Roof Replacement Permit in San Francisco, California
It depends
Sometimes, depending on the project
Before reroofing more than 25 percent of the roof in any 12 months, or any reroofing that installs, repairs or removes roof sheathing.
Issued bySan Francisco Department of Building Inspection (DBI)
By Mario Bailey, verified against official sources
Quick answer
San Francisco exempts reroofing only when no roof sheathing is installed, repaired or removed and the area reroofed in any 12-month period does not exceed 25 percent of the roof; a full roof replacement needs a permit. DBI says you need a permit before installing, repairing, or removing roofing material. Reroofing permits without plans are applied for online through PermitSF by a licensed C-39 contractor; work that replaces structural components such as framing or sheathing needs an over-the-counter building permit.
Typical threshold: area reroofed in any 12-month period, with no roof sheathing installed, repaired or removed.
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When a permit is usually needed
Before reroofing more than 25 percent of the roof in any 12 months, or any reroofing that installs, repairs or removes roof sheathing.
What a roof replacement permit costs in San Francisco
How San Francisco compares in California
| Jurisdiction | Permit needed? | Threshold |
|---|---|---|
| Alameda County | It depends | Aggregate roof area repaired on a previously permitted roof, at which the building permit exemption stops |
| Contra Costa County | Permit required | Any size |
| Fresno County | Permit required | Any size |
| Los Angeles | Permit required | Any size |
| Los Angeles County | Permit required | Any size |
| Orange County | Permit required | Any size |
| San Franciscothis page | It depends | area reroofed in any 12-month period, with no roof sheathing installed, repaired or removed |
How to apply in San Francisco
In San Francisco, a residential reroof permit application is lighter than for structural work: you state whether the scope is a full tear-off (roof replacement) or an overlay (roof recover), describe the covering material and its manufacturer instructions, and note the condition of the existing deck, since those facts determine which code path applies.
What most roof replacement permit applications include:
- State on the application whether the job is a roof replacement, which strips all existing layers down to the bare deck, or a roof recover, which leaves the old covering in place under specific conditions, since the two scopes are governed differently (IRC R908.3).
- For San Francisco, a recover is only an option where the new covering follows the roof covering manufacturer's approved instructions or is a self-supporting system, such as standing-seam metal, that does not rely on the existing roof for support (IRC R908.3.1).
- Full tear-off must be scoped on the application instead of a recover when the existing roof is water soaked or deteriorated, is slate, clay, cement, or asbestos-cement tile, or already carries two or more layers of roof covering (IRC R908.3.1.1).
- For San Francisco, the materials and installation methods described on the application must comply with the reroofing requirements of the roof-assemblies chapter (IRC R908.1).
- If the scope reuses existing slate, clay, or cement tile, damaged or broken pieces cannot be listed for reinstallation, and any rusted or deteriorated flashings, edgings, outlets, or vents uncovered during tear-off must be scoped for replacement (IRC R908.5).
General submittal guidance from IRC Section R908 Reroofing (text as adopted in the 2020 Residential Code of New York State, based on the 2018 IRC). Source. San Francisco Department of Building Inspection (DBI) sets the exact checklist for San Francisco.
Where to apply in San Francisco:
San Francisco Department of Building Inspection (DBI)
- Permit Center, 49 South Van Ness Avenue, San Francisco, CA 94103
- Phone: (628) 652-3200
- Email: dbicustomerservice@sfgov.org
Roof Replacement Permit in San Francisco compared with nearby California localities
| Locality | Permit needed? | Threshold | What each California schedule says | Verified |
|---|---|---|---|---|
| San Francisco | It depends | area reroofed in any 12-month period, with no roof sheathing installed, repaired or removed | DBI's reroofing page: "$514 and up for single-family homes and duplexes." and "$714 and... | |
| Alameda County | It depends | Aggregate roof area repaired on a previously permitted roof, at which the building permit exemption stops | ...valuation on the Schedule A building permit fee table, which begins '$140.00... | |
| Contra Costa County | Permit required | Any size | ...Schedule item 14, "Re-Roofs - Residential": Building Permit / Inspection $150.00... | |
| Fresno County | Permit required | Any size | Single family residential: $201.47 per structure for FY 2026-27 | |
| Los Angeles | Permit required | Any size | Valuation-based building permit per LAMC 91.113 Table 1-A |
Inspections and closing out your permit
In San Francisco, most residential reroofs get two to three field inspections keyed to the scope of work: a deck or nailing check when sheathing is exposed or replaced, a final on the completed covering and flashings, and in some high-wind regions a dedicated check of mitigation measures added during tear-off.
