What happens if you skip the permit (and you needed one)
- Stop-work order and $250–$500 fine from Burlingame Building Department; PG&E will disconnect the system if you try to export power without an executed interconnect agreement.
- Home sale disclosure required under CA Solar Rights Act; buyer can demand $5,000–$15,000 credit or removal, and lender may refuse to fund the purchase until the system is permitted and bonded.
- Homeowner insurance claim denial if the solar system causes a fire or electrical failure; insurers routinely refuse coverage on unpermitted electrical work.
- Forced removal at your cost ($3,000–$8,000 labor plus reinstall fees) if Burlingame Building Department discovers the work during a future remodel or complaint inspection.
Burlingame solar permits — the key details
California state law (PV permitting is not optional), combined with Burlingame Municipal Code Chapter 25 (Building), makes a solar permit mandatory for all grid-tied installations. NEC Article 690 governs all photovoltaic systems; NEC 705 governs interconnection. The City of Burlingame Building Department processes the building permit (roof structure, mounting, load calculations) and forwards to the city electrical division (or County of San Mateo electrical if the city delegates). Simultaneously, you or your installer must submit an interconnection application to Pacific Gas & Electric (PG&E), which is NOT part of the city permit but is a state-mandated utility requirement. NEC 690.12 (rapid-shutdown device) is now mandatory in California and must be shown on your electrical single-line diagram. The permit fee under AB 2188 is capped at $250 for residential systems under 10 kW; larger systems may be $400–$800. The timeline is typically 2–4 weeks from application to approval (if complete), but PG&E's interconnection queue adds another 2–6 weeks before you can actually turn the system on. Inspections required: (1) structural/mounting rough, (2) electrical rough (conduit, combiner, disconnect), (3) final electrical, (4) PG&E witness final (to test net-metering relay or interconnect device). If any document is missing (roof engineer report, electrical diagram, interconnect application, proof of PG&E submission), the city will issue a 'Request for Information' and timeline resets.
Burlingame's coastal climate zone (3B–3C) means your roof-mounted system must be evaluated for high wind loads and salt-spray corrosion. If your system exceeds 4 pounds per square foot (common for heavier mounting rails in windy areas), a licensed California engineer must sign a structural evaluation per IBC 1510 and California Title 24. This is not optional and is the single most common rejection reason. The engineer checks rafter/truss capacity, lateral bracing, and fastener pullout resistance. Cost: $300–$600 for the engineering report. If the roof is older than 15 years or has any visible damage, the city may also require a roof certification stating the roof can handle the 25+ year system lifespan. Battery storage (home battery backup, Tesla Powerwall, LG Chem, etc.) adds significant complexity: systems over 20 kWh trigger a separate fire-marshal review under California Fire Code Chapter 12.6. You'll need an energy-storage system (ESS) permit, a fire-rated enclosure (often included in battery hardware), and clearance from structures (6–10 feet depending on storage type). This adds $100–$300 in fees and 1–2 weeks to the schedule. Most residential systems are 2–5 kW with 0 batteries, so this doesn't apply, but if you're planning future battery backup, tell the city upfront—it can affect your initial permit scope and structural load calculations.
Burlingame is in PG&E's service territory, and PG&E's interconnection rules override the city permit in one key area: net metering. California law (NEM 3.0, effective April 2023) has fundamentally changed the interconnection process and economics, but the permitting process remains the same—the city doesn't approve or deny net metering, PG&E does. You cannot legally export power to the grid until PG&E's interconnection application is approved AND an interconnect device (usually a smart relay in your breaker panel) is installed and inspected. The city will issue your building and electrical permits, but you cannot request a final inspection until you can show that you've submitted the PG&E interconnection app. This is the No. 1 confusion point: the city permit and PG&E interconnection are two separate tracks. Many homeowners think a city permit means they can turn the system on—they can't. Owner-builders are allowed to pull permits per California Business & Professions Code § 7044, but the electrical work (conduit, wiring, inverter, disconnect, rapid-shutdown device) MUST be done by a licensed electrical contractor (C-10 license) or a licensed electrician. You cannot hire a handyman or do the electrical yourself. Mounting and racking can be done by a general contractor or owner-builder, but most installers handle the whole job and are already C-10 licensed. The contractor's license number goes on the permit application.
