Research by DoINeedAPermit Research Team · Updated May 2026
The Short Answer
Any attached deck in Burlingame requires a building permit, regardless of size or height. Burlingame enforces Bay Area jurisdictional oversight and California Building Code amendments that eliminate the 200-square-foot freestanding exemption for attached structures.
Burlingame's building department treats attached decks as structural modifications to the primary dwelling, triggering mandatory permit review under California Building Code Title 24 and local amendments adopted into the Burlingame Municipal Code. Unlike some Bay Area cities that grandfather smaller attached decks under IRC R105.2, Burlingame does not recognize a size-based exemption for attached decks — the connection to the house ledger itself (where lateral loads transfer) makes every attached deck a permit trigger. The city's proximity to the San Francisco Bay and coastal flood/liquefaction zones means plan review includes soil-bearing-capacity verification and, depending on your location within Burlingame, potential flood zone certification. Bay Mud substrates (common in lower Burlingame toward the bay) require engineered footing designs rather than standard prescriptive details, which adds 1-2 weeks to plan review. The Burlingame Building Department reviews all deck plans in-house; there's no over-the-counter exception for small attached decks. Expect 2-3 weeks for initial review, plus resubmittals if ledger flashing, footing depth, or guardrail details don't match current California Building Code standards.

What happens if you skip the permit (and you needed one)

Burlingame attached-deck permits — the key details

Burlingame adopted California Building Code 2022 (as amended locally) effective January 2024. For attached decks, this means IRC R507 (decks) applies in full, with no local size exemptions. California state law (Building & Professions Code § 7044) allows owner-builders to permit their own work if they live in the house, but Burlingame's plan-review office still requires sealed structural plans for any attached deck over 10 feet long or involving soil-bearing assumptions. The ledger-flashing requirement (IRC R507.9) is non-negotiable: the flashing must sit on top of the house rim board, under the first course of siding, and extend down the face of the band board with a 2-inch kick-out. Burlingame's inspectors check ledger flashing at two phases — framing inspection (before decking) and final inspection. If the ledger flashing is missing or improperly installed, the city will issue a deficiency notice and set a re-inspection date. No occupancy or sign-off until it's corrected.

Footing depth in Burlingame is a critical variable. In the coastal flats (near the bay), frost depth is not a code driver — what matters is soil-bearing capacity, which requires either a geotechnical report or an engineer's letter confirming the site's soil class. Bay Mud, common in lower Burlingame, typically requires 3-foot minimum depth or engineered pilings to avoid settlement. In the hillier southern neighborhoods (e.g., near Trousdale, Skyline), frost depth can reach 12-18 inches, and prescriptive footing charts in the California Building Code apply. Before you file, confirm your address's flood zone (check FEMA flood maps or the city's GIS portal) — if you're in a flood zone, your footings may need to sit above the base flood elevation or use breakaway foundation walls, adding 2-4 weeks to plan review and $500–$1,500 to contractor costs. Burlingame Building Department's plan-review staff will request a soil report or engineer's letter if they spot a red flag in the submission; don't skip this step in the initial plan package.

Guardrail height, stair geometry, and handrail details are enforced to California Building Code Chapter 10 (means of egress) and Chapter 16 (structural design). Guardrails must be 36 inches high (measured from the deck surface to the top of the rail); some cities require 42 inches, but Burlingame follows the 36-inch standard. Balusters must not allow a 4-inch sphere to pass between them (child-proofing rule, per R312). Stairs attached to the deck must have uniform riser height (max 7.75 inches, min 4 inches), uniform tread depth (10 inches min), and a landing at the base if the deck is more than 30 inches above grade. Handrails on stairs must be 34-38 inches high and graspable. These details must appear on your plan sheet in cross-section; inspectors verify them in the field during the framing inspection. If stairs or handrails are missing or undersized, the city will red-tag the work and issue a correction notice.

Electrical and plumbing on decks trigger additional licensing and inspection. If you plan to run outlets, lighting, or a hot-tub circuit, you must hire a California-licensed electrician (C-10 or C-10-A) and pull a separate electrical permit (usually $80–$200). If you add a spa or pool drain, you need a plumbing permit (usually $100–$250) and a C-34 plumber. Burlingame Building Department does not allow owner-builders to do electrical or plumbing work without a license, even if they live in the house; the state's Electrical Code (Title 24, Part 3) overrides local owner-builder exemptions. Structural inspectors will verify that electrical rough-in doesn't penetrate beams or compromise lateral bracing before the final sign-off.

Plan submission in Burlingame is online-first via the city's permit portal or in-person at the counter. You'll need a site plan (showing deck location, dimensions, setbacks from property lines), a floor plan showing where the deck attaches to the house, a sectional view showing footing depth and ledger-flashing detail, a framing plan showing joist, beam, and post sizing, a railing detail in cross-section, and a title block with your name, address, and contractor info (if applicable). If soil-bearing or flood-zone questions arise, you must submit an engineer's letter or geotechnical report. The city's typical first-pass plan review takes 7-10 business days; resubmittals (common if footing depth or ledger flashing are unclear) add another 5-7 days. Once the plan is approved, you'll receive a permit card and can schedule footing inspection, framing inspection, and final inspection with the Building Department.

Three Burlingame deck (attached to house) scenarios

Scenario A
12×16 attached pressure-treated deck, 3 feet above grade, coastal flats (near Burlingame Avenue), Bay Mud soil, no electrical
A 12-by-16 attached deck (192 square feet) in the lower coastal neighborhoods of Burlingame will definitely require a permit. Even though it's under 200 square feet, it's attached (ledger-bolted to the house), and attached decks have no size exemption in Burlingame. Your plan must show footing depth in Bay Mud — prescriptive tables don't apply here because of settlement risk. You'll need either a geotechnical report or an engineer's letter stating soil-bearing capacity (typically 2,000-3,000 psf for Bay Mud, but only a PE can verify your site). Expect to dig footings 3-4 feet deep, or use helical screws (Chance helical piles), which cost $400–$800 per pile installed and avoid the need for deep excavation. Ledger flashing must be copper or stainless steel, sealed with polyurethane sealant, and installed over the rim board under the siding. Guardrails are required because the deck is over 30 inches high (IRC R107.1). Your plan should show 2×6 rim board, 2×10 joists at 16-inch spacing, 2×8 or 2×10 beams depending on span, and 4×4 posts with concrete piers. Permit cost is roughly $250–$400 (1.5-2% of estimated valuation, which is $12,000–$18,000 for a basic PT deck). Plan review takes 2-3 weeks. Footing inspection happens before concrete pour, framing inspection after posts and beams are up, final inspection after decking and railing are complete. Total timeline: 4-6 weeks from permit issuance to final sign-off.
Permit required (attached) | Soil-bearing letter or geo report required | 3-4 foot footing depth (Bay Mud) | Copper ledger flashing required | Guardrails required (36 inch min) | Estimated deck cost $12,000–$18,000 | Permit fee $250–$400 | Total project cost $13,000–$19,500
Scenario B
20×12 cedar deck with built-in bench, 2 feet above grade, Trousdale Drive (hillside, granitic soil), 110V outlet and low-voltage lighting, owner-builder
A hillside attached deck in Burlingame's southern neighborhoods (Trousdale, Skyline) introduces frost-depth and granitic-soil concerns absent in the coastal scenario. At elevation, frost depth reaches 12-18 inches in this zone; prescriptive IRC footing charts (R403.1) apply directly. Your footings must be at least 18 inches deep to sit below the frost line, though a local engineer may recommend 24 inches to be conservative. Granitic soils are generally stable (3,000+ psf bearing capacity), so a geotechnical report is often waived if you submit a note from your contractor confirming the soil (visually dense, no settlement history). The deck is 240 square feet and requires a permit regardless of size because it's attached. However, because you're the owner-builder, you can submit your own plans if you state on the permit application that you're the owner performing the work; Burlingame will accept this if you provide a detailed framing plan and footing detail. The built-in bench adds complexity: if it's integral to the deck framing (joists pass through the bench base), it must be shown in the framing plan and inspected as part of the deck. If it's a separate non-structural seating element added post-construction, it doesn't require plan review. The 110V outlet requires a separate electrical permit ($100–$150) and a licensed C-10 electrician — owner-builders cannot pull electrical permits in Burlingame, even on their own property. Low-voltage landscape lighting (under 30V) is typically exempt from electrical permitting if it's hardwired to a transformer, but the transformer itself must be installed by a licensed electrician or in a location marked with a notice. Plan your electrical rough-in carefully: the outlet should be on a dedicated 20-amp circuit protected by a GFCI breaker, and the subpanel or breaker box must be a minimum of 10 feet from the deck edge (to avoid exposure). Permit cost for the structural deck is $350–$450; electrical permit adds $100–$150. Total project timeline: 4-8 weeks (including electrical contractor availability). Footing inspection, framing inspection, electrical rough-in inspection, and final inspection are required.
