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Codes, exemptions & field inspections

Build to the adopted code. Verify every exception.

This guide translates the available agency record into a preconstruction checklist for structural scope, minor work, and inspection release. The adopted code and the issuing official control when a field condition is disputed.

Regulatory framework

The code baseline for San Mateo County.

San Mateo County Title 10 Building Regulations adopts the 2025 California Building Standards Code (California Code of Regulations, Title 24, Parts 1-12), including the California Green Building Standards, together with applicable state-agency amendments, County building regulations, California Fire Code, and local fire-district requirements. County zoning and development rules are administered separately under Title 8 and related regulations; coastal-zone effectiveness can depend on Coastal Commission certification.

Inspection lane

Schedule online through the Accela Permit Center. Have the record number, contractor name and phone, project address including floor or suite, inspection type, and desired date. Inspections are scheduled between 8:00 a.m. and 3:30 p.m.; after 7:30 a.m. on the inspection day, the portal shows a three-hour estimated window. Each inspection must be requested separately. Inspection phone: (650) 599-7311.

Minor-work playbook

Understand what may be exempt—and what is not.

N/A for a consolidated minor/cosmetic exemption list. The County organizes requirements by project-specific permit types, including decks, re-roofs, water heaters, remodels, accessory buildings, pools, and retaining walls; applicants should confirm whether a permit is required for the specific scope with the Building Counter. Minor projects may not require an architect, but that is not a permit exemption.

Field rule

A permit exemption generally addresses one narrow construction trigger. It does not automatically waive zoning, land-use, floodplain, shoreline, fire, energy, electrical, utility, septic, or right-of-way requirements. Obtain written confirmation when the project involves a new structure, structural alteration, change in occupancy, or concealed work.

Inspection pipeline

Keep the work visible at every release point.

  1. 1

    Request with lead time

    Schedule online through the Accela Permit Center. Have the record number, contractor name and phone, project address including floor or suite, inspection type, and desired date. Inspections are scheduled between 8:00 a.m. and 3:30 p.m.; after 7:30 a.m. on the inspection day, the portal shows a three-hour estimated window. Each inspection must be requested separately. Inspection phone: (650) 599-7311.

  2. 2

    Preserve access

    Do not cover framing, reinforcement, wiring, piping, damp-proofing, or life-safety work until the required inspection has been completed and documented.

  3. 3

    Close the record

    Retain the approved plans, inspection approvals, correction responses, and final certificate or occupancy release with the property file.

Contractor verification

Verify the builder before the contract is signed.

Use the state licensing system to verify active registration, trade credentials, bond status, and liability coverage where available. Match the legal business name to the proposal and permit application.

Verify contractor ↗

Planning reference

Keep the parcel rules beside the building plans.

A building permit is only one part of statutory compliance. Check the local zoning, ordinance, map, or land-use reference before finalizing setbacks, height, lot coverage, access, drainage, or accessory structure placement.

Open planning reference ↗

Source trail

Official sources for this profile

Use these direct agency or licensing links to confirm current instructions before you file, pay, or schedule work. External pages control if their information differs from this directory.

Agency websiteOpen official source ↗Permit portalOpen official source ↗Fee scheduleOpen official source ↗Planning or zoning referenceOpen official source ↗Contractor license lookupOpen official source ↗

Project questions

Frequently asked questions for San Mateo County

Who handles permitting for this jurisdiction?

San Mateo County Planning and Building Department - Building Permits and Inspections is the identified county-level authority for this profile. Confirm that the property is in its service area before filing.

How should I begin an application?

Begin with the online permit gateway listed in the application guide. If the portal does not recognize the address or project type, contact Building Counter (650) 599-7310; Inspections (650) 599-7311; Code Compliance (650) 363-4825; general information (650) 363-1827.

How long might review take?

N/A; the County states review is first-come, first-served and timing varies with project type, location, complexity, permit volume, and required discretionary planning review. Minor projects are reviewed separately and generally faster, but no standard number of days is published.

How are inspections scheduled?

Schedule online through the Accela Permit Center. Have the record number, contractor name and phone, project address including floor or suite, inspection type, and desired date. Inspections are scheduled between 8:00 a.m. and 3:30 p.m.; after 7:30 a.m. on the inspection day, the portal shows a three-hour estimated window. Each inspection must be requested separately. Inspection phone: (650) 599-7311.

Which codes and exemptions should I review?

San Mateo County Title 10 Building Regulations adopts the 2025 California Building Standards Code (California Code of Regulations, Title 24, Parts 1-12), including the California Green Building Standards, together with applicable state-agency amendments, County building regulations, California Fire Code, and local fire-district requirements. County zoning and development rules are administered separately under Title 8 and related regulations; coastal-zone effectiveness can depend on Coastal Commission certification. N/A for a consolidated minor/cosmetic exemption list. The County organizes requirements by project-specific permit types, including decks, re-roofs, water heaters, remodels, accessory buildings, pools, and retaining walls; applicants should confirm whether a permit is required for the specific scope with the Building Counter. Minor projects may not require an architect, but that is not a permit exemption.

Field sequencing matters

The inspector needs to see the work at the right moment.

Code compliance is not only a plan-review exercise. Footings, reinforcement, framing, fireblocking, wiring, piping, insulation, weather protection, and life-safety systems each have points where the work must remain accessible. Build the inspection calendar into the trade schedule instead of treating it as a final administrative step.

When a project qualifies for a narrow minor-work exemption, keep a written explanation of why it qualifies and confirm that related zoning, utility, fire, energy, or environmental rules do not create a separate approval requirement.

Closeout file

Keep the approved plan set, inspection approvals, correction responses, contractor license verification, final certificate, and any occupancy release together. A clean record protects the owner, builder, lender, insurer, and future buyer.