Common rejections and how to avoid them: (1) Roof structural evaluation missing—submit a California PE-stamped report if system weight is over 4 lb/sq ft; many installers have standard reports from their engineer ready to go. (2) Rapid-shutdown device not specified—your electrical diagram must show the NEC 690.12 device (often a combiner-box-mounted or inverter-integrated device) with manufacturer specs and wiring. (3) Interconnect application not yet submitted to PG&E—attach proof (email confirmation, application screenshot) when you submit to the city, or the city will flag it as incomplete. (4) Conduit fill and wire sizes not labeled—your electrician's diagram must show all breaker ratings, wire gauges, conduit sizes, and overcurrent protection per NEC 690.9. (5) Single-line diagram too vague—show string configuration, combiner box location, inverter specs, DC disconnect, AC disconnect, utility meter, and all fusing. Use a clear, labeled drawing (not a photo). The city permits online through the San Mateo County permitting system, and you can check status in real-time. Plan for 2–3 weeks from application to first inspection if all documents are complete; add 1–2 weeks if the city requests more information. PG&E's interconnection queue (separate) is usually 2–4 weeks. Total elapsed time: 4–8 weeks from start to 'system energized.'
After the city issues a permit and you pass rough and final electrical, the city will issue a Certificate of Completion and release the permit. This does NOT mean your system can be turned on. You must wait for PG&E's final interconnection approval and the installation of the utility-approved interconnect device (usually a Sunny Boy or similar inverter with built-in relay, or a stand-alone smart relay installed by the electrician). PG&E will send a final notice and may perform a utility witness inspection at final. Only then can you close your main breaker and energize the system. Your homeowner insurance should be notified that solar is now installed; most carriers accept solar without premium increase if it's properly permitted. If you plan to sell the home, the solar system must be disclosed under California's solar equipment disclosure law, and the Title 24 documentation (permits, inspections, interconnection confirmation) helps the buyer understand system ownership and financing (owned vs. leased). Keep all permits, inspections, and final C-10 electrician's certification in a folder; they're proof of proper installation and critical for insurance, resale, and any future warranty claims.
Three Burlingame solar panel system scenarios
Why Burlingame's AB 2188 fee cap matters (and when it doesn't)
California Assembly Bill 2188, effective January 2023, capped residential solar permit fees at $250 for systems under 10 kW. Before AB 2188, Burlingame and other Bay Area jurisdictions charged $400–$800 per solar permit based on valuation (typically 1.5–2% of system cost). For a $12,000 system, that was $180–$240 just in permit fees. AB 2188 leveled the playing field and saved homeowners ~$150–$550 per project across California. Burlingame has implemented this cap and advertises it on their permit portal—it's a real savings and one reason the city attracts attention from solar installers. However, the cap applies only to the building permit and electrical permit for solar. It does NOT cap PG&E interconnection fees (usually $0–$75, which is already small) or engineer reports (structural: $300–$700). So while your city permit is capped at $250, if you're in a high-wind area (Scenario B), the engineer report can cost as much or more than the permit itself.
AB 2188 also includes a timeline provision: if your application is complete, the city must issue the permit within 30 days (or it auto-issues). In practice, Burlingame Building Department does fairly well here—many small residential systems get approved in 1–3 weeks if all documents are in. The city uses an online portal (integrated with San Mateo County's system), and you can check permit status in real-time. However, the 30-day clock starts only when the city deems your application 'complete'—if you're missing a single page (proof of PG&E interconnection submission, for example), the clock resets. This incentivizes thorough first submissions and makes it critical to hire a contractor who knows what the city needs. The permit fee cap is a state law that Burlingame must honor; you'll see it printed on the permit itself.
