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Step by Step Process and Fees to Get Permits for a Local-Mandated ADU in San Diego
Building an Accessory Dwelling Unit (ADU) in San Diego involves several steps to obtain the necessary permits, which can be complicated. The process includes verifying property eligibility, preparing required documents, and covering specific fees. To simplify this, understanding the detailed steps and associated costs is crucial. This overview provides a clear breakdown of each stage, helping manage the permit process efficiently and avoid common pitfalls.
Basic Steps in Processing a Building Permit
Do you need a permit for an ADU?
Yes, you need to get a Building Permit to ensure the new or converted house meets all zoning, building, health, and safety codes.
Step 1: Estimate Fees
Before starting your plans, it's highly recommended to research and estimate the fees involved.
- Check Building Construction Permit Fees using form PDS 613 or the Building Plan Check and Permit Fee Estimator Spreadsheet found in the Fees Section of Building Forms and Handouts.
- Review Park Fees (PLDO) at http://www.sdcounty.ca.gov/PDS/bldgforms/pldo_fees.html.
- Explore Transportation Impact Fees (TIF) using https://gis-public.co.sandiego.ca.us/TIFCalculator/Default.aspx.
Step 2: Research
Obtain evidence of a legal lot at the Zoning counter. A parcel must have been legally created and the owner must provide evidence. (See Determination of Legal Parcel, PolicyG-3)
Consult with DEH, Zoning, Fire, and Land Development for requirements that may affect the proposed project (i.e., flood, special area designations, route locations, septic, etc.).
Determine setback requirements (Zoning, Fire, Department of Public Works, etc.).
Step 3: Prepare plot plan
Prepare a plot plan. (See Minimum Plot Plan Information, form PDS 090)
Prepare two complete sets of building plans and supporting documents (including structural calculations, truss drawings, energy calculations, etc.) based upon code requirements, zoning regulations, and other provisions (e.g., DEH, DPW, Fire). (See Minimum Essential Plan Submittal Items for Single-Family Dwellings and Accessory Structures, form PDS 658.)
Step 4: Project Requirements
If your project needs a minor grading permit according to the County Grading Ordinance, make sure to create grading plans using the PDS Grading Plan Template (cover and supplementary sheet), GRDPDS, and GRDPDS2. Refer to the Minimum Requirements for Grading Plans (form PDS 173) and Minor Grading Plan Checklist (form PDS 009) for guidance.
For significant grading (L-Grade) projects, reach out to Land Development for specific requirements.
Step 5: Bring Building Plans
Bring your building plans (and minor grading plans, if needed), along with any additional information, to the Building Plan Pre-Submittal Review (BPPR) counter. Obtain approvals from BPPR for Zoning, Building, Land Development, and DEH.
Step 6: Schedule an Appointment
Arrange an appointment to submit your project, as instructed by BPPR.
For some minor projects with well-prepared plans, you might qualify for processing "over the counter" (OTC) without an appointment, based on the discretion of Building Division staff. OTC projects undergo review at the counter while you wait, but usually require plan adjustments and/or clearances from external agencies. Typically, at least one follow-up visit is needed.
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Step 7: Building Permit Application
Fill out the Building Permit Application (form PDS #291) and, if needed, the Grading Permit Application (form PDS #352). These applications can be obtained from the Building Division.
Make sure to complete all sections of the application(s) that apply to you.
If the property owner will be overseeing the construction, review and fill out the Owner-Builder Information and Verification form (PDS 421).
Return to the Building Division
Return to the Building Division at the scheduled appointment time.
Submit your building plans and permit application. Plan for at least one hour for project submission.
If you require a minor grading permit, submit your grading plans and grading permit application after submitting your building permit application. Follow the Conditions of Approval to process grading separately. Ensure that rough grading inspection is approved before building permit issuance.
Receive free Invoice
Get the invoice for the plan check fee.
Pay the plan check fees. The plan check won't start until the balance is fully paid.
Read
Review all documents received during plan submittal, including the conditions of approval.
Ensure that all conditions of approval are fulfilled before the building permit is issued.
Refer to the Sample Conditions of Approval (form PDS 712) for a list of potential conditions that may be applicable.
A plan check is valid for one year from the date of plan submission. If the plan check expires, you'll need to resubmit the plans and pay a new plan check fee.
The permitting process remains complex, so you'll need to hire professionals. The ADU Analysis prepared for your property comes also with referrals to local professionals that can help you complete the project.
Step 8: Required Clearance
Get the necessary clearances as outlined in the conditions of approval. Many of these items need attention shortly after submitting the plans, including:
- DEH review of septic or sewer
- Clearance letters for school, water, and sewer agencies
- Other conditions identified
Step 9: Plan Check
County staff review plans to ensure compliance with codes and ordinances. Correction lists are generated by specific County specialties as needed, including:
- Engineer (Structural)
- Planner
- Electrical, Plumbing, and Mechanical
- County Fire Marshal (if not in fire district)
The project contact person will be informed once the plans are reviewed and ready for pickup.
Pick up the plans and correction list from the Building Division counter.
Correct all noted deficiencies on the plans based on the correction list(s) and any marked areas.
Prepare a detailed response list addressing how each correction item was resolved on the plans.
Return the corrected plans, old plans, correction list(s), and response list(s) for recheck.
Repeat steps 9 through 12 as needed until all corrections are approved.
For projects not reviewed by the County Fire Marshal, submit plans approved by County specialties to the relevant fire district for review. Contact information for fire districts can be found on the San Diego County Fire Authority website.
Obtain approval and stamps from the fire district on the plans, along with a completed fire mitigation form.
If fire review requires plan revisions, return to the County for approval stamp transfers.
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Step 10: Return Signed-Off Correction
Return the corrected lists with approval stamps and the stamped, approved plans to the Building Division.
Provide proof that all permit issuance conditions have been met.
A Land Use Technician at the Building Division counter will review the conditions of approval and the evidence submitted to confirm satisfaction of all conditions.
Step 11: Permit Invoice
Once the Permit invoice is issued.
Pay applicable fees, including any or all of the following:
- Building permit fees
- Transportation impact fees
- Park fees
- Fire mitigation fees
- Drainage fees
- Sanitation district fees
- Water district fees
- Other
Get the building permit, approved set of plans with stamps and perforations, and supporting documents, along with an Inspection Record card.
Keep each of these items at the building site and ensure they are accessible to the inspector during the construction project.
Step 12: Commence Construction
Once construction begins, schedule inspections as needed. You can request inspections by calling during business hours or using the 24-hour hotline at (800) 351-2551.
In most areas, inspections require at least one business day of advance notice, though next-day availability may be limited in remote locations.
A County building inspector should approve each stage of construction to proceed. Inspections should be scheduled every six months to keep your building permit valid, as permits expire after three years. If a permit expires, you can renew it by paying part of the current fees, but new regulations may apply to your project.
Stick to the approved plans for your construction. If changes are needed, submit them to the County for approval before making adjustments. Work will be paused until changes are reviewed and approved.
All inspections, including the final one, should pass for you to get a Certificate of Occupancy. This certificate won’t be a separate document; instead, the fully signed permit card will serve as your Certificate of Occupancy. Keep this card for your records.