Do I need a permit in Burlingame, CA?
Burlingame sits on the San Francisco Peninsula with a split personality: the bay-facing coastal zone runs flat and mild (climate zones 3B-3C), while the inland hills climb into steeper, cooler territory (5B-6B). That geographic split matters for permits. The city adopts California Title 24 (energy code), the 2022 California Building Code, and California Electrical Code — stricter than the national baselines and heavily weighted toward earthquake resilience, fire hardening, and coastal salt-air durability. Burlingame Building Department handles all residential and commercial permits. Most routine projects (decks, fences, water heaters, roof replacements) can pull a permit over the counter or online, but anything touching structural work, electrical service, plumbing, or fire-resistance ratings gets routed to plan review, adding 2–4 weeks. Owner-builders are allowed under California Business and Professions Code Section 7044, but you cannot pull permits for electrical or plumbing work yourself — a licensed contractor must file those subpermits. Getting familiar with Burlingame's permit process now saves money and headache later.
What's specific to Burlingame permits
Burlingame has been caught in the Bay Area's wildfire and earthquake insurance crisis. That shapes permit enforcement. The city enforces defensible space rules (PRC 4291) year-round and requires Class A fire-rated roof materials on any roof replacement or new construction — no asphalt shingles. Your roofer will know this, but don't skip it in the permit application or the plan reviewer will bounce you. Similarly, the city now requires hardened foundations (cripple-wall bracing or full concrete foundation) on any structural work and seismic retrofit on additions over 500 square feet.
Bay Mud dominates the flat coastal areas. If your lot is in the lower-elevation peninsula zone, soil reports (geotechnical investigations) are required for any foundation work — new homes, additions, deck footings deeper than 12 inches, or anything within 50 feet of the bay. Mountain zones have expansive clay and granitic soils; clay requires moisture-control language in plans, and granite can mean rock excavation and higher labor costs. Frost depth is not a major factor in the coastal zone (frost is rare), but if you're in the inland hills, assume 12–30 inches for deck footings and fence posts.
Electrical and plumbing subpermits are mandatory and must be pulled by a licensed C-10 (electrical) or C-36 (plumbing) contractor. You cannot hire an electrician to do the work and file the permit yourself — the contractor files. Same for gas lines (C-46.5). If you skip this step or hire an unlicensed person, Burlingame's plan reviewer will catch it at inspection or during the final sign-off, and you'll face stop-work orders and fines. Plan on $150–$300 per subpermit on top of the main permit fee.
The city processes most routine permits (fences under 6 feet, water heaters, shed-style structures under 200 square feet, non-structural reroofing) over the counter in 1–2 days if plans are clean. Anything requiring plan review (decks over 200 square feet, additions, alterations to load-bearing walls, electrical service upgrades, HVAC replacements with ductwork changes) goes into a queue; expect 3–4 weeks for a first review and potentially another 2 weeks if corrections are needed. The city uses an online portal for some permit uploads; check the Building Department website for the current system.
Burlingame's permit fees are based on valuation, not a flat rate. The formula is roughly 1.5% of the estimated construction cost for the base building permit, plus subpermit fees (electrical $100–$250, plumbing $100–$250, mechanical $75–$150). A $50,000 deck might run $750–$1,000 in total permit fees. There is no discount for owner-builders, and reinspection fees ($75–$150 per re-visit) apply if you fail an inspection or miss a required inspection window.
Most common Burlingame permit projects
These six project types account for the majority of residential permits in Burlingame. Each has its own quirks in the city's enforcement and review process.
Decks and patios
Decks over 30 inches high, over 200 square feet, or within 5 feet of a property line require a full permit and plan review. Bay Mud areas need soil reports for footings. Typical approval: 2–3 weeks.
Roof replacement
Any roof tear-off requires a permit and inspection. Class A fire-rated materials are mandatory (no asphalt shingles). Interior attic work may trigger ventilation and energy-code review. Plan 1–2 weeks.
Additions and room expansions
Any addition, including second stories and room expansions, needs structural plans, energy calculations, and seismic bracing (over 500 sq ft). Plan review is 3–4 weeks minimum.
Electrical service upgrades
Panel upgrades, new circuits, and solar installations require an electrical subpermit filed by a licensed C-10 contractor. City processes these in parallel with the main permit. Expect 1–2 weeks.
Fences and walls
Fences under 6 feet in rear yards and most masonry walls require permits. Corner-lot fences and any wall over 4 feet may need a variance. Over-the-counter approval typical: 1–2 days.
Plumbing and water-heater replacements
Water heater replacement requires a plumbing subpermit filed by a licensed C-36 contractor. Rerouting ductwork or adding fixtures triggers plan review. 1–2 weeks.
