BUILDING SERVICES

Building Services

The Building Services Division administers and implements the City’s Building, Health and Safety Codes primarily by reviewing development plans and issuing building permits. City staff will answer questions, take in plans for initial review, and assess any building permit fees once those are determined.  The initial review will also determine the types of permits that might be required based on project scope and location. If your project requires more than one permit or requires broader Planning or Engineering review and considerations, then click here for more information: Construction & Development Services.

Building Services Division Forms

Building Permit Application

Building Permit Revision Form

Electrical Load Calculations

Owner-Builder Declaration

Reroofing Information Sheet

Current Building Codes

The City of Solana Beach has adopted the following State of California building codes for all construction and remodeling. See SBMC Title 15 or amendments.

• 2019 California Building Code
• 2019 California Residential Code
• 2019 California Plumbing Code
• 2019 California Mechanical Code
• 2019 California Electrical Code
• 2019 California Energy Code
• 2019 California Green Building Code
• 2019 California Fire Code

The Uniform Administrative Code, 2019 Edition, copyrighted by the International Conference of Building Officials, applies to the above California Codes. 

These Codes and local amendments were adopted by the City of Solana Beach and are effective January 1, 2020. 

• Existing Built- up or flat roofs that are not Class A roofing materials may be repaired and maintained without required to be replaced with Class A roof assembly.  New flat or built up roofs must be Class A non-combustible roof assembly throughout Solana Beach.
• The Solana Beach Fire Department and Building Inspection Services staff check for certain other specific fire safety features for new or remodeled construction near the Wildland Urban Interface areas such as non-combustible eave protection, spark arrestors and non-combustible fence materials within 10 feet of a structure among other things.

Do You Need a Permit?

Any owner or owner's authorized agent who intends to repair, add to, alter, relocate, demolish, or change the occupancy of a building or to repair, install, add, alter, remove, convert, or replace any electrical, gas, mechanical, or plumbing system, the installation of which is regulated by the Solana Beach Municipal Code, or to cause any such work to be performed, shall first make application to the code official and obtain the required permit.

Building Permit Application Process

The entire jurisdiction of Solana Beach is within the Coastal Zone and all development within this Coastal Zone must obtain a Coastal Development Permit (CDP).  CDP permits, waivers and/or exceptions are reviewed and approved by the California Coastal Commission (CCC).  If you have questions about the CDP process or requirements, please email SanDiegoCoast@coastal.ca.gov

• If your property is located on the bluff: Staff recommends that you obtain CCC approval before you submit your building permit application to the City.  Applications will not be approved during the initial planning review (Step 1 below) if CCC approval is not submitted with the building application.
• If your property is not on the bluff: then you still need CCC review and approval before the City can issue a final building permit.

Building Permit Application

Step 1: Application Submittal & Plan Review

1. For any building, electrical, plumbing or mechanical projects, please submit a completed Building Permit Application and project plans electronically to Counter@cosb.org. Depending on the scope of work, the application and plans will be routed to the Planning Department for initial planning review. 
2. If your application is incomplete, the Planner will send corrections and it is the applicant’s responsibility to resubmit corrected plans for another round of review.
3. Once initial planning review has been approved, the building permit technician will provide the applicant with plan check submittal instructions.

Step 2: Plan Check

1. Plan check typically requires submitting four to five hard copy plans, two sets of any supporting documents, and payment for plan check. 
2. During plan check, the plans will be reviewed by Planning, Engineering (Public Works Department), Fire Prevention, and Building Services Division.
3. The building code review and inspections are managed by Interwest, an independent firm that provides plan check services to the City of Solana Beach.
4. The building permit technician will work with the applicant to assist with the plan check resubmittal and permit issuance process.

Step 3: Building Permit Issuance & Fee Payment

1. After plan review is complete, your application and plans will be reviewed and processed for issuance. 
2. The Contractor on file will need a valid California State License and City of Solana Beach Business Certificate prior to permit issuance.
3. Depending on the scope of work, other documents may be needed  prior to issuance from SDG&E, San Diego County Department of Environmental Health, CA Coastal Commission, Water/ School Districts, etc. 
4. Final fees will then be calculated.
5. Once all pending items are complete, an invoice for the balance due will be sent to the applicant. The property owner or contractor may then request an appointment for payment and issuance.

Step 4: Construction Inspection

1. Once your permit is issued, you may start work.
2. To request for a building inspection, please call (858) 720-4455. As long as you call before 4:00 PM, your inspection will be scheduled for the next business day. Should you need confirmation or a 2-hour window, please call (858) 720-4451.
3. Each state of work must be left exposed for inspection and must be approved before covering or closing.
4. Depending on your scope of work, inspections from other departments may be required. They will be indicated on your inspection job card provided at issuance.

Step 5: Final Inspection & Approval

1. When the job in complete, the Building Inspector will sign off the building permit with a Building Final Inspection. The inspector will not sign off until all other pending inspections are complete.
2. The City of Solana Beach does not issue Certificates of Final Completion and Occupancy. The Inspection card serves as the Certificate of Occupancy when the inspector has approved and signed the final building inspections.

When is a Permit NOT Required?

Exemptions from permit requirements shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of State or City building codes or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:

Building

• One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area is not greater than 120 square feet (11 m2).
• Fences not over 6 feet (2134 mm) high
• Oil derricks.
• Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless Buisupporting a surcharge or impounding Class I, II or IIIA liquids.
• Water tanks supported directly on grade if the capacity is not greater than 5,000 gallons (18 925 L) and the ratio of height to diameter or width is not greater than 2:1.
• Sidewalks and driveways not more than 30 inches (762 mm) above adjacent grade, and not over any basement or story below and are not part of an accessible route.
• Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
• Temporary motion picture, television and theater stage sets and scenery.
• Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 24 inches (610 mm) deep, are not greater than 5,000 gallons (18 925 L) and are installed entirely above ground.
• Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
• Swings and other playground equipment accessory to detached one- and two-family dwellings.
• Window awnings in Group R-3 and U occupancies, supported by an exterior wall that do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support.
• Nonfixed and movable fixtures, cases, racks, counters and partitions not over 5 feet 9 inches (1753 mm) in height.
   

Electrical

• Repairs and maintenance: Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
• Radio and television transmitting stations: The provisions of this code shall not apply to electrical equipment used for radio and television transmissions, but do apply to equipment and wiring for a power supply and the installations of towers and antennas.
• Temporary testing systems: A permit shall not be required for the installation of any temporary system required for the testing or servicing of electrical equipment or apparatus.

Gas

• Portable heating appliance.
• Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.

Mechanical

• Portable heating appliance.
• Portable ventilation equipment.
• Portable cooling unit.
• Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.
• Replacement of any part that does not alter its approval or make it unsafe.
• Portable evaporative cooler.
• Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of refrigerant and actuated by motors of 1 horsepower (0.75 kW) or less.

Plumbing

• The stopping of leaks in drains, water, soil, waste or vent pipe, provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
• The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.

Emergency Repairs

• Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the building official.

Repairs

• Application or notice to the building official is not required for ordinary repairs to structures, replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety.