Do I need a permit for a full bathroom remodel in
San Bruno, CA?

San Bruno bathroom remodel permits — the key details

San Bruno's Building Department enforces the 2022 California Building Code, which means any fixture relocation (toilet, sink, tub, or shower) requires a plumbing permit, and any new electrical circuit (including GFCI-protected outlets, light switches, or heated towel racks) requires an electrical permit. The city issues a single combined permit for most bathroom work, but the inspection sequence is strict: rough plumbing must be inspected before walls close, rough electrical must pass before drywall, and final inspection happens only after all fixtures are installed and water tests are complete. IRC P2706 (plumbing drain and waste piping) and IRC M1505 (bathroom exhaust ventilation) are the two code sections San Bruno reviewers focus on hardest. A common rejection point: the exhaust fan duct must terminate outside the building envelope (not into an attic or soffit), must be 4-inch minimum diameter, and must be listed as certified for bathroom use. San Bruno's plan reviewer will ask for the specific duct product model number and termination location on your permit drawings.

Waterproofing is non-negotiable for any tub-to-shower conversion or new shower installation. California Code Title 24 and the IRC R702.4.2 standard require a continuous water-resistant barrier behind all tile in wet areas, typically a 6-mil polyethylene sheet, cement board, or pre-formed shower pan. San Bruno specifically requires you to specify your waterproofing method on the permit application—not just 'I'll use cement board' but the actual product name, thickness, and how it will be sealed at penetrations and edges. Many homeowners get rejected because they write 'cement board' without naming the brand or specifying whether a separate membrane will be installed behind it. If you're converting a tub to a shower, the permit also requires a pressure-balanced or thermostatic mixing valve (IRC R608.1) to prevent scalding—this is a safety device that must be explicitly called out on your plumbing plan. San Bruno reviewers will red-flag any application that doesn't specify the valve type.

Electrical work in bathrooms triggers GFCI (ground-fault circuit interrupter) and AFCI (arc-fault circuit interrupter) requirements under the 2022 California Code. Every outlet within 6 feet of a sink, bathtub, or shower must be GFCI-protected; AFCI protection is required on all circuits supplying lights, fans, and outlets. This is not optional and is not a 'retrofit' item—it must be on your electrical plan before the city issues the permit. San Bruno's Building Department has rejected dozens of bathroom permits for failing to show AFCI/GFCI locations and branch-circuit diagrams. If you're adding a radiant floor heater or heated towel rack, those are new circuits requiring their own breaker, and the permit must show them with their amperage and circuit protection. Hiring a licensed electrician (as required by California for any electrical work over $500 in value) ensures the plan is code-compliant before you submit; doing so yourself or with an unlicensed contractor is a recipe for rejection and potential fines.

San Bruno sits in San Mateo County's Coastal Zone, which means any work involving exterior drainage or stormwater routing (such as rerouting the bathroom sink vent or greywater discharge) must comply with the Coastal Act and the county's LCP (Local Coastal Program). This rarely impacts an interior bathroom remodel, but if your work touches the exterior vent penetration or if your home is within 100 feet of a wetland or seasonal drain, the city may require an environmental review before issuing the permit. The city's Building Department website lists properties in sensitive coastal areas; check yours before filing. Lead-safe work practices (if your home was built before 1978) are required during demolition and must be documented on your permit application; this includes using a certified lead contractor or passing a lead-safe work practices course yourself.

Filing and timeline in San Bruno: all permits must be submitted online through the city portal, with digital PDF plans showing floor plan, plumbing riser diagram, electrical one-line diagram, and waterproofing cross-sections for any shower work. Plan review takes 3-5 weeks; the city will issue a list of corrections (typically 2-4 items), you resubmit, and then expect another 1-2 weeks before issuance. Once issued, you have 180 days to start work. Inspections are scheduled online, and the city requires 24 hours' notice. Typical inspection sequence: rough plumbing (before walls close), rough electrical (before drywall), framing/structural (if walls move), drywall (if new walls or major drywall patching), and final inspection after all fixtures are set and water-tested. Budget $300–$800 in permit fees (typically 1.5-2% of project valuation), plus plan-review resubmittal fees if corrections are extensive.

