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1. Do I need a building permit?

Almost every construction project requires a permit. A Building permit is required for:

1. Repairs, conversions, demolitions, changes in occupancy, additions and alterations.
2. Plumbing, electrical, mechanical, and structural changes.
3. Smaller projects such as roofs, sewer lines, and water heaters.
4. Tenant improvements in commercial buildings for any proposed alterations or additions to the interior elements of an existing space which includes building components, electrical, mechanical and plumbing fixtures and equipment.
5. Change in the permitted use ("Change in Use") or an increase in the permitted number of occupants ("Occupant Load") is proposed.
6. Permanent and temporary signs.

If you're not sure whether you need a permit, contact the Building Division at 650-616-7074. Building is only one of the departments and/or agencies that may be involved in the approval process. Depending on the scope of your project, you may need approvals from other departments and agencies.

2. How do I apply for a building permit?

To apply for a tenant improvement permit application, please visit our Community Development Department Customer Service Counter located at 567 El Camino Real.

3. What is the typical plan review process and time?

After a Community Development Department Technician verifies that the application package is complete, and you pay the Plan Check Fees, a set of plans/documents will be forwarded to relevant departments for review; Building Safety, Planning, Public Services, and Fire. Approval from all departments/divisions is required prior to permit issuance.

The plan check process is then tracked in our Automated Tracking System and the project is assigned a standard turn-around time. The standard turn-around time for an initial review is 10 calendar days. The standard turn-around time for follow-up reviews (rechecks) is 5 calendar days.

4. What should I know about starting a new business in San Bruno?

1. Consult with a planner at the Community Development Counter to ensure that your proposed business is permitted at a particular location. Once you have determined that your business is permitted at a particular location you will need to obtain a business license from the City of San Bruno.
2. You must pay the fees and obtain permits and/or approvals from Planning, Building, Police and/or any other City department before your business can start. Your business must also comply with all federal, state, county and city laws, ordinances and regulations.
3. Your business location must be inspected by the necessary city departments before your license is issued and it is open to the general public. In certain circumstances, a prospective business location may not pass the initial inspection which could delay the issuance of your business license.

5. What is a business license?

A business license is an annual tax for doing business within the incorporated area of the City of San Bruno. The San Bruno Municipal Code requires that you obtain a registration when you conduct any business activity within the City - even if your business is located outside the city limits or you have a business registration from another city.

6. What disability access upgrades are required for my project?

Building Division verifies conformance with applicable Disabled Access requirements related to existing buildings and tenant improvements in existing buildings. Per State law (California Building Standards Code - Title 24), existing buildings and facilities must comply when alterations, additions or repairs are to be made. Verification of compliance includes:

1. The area of remodel, alteration, addition or repair
2. A primary entrance to the building or facility; the path of travel to the area of remodel, alteration, addition or repair
3. Sanitary facilities serving the area of remodel, alteration, addition or repair
4. Drinking fountains serving the area of remodel, alteration, addition or repair
5. Public telephones serving the area of remodel, alteration, addition or repair
6. Accessible parking and path of travel to accessible entrances

Small projects (2015 construction valuation up to $147,863) may qualify for an unreasonable hardship exception. See Application for Unreasonable Hardship Exception, Form. Granting an unreasonable hardship exception does not exempt all non-complying features. You still need to spend an amount equal to 20% of the project cost, and only that amount, on making some or all of the non-complying features comply. Existing non-complying features that will cost more than 20% of the project cost to make them comply, or will push the cumulative cost above the 20% limit, may qualify for an exemption. Your plans must show those accessibility features that will be brought to compliance and those existing non-complying features that may qualify for an exemption. For additional information or clarification contact our Chief Building Official at 650-616-7020.

7. Do I need a permit to install a business sign?

Yes. Permanent and temporary signs require review and approval prior to the issuance of permits and installations. Check with the Planning Division before using or installing ANY type of sign, flag or banner, even balloons.

8. Can I open my business before the site inspection?

No. Your business location must be inspected by the necessary city departments before your license is issued and it is open to the general public. In certain circumstances, a prospective business location may not pass the initial inspection which could delay the issuance of your business license.

9. What is a tenant improvement?

When a new business moves into an existing commercial or industrial tenant space, tenant improvements are the proposed interior alterations or additions (both structural and nonstructural). This applies to new buildings after the completion of the shell construction or when an existing business changes or modifies its use and/or expands within an existing building.

10. What does a tenant improvement application consist of?

A complete tenant improvement permit application package consist of the following:

1. A completed tenant improvement permit application.
2. Three copies of a Plot/Site Plan showing the general layout of the existing building site, location of the tenant improvement, address, and an accessible path of travel from accessible parking and public transportation to accessible entrance(s).
3. Three copies of construction plans and details, including but not limited to; floor plan, exiting plan, California accessibility requirements and details, CALGreen requirements, reflected ceiling plan, framing details, lighting plan, electrical/plumbing/mechanical plans, and other applicable detail sheets.
4. Two sets of Title 24 energy compliance documents when changes are proposed to the mechanical system, lighting or building envelope.
5. A completed Hazardous Materials Questionnaire (If you answer "Yes" to any of the items in Part II or III, you must obtain approval from the appropriate County office as listed under Part II or III of the Questionnaire.)
6. Food service requires County Health Department approval prior to issuance of the building permit.
7. Apply at County Health Department for their plan review.
8. Where oil separator/grease interceptors are required, obtain approval from the City's Public Services Department for type/size proposed.

11. When can I start work after approval of my tenant improvement plans?

After you obtain all the required approvals and pay the Permit Fee, the Community Development Department will issue you a building permit. Now you can start construction. At certain stages of construction, your contractor must request a building inspection. See below for the typical sequence of required inspections for a Tenant Improvement:

1. Demolition
2. Installation of under slab/ ground plumbing and electrical.
3. Foundation placement of reinforcement steel (rebar)
4. Interior wall framing and rough electric, plumbing and mechanical.
5. T-Bar ceiling and rough trades (electrical, plumbing and mechanical).
6. Drywall nailing.
7. Utility Release of electrical and or gas service.
8. Final Inspection.
9. After all required inspections are approved and required approvals from other divisions and/or departments are obtained, our Building Inspector will notify the utility company to release the electric meter and a Certificate of Occupancy will be issued. The issuance of a Certificate of Occupancy authorizes you to occupy and use the facility based on the permitted use shown on the Certificate of Occupancy.

12. How do I schedule a building inspection?

To schedule an inspection by a building inspector, please call the building inspection voicemail system at 650-616-7076. Please do not contact the building inspector directly.

New businesses often require site inspections by multiple city departments. You will need to contact the different departments directly to schedule the appropriate inspections.