One gray area: if your system is larger than 10 kW (uncommon for single-family homes but possible for small commercial or multi-unit residential), AB 2188 does not apply, and the city can charge per valuation. Systems 10–25 kW usually see permits in the $400–$800 range in Burlingame. Systems over 25 kW enter full Title 24 compliance and commercial track, which can cost $1,000+. Most single-family homes are 3–8 kW, so AB 2188 applies and locks in a significant savings. Burlingame's permit portal clearly states the cap; there's no negotiation. If a contractor quotes you more than $250 for solar permits in Burlingame, ask them to show the city fee schedule—they may be adding their own admin fee on top (which is legal but worth knowing).
PG&E interconnection parallel track and why it delays your turn-on date
Most homeowners don't realize that getting a Burlingame building permit and getting permission to export power to the grid are two completely separate processes. The city permit is about safety, structural adequacy, and electrical code compliance. The PG&E interconnection agreement is about utility protection, net-metering eligibility, and grid stability. They run in parallel, and your system cannot be turned on until BOTH are approved. California law (California Public Utilities Commission Go 131-A) mandates that PG&E complete certain interconnection requests within specific timeframes: net-metering installations under 10 kW are supposed to get a 'preliminary permission to operate' within 10 business days, and final approval within 30 calendar days. In practice, PG&E's queue is long, and most homeowners see 3–4 weeks for a 5–8 kW system. The city permit often comes back in 2–3 weeks, so the utility interconnect is the gating item. This is not the city's fault; it's PG&E's timeline, not Burlingame's.
What PG&E needs from you: (1) completed PG&E interconnection application (available on their website or through your installer), (2) electrical single-line diagram (same one you give Burlingame, but PG&E may have slightly different label requirements), (3) proof of insurance (your contractor's general liability usually covers it), (4) interconnect device specs (the inverter or smart relay that connects your DC solar to the AC grid and detects outages). Some installers submit the PG&E application for you; others require you to submit it yourself. Either way, you must prove to Burlingame that the PG&E application is in the queue (email confirmation, screenshot) before the city will sign off. Burlingame's building department does check this—if you don't show proof of PG&E submission, they'll request it and hold the permit.
Once PG&E approves the interconnection, they'll send a 'Permission to Operate' notice. At that point, your electrician can install the interconnect relay (usually a smart relay in your main breaker panel) and request a final PG&E witness inspection. The city's final electrical inspection and PG&E's witness inspection can happen on the same day or separately, depending on scheduling. Only after BOTH the city approves final electrical AND PG&E approves the interconnect device can you close your main breaker and turn the system on. Many homeowners get the city permit and then sit idle for 2–4 weeks waiting for PG&E. The city cannot accelerate PG&E; they're separate entities. Burlingame's online permit system includes a note about this parallel track, which is helpful for setting expectations.
1355 Donnelly Avenue, Burlingame, CA 94010
Phone: (650) 558-7347 (Building & Safety Division) | https://burlingame.ca.gov/government/public-services/building-and-safety/permits (or San Mateo County online permitting system)
Monday–Friday, 8:00 AM–5:00 PM (closed holidays; verify hours before visiting)
Common questions
Can I install solar panels myself and pull the permit as an owner-builder?
You can pull the permit as an owner-builder under California Business & Professions Code § 7044, but the electrical work (conduit, wiring, inverter, disconnect, rapid-shutdown device) must be done by a C-10 licensed electrician. You cannot do the electrical yourself. Mounting and racking (mechanical work) can be done by you or a general contractor, but almost all residential installers are C-10 licensed and do the whole job. Hiring a licensed contractor is the clearest path and avoids plan-review delays.
What is the 'rapid-shutdown device' and why does NEC 690.12 require it?
NEC 690.12 mandates that solar systems have a way to quickly de-energize the DC wiring between the panels and the inverter in case of fire or emergency. This protects firefighters from electrocution when they're spraying water on a roof fire. The device is usually a special combiner box, a relay in the inverter, or a standalone contactor installed near the inverter. Your electrician's diagram must show it; the city will verify it's there during rough electrical inspection. It's non-negotiable and is the reason generic roof-top solar kits that lack rapid-shutdown are not legal in California anymore.
Do I need a roof structural engineer report if my solar system is under 4 lb/sq ft?