Burlingame Building Department contact
City of Burlingame Building Department
Contact City Hall, Burlingame, CA (exact address via city website)
Search 'Burlingame CA building permit phone' or check burlingame.org for current number
Typically Monday–Friday 8 AM–5 PM (verify with city before visiting)
Online permit portal →
California context for Burlingame permits
Burlingame adopts California Title 24 (the state energy code) and the 2022 California Building Code, which is based on the 2021 IBC but with significant California amendments. The state code is stricter than the national baseline on several fronts. Fire-resistance and smoke-hardening requirements are baked into roofing (Class A only), window frames (dual-pane tempered), and deck materials in higher-risk zones. Seismic design is mandatory for additions and alterations; Burlingame is in Seismic Design Category D (high risk), so any wall relocation, structural modification, or addition over 500 square feet requires certified-engineer review and cripple-wall bracing or foundation retrofit. California also requires Title 24 energy compliance for any HVAC replacement, insulation upgrade, or water heater swap — the equipment must meet state efficiency minimums and calculations must be submitted with the permit. Owner-builders are permitted under B&P Code Section 7044, but you cannot pull electrical or plumbing permits yourself; a licensed contractor must file. Unpermitted work in California is not just a city enforcement issue — the state's Contractors State License Board can pursue the contractor, and the homeowner can face loss of insurance coverage or inability to sell.
Common questions
Do I need a permit for a small deck under 200 square feet?
If the deck is under 30 inches high and not within 5 feet of a property line, it may be exempt from permitting in some cases, but Burlingame requires a permit for almost all decks. Call the Building Department before you build; the 200-square-foot exemption is rare. Bay Mud soils also trigger soil-report requirements for footings, so factor that into your cost ($500–$1,500 for a soil engineer).
Can I hire an electrician to upgrade my electrical panel myself and skip the permit?
No. California law requires a licensed C-10 contractor to pull the electrical subpermit. The contractor's license number goes on the permit application. If you hire an unlicensed person or skip the permit entirely, Burlingame's inspector will flag it at final sign-off, and you'll face stop-work orders, fines, and potential issues with your homeowner's insurance. Plan on $150–$300 in electrical subpermit fees on top of the electrician's labor.
What happens if I replace my roof without a permit?
The city or a future buyer's home inspector will find it. Unpermitted roofing can trigger a notice-to-comply, a fine, and a forced re-inspection. If the roof doesn't meet Class A fire-rating standards (required in Burlingame), you may be ordered to tear off and replace with compliant materials — a much bigger expense than the original permit ($500–$1,500 for a 2,000 sq ft roof) and roofing fee. Get the permit first.
How long does it take to get a permit approved in Burlingame?
Over-the-counter permits (fences, water heaters, simple sheds) take 1–2 days. Projects requiring plan review (decks over 200 sq ft, additions, electrical service upgrades, major plumbing) take 3–4 weeks for the first review and potentially another 1–2 weeks if corrections are needed. Fire-hardening and seismic retrofit language often causes one round of corrections.
My lot is near the bay. Does Bay Mud affect my permit?
Yes. If your property is in the flat coastal zone (most of Burlingame), Bay Mud is present, and the city requires a geotechnical (soil) report for any foundation work, deep deck footings, or construction within 50 feet of the bay. This is not optional. Budget $500–$1,500 for a soil engineer to evaluate your site. Bay Mud is soft and compressible; footings need to account for settlement and subsidence.
Do I need a permit to replace my water heater?
Yes. Any water heater replacement requires a plumbing permit filed by a licensed C-36 contractor. The city inspects the installation, gas line connection (if applicable), and venting to ensure code compliance. The plumbing subpermit fee is typically $100–$250. If you skip the permit and a future inspector finds it, the city can require a reinspection and impose fines.
What is Burlingame's permit fee structure?
The base building permit is roughly 1.5% of estimated construction valuation. A $50,000 deck costs ~$750 for the base permit. Electrical and plumbing subpermits add $100–$250 each. Reinspection fees are $75–$150 per visit if you fail an inspection or miss a deadline. There is no owner-builder discount in California.
Can I pull permits as an owner-builder in Burlingame?
Yes, under California B&P Code Section 7044, but with limits. You can pull permits for structural work, additions, and general construction on your own property if you live there. You cannot pull electrical, plumbing, or HVAC permits yourself — a licensed contractor must file those. This applies even if you hire someone to do the work; the contractor files the subpermit, not you.
Ready to file your permit?
Contact Burlingame Building Department before you start work. A quick phone call or email can confirm whether your project needs a permit, what the fee estimate is, and whether you need a soil report or fire-rating certification. If you're hiring a contractor, have them confirm their license status and whether they file the subpermits or expect you to. If you're unsure about the scope, request a pre-inspection consultation. The city's time and expertise upfront will save you money and headache later.