Permit Process Overview
Want to build, remodel, or start a business in Oakland? The Planning & Building Department (PBD) helps make sure your project is safe and follows City rules. This page explains what permits you may need, how to apply, and where to get help.
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One-Stop Permit Center
Oakland's One-Stop Permit Center is located at 250 Frank H. Ogawa Plaza. You can get help with permits from the Planning & Building Department, the Fire Department, and the Department of Transportation all in one place.
You can visit the One-Stop Permit Center by appointment or during walk-in hours. The Online Permit Center is available 24/7.
One-Stop Permit Center
Online Permit Center
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Other Permit Procedures and Services
Reinstate, Extend, Revise or Transfer a Permit
Stop Work Order
Stop Work Order Procedure
Follow these steps if you receive a "Stop Work" order for your construction project.
You need permits if you plan to:
- Start or operate a business
- Build a new structure
- Add to, remodel or repair a building
- Demolish or remove all or part of a building
Most projects require Planning/Zoning review, and nearly all require Building Permits. Depending on the project, approval may also be needed from other City departments or outside agencies, such as Fire, Transportation, Public Works, or Alameda County Environmental Health.
Depending on your property's location, your project may also need to follow Oakland's zoning and design regulations. You can check your property's zoning using the Oakland Zoning Map.
Permitting Process
Most construction projects need permits before work begins. Permits help make sure projects are safe and follow Oakland and California Building Codes.
Most projects include these key steps:
- Look up your property's zoning and confirm that your project is allowed
- Obtain Planning approval (if required)
- Obtain a Building Permit
- Schedule required inspections during construction
The permit process will be different for different types of projects. Please refer to the Permit Process Flow Charts for project-specific requirements.
The permits you need depend on your project. Many projects need approval from the Planning Bureau and the Building Bureau before you can get a Building Permit. Some work may not need a Building Permit. You may also need permits from other City departments or agencies.
Before applying, check permit requirements, gather the needed forms and documents, and submit a complete application. Missing information can delay your application. Find forms and step-by-step permit help in our Projects and Permits directory.
For help, visit the Permit & Services Questions Portal or call (510) 238-3911.
Planning Approval and Permits
Most projects must receive Planning approval before a Building Permit can be issued.
Planning staff can help you:
- Find out if Planning approval or Planning permits are needed
- Review Zoning requirements
- Check to see if your project involves Historic Properties
- Answer questions about land use and design
You may need Planning approval or Planning permits if your project changes a building's size, height, outside appearance, or use.
Common Planning Permits include:
Most applicants begin by submitting the Basic Application for Development Review(PDF, 5MB) along with any required plans and supporting documents. Many projects are Exempt from Design Review or are eligible for streamlined Small Project Design Review or Ministerial Design Review. Otherwise, they must go through our Regular Design Review process.
If you are applying for a new business license, you may also need a Zoning Clearance Permit.
After Planning approval, you can apply for Building Permits.
Building Permits
After receiving Planning approval, apply for your Building Permit if your project requires one. Some smaller projects may not require a Building Permit.
You may need a Building Permit to:
- Build a new structure, garage, or storage building
- Add space or height to a building
- Remodel kitchens, bathrooms, or other rooms
- Build or remove walls
- Replace windows or exterior features
- Repair damage from fire, water, termites, or accidents
- Demolish more than half of a building
- Build decks, fences, stairs, parking lots, or pools
- Move a building
- Install signs, canopies, or awnings
- Work projects involving lead-based paint
- Adding, changing, or fixing Mechanical, Electrical, or Plumbing (MEP) systems, including solar systems
Many projects go through Plan Check. During Plan Check, City staff review your plans to make sure they meet Oakland and California building codes. Some projects may also be reviewed by the Fire Prevention Bureau. Buildings open to the public must also meet accessibility requirements.
Permit review times vary based on project complexity.
Planning & Building also offers Same Day Digital Permits for eligible projects.
View the Building Permits process flow diagram(PNG, 105KB) for more information about applying for a building permit.
After your permits are approved, construction can begin.
Construction must follow Oakland's rules for:
- Work hours
- Noise
- Safety
- Environmental protection
Building Permits stay active for up to 720 days. Inspections must be completed at least every six (6) months to keep the permit active.
Contractors and building owners acting as contractors must schedule inspections as work progresses. Inspectors check that the work matches the approved plans and building codes.
Do not cover any work until it has passed inspection.
Inspection requests can be made by phone, email, or the City's app. If you need a specific inspection date, submit your request at least two business days in advance.
Revisions During Construction
If your project changes after construction begins, you may need to submit revised plans.
A building inspector will explain what changes are needed and will provide instructions for submitting permit revisions.
Visit our permit revisions page for more information on how to submit revisions.
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