- In San Francisco: where the covering is fully removed and the sheathing is exposed, replaced, or added, inspectors check the deck and its nailing before any new roofing goes down, since the structural framework must be able to carry the new covering's loads (IRC R908.2).
- In San Francisco: an overlay is only approved where it meets one of the code's listed recover conditions, such as installation in accordance with the covering manufacturer's approved instructions (IRC R908.3.1).
- In San Francisco: flashings disturbed or replaced during the job are checked against the approved manufacturer's installation instructions, and metal flashing that will receive bituminous material must be primed before installation (IRC R908.6).
- In San Francisco: a final inspection confirms the completed roof covering and its fasteners were installed as required for that material and per manufacturer instructions before the permit is closed (IRC R905).
- In San Francisco: in some regions with strengthened wind provisions, reroofing an older single-family home also triggers inspection of supplemental deck-nailing and a secondary water barrier added during tear-off, on top of the base reroofing requirements (Florida Building Code, Residential R908.7 Mitigation).
- In San Francisco: reinstalled existing slate, clay, or cement tile is checked against reuse limits at inspection, and any rusted, damaged, or deteriorated flashings, edgings, outlets, or vents found during tear-off must be replaced rather than reinstalled (IRC R908.5).
Schedule each inspection in advance and pass the final before you use the work or close the permit. Request inspections through the San Francisco permit portal or by phone at (628) 652-3200.
Inspection sequence from IRC Section R908 Reroofing and Section R905 Roof Coverings (2021 International Residential Code). Source. An open permit left un-inspected can surface later in a title search or home sale.
Your Roof Replacement Permit checklist for San Francisco
- Confirm the requirement. Sometimes, depending on the project. Typical threshold: area reroofed in any 12-month period, with no roof sheathing installed, repaired or removed. Usually needed: Before reroofing more than 25 percent of the roof in any 12 months, or any reroofing that installs, repairs or removes roof sheathing.
- Budget the fee. DBI's reroofing page: "$514 and up for single-family homes and duplexes." and "$714 and up for all other building types." with "Additional fees apply, depending on your project." The street space permit fee is included in the reroofing permit fee. Official fee schedule.
- Apply. In San Francisco, a residential reroof permit application is lighter than for structural work: you state whether the scope is a full tear-off (roof replacement) or an overlay (roof recover), describe the covering material and its manufacturer instructions, and note the condition of the existing deck, since those facts determine which code path applies. Start at the San Francisco permit portal.
- Keep the office details handy. San Francisco Department of Building Inspection (DBI). Phone: (628) 652-3200. Address: Permit Center, 49 South Van Ness Avenue, San Francisco, CA 94103.
- Plan for inspections. In San Francisco, most residential reroofs get two to three field inspections keyed to the scope of work: a deck or nailing check when sheathing is exposed or replaced, a final on the completed covering and flashings, and in some high-wind regions a dedicated check of mitigation measures added during tear-off.
Compiled from the official sources on this page. Last checked .
Frequently asked questions
- Do you need a roof replacement permit in San Francisco?
- San Francisco exempts reroofing only when no roof sheathing is installed, repaired or removed and the area reroofed in any 12-month period does not exceed 25 percent of the roof; a full roof replacement needs a permit. DBI says you need a permit before installing, repairing, or removing roofing material. Reroofing permits without plans are applied for online through PermitSF by a licensed C-39 contractor; work that replaces structural components such as framing or sheathing needs an over-the-counter building permit. Area reroofed in any 12-month period, with no roof sheathing installed, repaired or removed. Always confirm with the office before starting.
- How much does a roof replacement permit cost in San Francisco?
- DBI's reroofing page: "$514 and up for single-family homes and duplexes." and "$714 and up for all other building types." with "Additional fees apply, depending on your project." The street space permit fee is included in the reroofing permit fee. See the official fee schedule for current amounts.
