Permit Process Overview

Want to build something or start a business in Oakland? The Planning & Building Department (PBD) helps make sure everything is safe and follows the rules. Learn how to get the right permits, get your plans approved, or get help from our expert planners.

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One-Stop Permit Center Now Open!

City of Oakland One Stop Permit CenterThe City of Oakland welcomes you back to 250 Frank H. Ogawa Plaza, our One-Stop Permit Center! We offer services for the Planning & Building Department (PBD), Fire Prevention Bureau (FPB), and Department of Transportation (DOT) all in one place. Most services need an appointment. Visit our One-Stop Permit Center webpage for hours, how to schedule an appointment, and services offered.

Permitting Services

Need to reinstate, extend, or transfer a permit? Or have other procedural needs? Follow these links.

Extend or Reinstate an Issued Building Permit
Submit this webform to request to extend or reinstate an already issued permit

Extend Application for Building Permit
Submit this webform to request to extend an application for a Building Permit

Permit Transfer Letter(PDF, 100KB)
Submit this signed letter to request transfer of a permit to another owner or contractor

Submit a Building or Zoning Revision for Your Permitted Project
Follow these procedures to submit a Building or Zoning revision to your permitted project

Schedule a Permit Center Appointment
Speak with a Permit Technician about your project

Request Overtime for Plan Check Review
Submit this webform to request after-hours staff overtime to review project plans

Letter of Agency for Property Owners (Notary Authorization)(PDF, 162KB)
Submit this signed form to authorize a third-party to act as your agent/representative

Stop Work Order Procedure
Follow these procedures if you received a "Stop Work" order on your construction project

Request Overtime for Inspections
Submit this webform to request after-hours staff overtime to inspect a property

When Are Permits Required?

City of Oakland logoYou need permits to run a business or to build, change, fix, or take down a building. The process depends on your project. You might need permits from different departments like the Planning Bureau, Building Bureau, Fire Prevention Bureau, Department of Transportation, Oakland Public Works, Alameda County's Environmental Health Department, and others. [See "Permitting Process" below for details.]

Depending on your project and where it is, you may need to follow design rules in Oakland's Planning Code or Neighborhood Plans and Citywide Plans. Check zoning requirements for your property on our Oakland Zoning Map.

Apply Now

Permit Wizard GraphicApply Online:

Ready to get started? First, make sure you are registered and activated at our Online Permit Center.

Read our Electronic Plan and Document Submittal Guidelines to be sure your permit application documents are in the proper format for review and processing by our team.

Homeowners, business owners and developers, please visit our Get Started on Your Project directory for step-by-step permit application guidance for common project types. Answers to frequently asked questions are also available on our online Permit & Services Questions Portal.

Need some personalized guidance? We've added a new online Permit Wizard to walk you through the process of scoping your project and directing you to all the applications and forms you'll need.

How-to Videos:

Permitting Process

Most projects, like replacing a window, adding to a building, or building something new, need a review and permits. Permits make sure the work is safe and follows City of Oakland Planning and Building Codes and California building rules. You need to get permits and pay fees before starting most construction, demolition, or repair work. We offer different permitting processes for various projects, from home repairs to new buildings. View our Permit Approval Process Flow Charts to learn more.

What Permits are Needed?

Depending on your project, you might need different permits. Check permit requirements before starting to save time and money. Most work requires review and permits from Planning and Zoning or Building Services before starting construction. Some work is exempt from a Building Permit(PDF, 83KB). Permits might also be needed from other City of Oakland departments or agencies.

Submit a complete application with all needed forms and documents. We can't process incomplete applications. Missing information will delay your application. Find Planning and Building Department forms here.

Visit our Get Started on Your Project directory for step-by-step permit application guidance. Contact us through our Permit & Services Questions Portal or by phone at (510) 238-3891 for help.

Planning Permits

Most projects need Planning approval before getting a Building Permit to ensure they follow local land use and design rules. Planning and Zoning staff can help you determine if you need planning/zoning approval and if your project affects historic properties. They can review plans, solve issues, and approve project applications. If you change the building's footprint, exterior, height, or use, you might need a Design Review, Conditional Use Permit (CUP), variance, or another Planning Permit.

Common Planning Permits include but are not limited to:

  • Design review permits (required for any change to the outside of a building and new buildings)
  • Conditional Use Permits (CUPs)
  • Accessory Dwelling Units (ADUs)
  • Variances
  • Residential occupancy of RVs and tiny homes on wheels
  • Planned Unit Developments (PUDs) or other major commercial or mixed-use projects
  • Multi-unit housing projects
  • Subdivisions
  • Creek Permits
  • Telecommunications facilities
  • Many fences and outdoor signs
  • Pre-applications

For most projects, fill out the Basic Application for Development Review and other needed forms. Prepare required plans and materials. Visit our Online Permit Center for more details.

You need Zoning Clearances to apply for a new Business License. You can also request a Zoning Determination to check if your project follows local Zoning rules. After Planning approval, you can apply for Building Permits.

Building Permits

After getting Planning approval, apply for your Building Permits.

You need a Building Permit for activities like:

  • Building a new structure, including garages and storage buildings
  • Adding floor area, height, or volume to a building
  • Changing a building, like adding/removing walls, replacing windows, altering decks, remodeling kitchens/baths, or changing the exterior
  • Renovating a building, like replacing finishes or converting spaces
  • Fixing damage from fire, vehicle impacts, fallen trees, water leaks, or termites
  • Demolishing more than half of a building
  • Site improvements like decks, fences, stairs, parking lots, grading, pools, and trash enclosures
  • Adding, changing, or fixing Mechanical, Electrical, or Plumbing systems (MEP), including solar systems
  • Moving a building
  • Installing or changing signs, canopies, and awnings
  • Any project involving lead-based paint

PBD offers same-day digital permits for eligible projects. Please visit our Same Day Digital Permits Page for more information.

View the Building Permits process flow(PNG, 105KB) diagram for more information.

Oakland and California codes define safety and habitability standards for buildings. Part of the process may include Plan Check, where engineers review your plans for code compliance. If your building is open to the public, ensure it follows laws for disabled access. Plans might need review by the Fire Prevention Bureau during the Building Plan Check process. Review times vary based on project complexity.

During Construction

Once plans are approved and permits issued, you can start construction. Check the Construction Ordinance page for information on construction hours, noise, safety, and environmental rules. Building Permits are valid for 720 days but become inactive if inspections aren't passed every six months.

General contractors (or homeowners acting as contractors) must schedule inspections as work progresses to ensure compliance with approved plans and codes. No work should be concealed until inspections are approved.

Request building permit-related inspections by phone, e-mail, or app. The Building Bureau responds to requests on a first-come, first-served basis. Allow at least 2 business days when requesting a specific date. During high-demand times, it might take longer.

Revisions During Construction

If you need to revise your plans during construction, the building inspector will issue a correction notice. Visit our permit revisions page for more information on how to submit revisions.

Featured Permits

  • Apply for Lead-Based Paint Abatement Permits

Planning & Zoning Resources

  • New Chapters in the Planning Code
  • Apply for a Zoning Clearance Permit

Building Permits

  • Apply for a Demolition Permit
  • Apply for a Grading Permit

Other Permits

  • Submit an Application for Use of Sidewalks and Parking Lanes

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