The question we get on almost every first consultation is some version of: "Do we need a permit for this?" The honest answer has two parts. First: here is what the City of San Diego actually requires. Second: here is what happens when unpermitted work shows up in a home inspection three years from now. The second part is usually more motivating.
Work that does not require a permit in the City of San Diego: cosmetic repairs and replacements on existing rough-in locations. Replacing a faucet, a toilet, or a showerhead on the existing supply and drain connections does not require a permit. Replacing countertops, cabinet doors and drawer fronts, flooring over an existing floor, and paint and drywall repair do not require permits. Installing a ceiling fan on an existing circuit — no permit. Replacing a light fixture on an existing switch — no permit.
Work that does require a permit
Structural work of any kind: wall removal, beam installation, adding or removing posts, modifying headers. Electrical panel upgrades and new circuit branch runs. Plumbing rough-in changes — relocating a drain, adding a new sink location, moving a shower or tub drain. New mechanical equipment: replacing an HVAC unit (required), adding a ductless mini-split system (required in most configurations). Any addition to the home's footprint: ADUs, room additions, deck additions over 30 inches above grade.
Kitchen remodels that stay on existing rough-in locations and do not touch electrical panels can sometimes avoid permits — but the moment you add an island with a prep sink, route a new circuit for a range hood, or relocate the range or refrigerator, a permit is required. Bath remodels that add or relocate fixtures universally require permits.
What permit timelines actually look like
Standard over-the-counter permit for a straightforward kitchen or bath remodel that does not involve structural work: 1–5 business days for electronic plan check if submitted with a complete application and required documents. We achieve this timeline regularly because we submit complete packages — incomplete submissions go to the back of the queue.
Structural work with a stamped engineering set: the City of San Diego's plan check for structural residential work currently runs 10–20 business days for first review. We budget 4–6 weeks for permit-to-approval on structural projects, accounting for one round of plan check comments. ADU standard plans bypass this queue and often receive approval in 5–10 business days.
The most common cause of permit delays we see: missing energy calculations (Title 24 compliance documents are required for any project that adds floor area or changes HVAC), missing structural drawings for work that the applicant classified as non-structural, and incorrect valuation on the permit application. We handle all of this — submittal preparation, plan check response, and inspection scheduling — as a standard part of every fixed-bid project.