- How long does a roof replacement permit take in San Francisco?
- Non-historic residential permits issue right away when the contractor's authorization record was filed at least two business days ahead; for historic residential and commercial projects DBI's goal is approval within two business days. Times can vary by workload and project scope, so confirm with the office.
- Where do you apply for a roof replacement permit in San Francisco?
- You can apply through the San Francisco permit portal or contact the San Francisco Department of Building Inspection (DBI) directly. The links are listed on this page.
- Can a homeowner pull a roof replacement permit themselves in San Francisco?
- Under California law (Business & Professions Code 7044(a)-(b); Business & Professions Code 7031.5): California exempts an owner from contractor licensing under section 7044 when they personally perform all the work on their own property, or any work they do not perform themselves is done by their own employees paid only wages, and none of the improvements are intended or offered for sale. It also exempts an owner who directly contracts with licensed contractors for each trade, as long as no more than four of the single-family residential structures involved are intended or offered for sale in a calendar year; this route does not apply if the owner instead contracts with a general contractor for the construction. A homeowner may also improve their own principal residence without a license, as long as the work is done before any sale, they have actually resided there for the 12 months before completion, and they have not used this exemption on more than two structures more than once in any three-year period. Selling a self-built structure within one year of completion creates a rebuttable presumption that it was built for sale, which defeats the exemption, and selling five or more structures within a year makes that presumption conclusive. Separately, every city or county that requires a permit must also require the applicant to file a signed statement giving their contractor license number or the basis of their claimed exemption; a false or missing statement carries a civil penalty of up to $500. Confirm how San Francisco applies this before you apply.
From the Library
What else needs a permit in San Francisco
Every other permit type we have verified for this jurisdiction, with the rule that applies here.
| Project | Permit needed? | Threshold | Typical fee |
|---|---|---|---|
| Bathroom Remodel Permit | Permit required | Any size | ...(Table 1A-C, "CATEGORY 1P" includes "a single kitchen or bathroom remodel", $290)... |
| Deck Permit | It depends | height of the deck walking surface above grade | ...Fee is the Plan Review Fee plus the Permit Issuance Fee." For a valuation of $1 to... |
| Electrical Permit | Permit required | Any size | ...up to 10,000 sq. ft.": "Up to 10 outlets and/or devices (1 inspection)"... |
| EV Charger Permit | It depends | Before installing, altering or modifying any part of the electrical system for an EV... | ...1 residential wiring applies ("Up to 10 outlets and/or devices (1 inspection)"... |
| Fence Permit | It depends | fences in a side or rear yard; the figure is 3 feet for a fence in the front yard | ...Fee is the Plan Review Fee plus the Permit Issuance Fee." For a valuation of $1 to... |
| HVAC Permit | Permit required | Any size | ...gas appliance (furnace, hydronic heat, heat pump)" "(maximum two inspections)"... |
| Plumbing Permit | Permit required | Any size | ...or a single kitchen or bathroom remodel" "(maximum two inspections)"... |
| Pool Permit | It depends | prefabricated pools with walls entirely above grade, accessory to a one- or two-family dwelling (Group R-3) | ...Fee is the Plan Review Fee plus the Permit Issuance Fee." For a valuation of $1 to... |
| Shed Permit | It depends | one-story detached storage shed or playhouse; a 10-foot height limit also applies | ...Fee is the Plan Review Fee plus the Permit Issuance Fee." For a valuation of $1 to... |
| Solar Permit | Permit required | Any size | ...Installations: "Solar Photovoltaic Systems" "10 KW rating or less"... |
| Water Heater Permit | Permit required | Any size | the residential single-unit plumbing category is "CATEGORY 1P" at $290 and "CATEGORY... |
Roof Replacement Permit in other California localities
Everything above, sourced
Code references
National and state model-code sections the general guidance on this page is drawn from. They are not San Francisco documents; the office above sets the local rules.
How this roof replacement permit page for San Francisco was verified. 2 official sources: sf.gov, codelibrary.amlegal.com; fee schedule: official document. Last checked by Mario Bailey, not confirmed with San Francisco Department of Building Inspection (DBI). Rules change; confirm before you build. How we verify.
Last checked: Report an error on this page
Compare Roof Replacement Permit requirements across California localities