Three San Bruno bathroom remodel (full) scenarios

Waterproofing and the California Code: why San Bruno gets strict on the details

California's Title 24 and the IRC R702.4.2 standard require a complete water-resistant assembly behind any tile in wet areas—tub surround, shower enclosure, or wet walls. For a bathroom remodel in San Bruno, this assembly typically consists of either a pre-formed acrylic shower pan (if converting tub to shower) or a combination of cement board, a 6-mil polyethylene membrane, and properly sealed penetrations. San Bruno's Building Department has flagged waterproofing as the #1 reason for permit rejection in bathroom work. Homeowners often write on their application 'cement board with membrane' without specifying brand, thickness, or sealing method, and that's an automatic red-flag correction. The city wants you to name the product (e.g., 'Schluter Systems KERDI board' or 'Wedi shower pan system'), show a cross-section detail of how it's sealed at the drain, the valve rough-in, and the top edge, and explain how it ties into the surrounding wall framing.

The reason is liability and water intrusion: a failed waterproofing assembly can lead to mold, rot, and structural damage costing $10,000–$50,000 to remediate. California law holds the city accountable if it permits substandard work, so San Bruno reviewers are conservative. If you're converting a tub to a shower, you must also show the drain location (typically center or corner of the new alcove), confirm it's a linear or point drain, and prove the finished floor will slope 1/4 inch per foot toward the drain. The IRC also requires an anti-fracture membrane if the shower floor is on a wooden subfloor (common in older Bay Area homes); if the subfloor is concrete, you may skip it. Document this choice on your permit plan.

Pro tip for faster approval: hire a bathroom designer or licensed contractor who has submitted permits to San Bruno before; they'll know exactly what waterproofing details the city wants to see. Submitting a plan with a professional 2D cross-section showing the membrane, board, tile, and sealant locations will sail through plan review with minimal corrections. Submitting a generic 'we'll use cement board' note will trigger a correction request and add 1-2 weeks to your timeline.

GFCI, AFCI, and the San Bruno electrical gauntlet: what tripped permits mean for your timeline

The 2022 California Building Code requires ground-fault circuit interrupter (GFCI) protection on every outlet within 6 feet of a sink, tub, or shower—this includes the outlets themselves (GFCI receptacles) or a GFCI-protected circuit breaker. It also requires arc-fault circuit interrupter (AFCI) protection on every branch circuit supplying lighting, exhaust fans, or outlets in the bathroom. San Bruno's Building Department will not issue a permit without an electrical one-line diagram showing these protections explicitly labeled. Many homeowners and unlicensed electricians miss the AFCI requirement (it's newer and less intuitive than GFCI) and submit plans without it; the city then issues a correction, you resubmit, and you lose 1-2 weeks.

Here's the practical detail: if you have a single 20-amp circuit supplying a bathroom light, fan, and outlets, that circuit must have AFCI protection at the breaker. If you have a separate circuit for the exhaust fan and a separate circuit for outlets, both must have AFCI on the lighting portion and GFCI on the outlet portion. If you're adding a radiant floor heater or heated towel rack, those are dedicated circuits (typically 20 or 30 amp) requiring their own breaker, and the diagram must show them with their wire gauge, breaker amperage, and protection type. The city will also ask you to confirm that all light fixtures in the bathroom are rated for wet or damp locations (per NEC 410.10); standard indoor fixtures are not adequate.

Filing through San Bruno's online portal: you must upload a PDF one-line diagram showing the service panel, breaker layout, circuit numbers, amp ratings, and all bathroom branch circuits with GFCI/AFCI labels. The diagram doesn't have to be fancy—many cities accept hand-drawn schematics as long as they're legible—but it must be complete. If your electrician is licensed and experienced with Bay Area permits, they'll have a template; if you're doing this solo, hire a plan-drafting service or a consultant for $200–$400 to create a proper diagram. It's worth the cost to avoid a correction cycle.

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