Not strictly required by code, but Burlingame Building Department may request one anyway if your home is pre-1970, has trusses, or shows any roof damage. Most modern homes built after 1980 don't need a report if the system is under 4 lb/sq ft and the roof is in good condition. Ask your contractor if they've done work in Burlingame before and if the city pre-approved their standard roof load calculation. If you want to be safe, a $300–$400 engineer report up front avoids a 'Request for Information' later.
Can I add battery storage to my solar system later, after the solar is installed?
Yes, but it's cleaner and cheaper to design for it upfront. If you add battery later, you'll need a separate ESS permit, fire-marshal review, a new hybrid inverter (if your original is string-only), and possibly rewiring. The city may also require you to amend the original solar permit. If you plan battery within 2–3 years, mention it in your initial permit scope—the electrical contractor can size the inverter and conduit accordingly, and the city can review it all at once. Retrofitting battery after the fact costs an extra $500–$1,500 in labor and permit fees.
What happens if PG&E takes longer than 30 days to approve my interconnection?
PG&E is supposed to approve net-metering systems within 30 calendar days, but their queue often exceeds that. If they miss the deadline, you can file a complaint with the California Public Utilities Commission (CPUC) and request expedited review. In the meantime, your city permit is valid and your system is installed; you just can't export power to the grid until PG&E approves. Some homeowners have waited 6–8 weeks during busy seasons (spring). There's no financial penalty to you, but it delays your payback period. This is a utility issue, not a Burlingame issue.
Do I need to notify my homeowner insurance before installing solar?
Yes, and you should do it early in the process (before final inspection). Most homeowners insurance companies accept properly permitted solar without premium increase; some even offer modest discounts for energy efficiency. If the system is unpermitted, many insurers will deny claims related to the solar or the home if the solar causes a problem (fire, electrical damage). Provide your insurer with a copy of the building permit, electrical permit, and final Certificate of Completion once work is done. Permitted solar is a clean story; unpermitted solar is a claim-denial risk.
What is NEM 3.0 and does it affect my permitting?
Net Energy Metering (NEM) is California's policy that lets you export excess solar power to the grid and earn credits. NEM 3.0 (effective April 2023 for new customers) changed the credit rate from roughly 1:1 to time-of-use rates that are often lower, reducing financial incentive. However, NEM 3.0 does NOT change the permitting process. Whether you're under NEM 2.0 or 3.0, you still need the same building permit, electrical permit, and PG&E interconnection. NEM is an economic question, not a permit question. Burlingame Building Department doesn't decide your NEM eligibility—PG&E does. The city's job is to ensure your system is safe and code-compliant; they don't care which NEM generation you're in.
Can a solar contractor pull the permit for me, or do I have to do it myself?
Most licensed solar contractors (C-46 or C-10) can pull the permit on your behalf if you give them written authorization. They'll submit the application, attend inspections, and coordinate with the city. This is the standard workflow and is included in most installer quotes. You remain the permit applicant/owner, but the contractor handles logistics. Make sure your contract specifies who pays permit fees (usually included in the system cost) and who schedules inspections. If your contractor says 'we don't pull permits, you do it yourself,' that's a red flag—legitimate installers always pull permits.
What does a Certificate of Completion from Burlingame mean, and do I need it to sell my home?
A Certificate of Completion (or Permit Release) is issued by Burlingame Building Department after final inspection and sign-off. It proves the system was installed to code and passed all inspections. When selling your home, California's solar equipment disclosure law requires you to disclose the solar system, and having the Certificate of Completion is strong proof that it's legitimate, safe, and properly installed. Buyers and lenders feel confident with a Certificate. If you don't have it (because the permit was skipped), you'll face a TDS (Transfer Disclosure Statement) liability, and buyers can demand credits or removal. Keep the Certificate forever; it's critical documentation for resale, insurance, and warranty claims.
If I'm in Burlingame but PG&E service is different, does permitting change?
Burlingame is entirely within PG&E's service territory, so you'll coordinate with PG&E for all residential solar. If you were on a municipal utility (like a few small towns in California have), the rules might differ slightly, but that's not Burlingame's situation. Burlingame Building Department coordinates with PG&E and knows PG&E's quirks; your contractor will too. No surprises there.