Permit required (attached) | Owner-builder declaration accepted | 18-24 inch frost-depth footing required | Granitic soil (no geo report typically needed) | Built-in bench shown in framing plan | 110V outlet requires separate electrical permit + licensed electrician | GFCI protection required | Low-voltage lighting may be exempt if hardwired to transformer | Structural permit $350–$450 | Electrical permit $100–$150 | Total cost $18,000–$25,000 + contractor labor
Scenario C
16×20 pressure-treated deck with pressure-treated stairs (3 steps, full stringer), 4 feet high, flood zone AE (elevated structure required), near Burlingame Avenue, hot tub included
A large elevated deck in Burlingame's flood zone introduces engineering, flood-plain compliance, and spa-related complexities that make this project significantly more involved than scenarios A and B. First, the flood-zone designation. If your property is in FEMA flood zone AE (located near the bay or within the 100-year floodplain), the base flood elevation (BFE) is set by FEMA; your deck footings and structure must be designed to either sit entirely above the BFE or use breakaway walls below the BFE. Elevated decks (4 feet high) in flood zones often require helical piles or extended footings that sit below scour depth, which Burlingame's building inspector will require an engineer to certify. You'll need a structural engineer's sealed plans (cost $1,500–$3,000) showing the flood-zone compliance, footing design, and lateral-load calculations for wind and seismic. The three-step staircase adds stringers (usually 2×12 pressure-treated stringers with 7-inch risers and 10-inch treads) and a landing at the base; all stair geometry must be shown in the plan and verified at framing inspection. The hot tub (if it's a portable tub or built-in spa) requires a separate plumbing permit ($150–$250), a C-34 licensed plumber, and a plumbing rough-in inspection. If the tub drains to the deck (via scuppers or slope), the drainage must be shown on the plan and inspected. If the tub sits on the deck, the deck's joist sizing must account for the live load (50 psf per California Code, or 100 psf if the tub capacity exceeds 2,500 gallons); your engineer will verify this. The deck is 320 square feet, so permit is mandatory. Ledger flashing becomes extra critical at 4 feet height, especially in a flood zone, because water intrusion risk is higher; Burlingame inspectors may require metal flashing with a sealant-backed drip-cap detail. Plan submission will include the site plan, floor plan, structural engineer's plans (sealed), flood-zone certification letter, footing details, ledger-flashing detail, stair geometry in cross-section, and plumbing rough-in (if tub is built-in). Expect 3-4 weeks for initial structural plan review, another 1-2 weeks for flood-zone clarifications, and 1 week for plumbing review. Total permit cost: structural $450–$600, plumbing $150–$250. Inspection sequence: footing inspection (before concrete pour), framing inspection (posts, beams, joists, stringers in place), plumbing inspection (drain rough-in), final inspection (decking, railing, tub mounted, all details verified). Timeline: 6-10 weeks from permit issuance to final sign-off.
Permit required (attached, elevated, flood zone) | Structural engineer's sealed plans required ($1,500–$3,000) | Flood-zone BFE certification required | Helical piles or extended footings likely required | Ledger flashing detail with drip-cap required | 3-step staircase with full stringers required | Hot tub requires separate plumbing permit + C-34 plumber | Joist sizing must account for tub live load | Structural permit $450–$600 | Plumbing permit $150–$250 | Total project cost $30,000–$50,000+ (engineer, deck, tub, plumber)

Every project is different.

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City of Burlingame Building Department
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Disclaimer: This guide is based on research conducted in May 2026 using publicly available sources. Always verify current deck (attached to house) permit requirements with the City of Burlingame Building Department before starting your project.

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