for issued permits.
How do I request an inspection for an old eTRAKiT permit?
Log in to OpenGov, select the department performing the inspection and submit the record named “Inspection Request (Permits Issued in eTRAKiT).” Then select “+ New Appointment.”
Does a 120-square-foot shed need a San Rafael building permit?
The City’s linked exemption handout states that a qualifying one-story detached residential accessory structure of 120 square feet or less may be exempt when it is nonhabitable, no more than 15 feet high, contains no electrical, plumbing or mechanical work and meets required setbacks. Confirm under the current code before construction.
How long does San Rafael plan review take?
The City’s published guidance states that an initial general permit review may take up to approximately three weeks. Revisions and resubmittals may take up to approximately two weeks. Completeness, workload and outside approvals can change the timing.
How long is a San Rafael building permit valid?
City guidance states that many plan-review Building permits issued after January 1, 2023 have a two-year term, while minor permits generally have a 180-day term. A permit can also expire after 180 days without approved inspection activity.
Where can I search San Rafael permit history?
Use OpenGov for newer permits and eTRAKiT for historical records and applications submitted before February 23, 2026. Search both systems when the project date is unknown.
Is a Residential Building Record required when selling a home?
San Rafael operates a Residential Building Record program that includes a permit-record check and physical inspection of residential units. Apply early because an inspector generally contacts the applicant within seven to ten working days and escrow deadlines are not guaranteed.
Which building codes apply to current San Rafael applications?
Current applications must comply with the 2025 California Building Standards Code, including the 2025 Building, Residential, Electrical, Mechanical, Plumbing, Existing Building and Green Building Standards Codes, plus local amendments.
Accuracy and Source Note
Building-Department.org is an independent informational website and is not the City of San Rafael. Permit issuance, zoning, fees, inspections, resale reports and final approvals must be handled through the City or responsible outside agency.
This guide was checked against the City’s OpenGov transition FAQ, OpenGov portal, eTRAKiT, Building Division, permit, zoning, code, fee, inspection, Fire, Public Works, forms and Residential Building Record resources.
Last reviewed: July 22, 2026.
Portal procedures, fees, counter schedules, permit exemptions, staff assignments and inspection availability can change. Confirm time-sensitive information before filing, paying or beginning work.
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.