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Playbook · San Francisco

San Francisco: the commercial over-the-counter permit path

An example of how one commercial permit moves in San Francisco, using the city's own step-by-step page for over-the-counter (OTC) commercial projects. Stages differ by permit type and by city, so treat this as the San Francisco example, not a rule for anywhere else.

2Plan sets to bring
DBIReviewer of every building permit
Only after issuanceStart work
3 to 4.5% of construction costFees, per the city's page

The whole path at a glance

Flowchart: Does the project qualify for over the counter? (if not: It is reviewed in-house instead); Prepare two sets of plans and the role forms; Submit at the Permit Center and get an application number; Did plan check ask for changes? (if not: Go on to fees); Pay fees, get the job card, then start workDoes the project qualifyfor over the counter?No: It isreviewed in-houseinsteadYesPrepare two sets of plansand the role formsSubmit at the PermitCenter and get anapplication numberDid plan check ask forchanges?No: Go on tofeesYesPay fees, get the jobcard, then start work
Every step is explained below, with the official source for each fact.

Step by step

  1. Check whether the project qualifies for over the counter

    • The city lists commercial tenant improvement projects, office or other B occupancy remodels, power door operators, and permits for the Accessible Business Entrance program.
    • All commercial building projects need architectural plans, so the page says to hire a designer or architect. Projects that don't qualify for OTC are reviewed in-house.
    Watch out: Stages differ by permit type. This is the San Francisco OTC example only.
    Sources

    sf.gov: Get an Over-the-Counter permit for your commercial project · sf.gov: Over-the-Counter (OTC) permits

  2. Prepare plans and the forms for your role

    • Bring 2 sets of plans when you submit the building permit application.
    • Owners complete the Property Owner's Disclosures form. Commercial tenants and business owners complete the owner package with the property owner's authorization. Contractors complete the contractor statement.
    • The page also lists the permit application form, the Green Building form (required for all building permit applications), water use forms for projects that add new water fixtures or fire sprinklers, and the Health Plan Review form.
    Sources

    sf.gov: Get an Over-the-Counter permit for your commercial project

  3. Submit and get an application number

    • Over the counter with plans is still offered in person at the Permit Center, per the city's Permit Center services page. Go there to submit. You receive a building permit application number, and staff review the application, check the plans and route it to the required stations in person.
    • You may need to come back on another day to finish your plans.
    • The Department of Building Inspection (DBI) reviews every building permit application for life safety and building code compliance.
    • Trade permits for mechanical, electrical, plumbing and solar are also available in person, and licensed contractors with an online DBI account can apply for them online.
    Watch out: San Francisco is moving some permit filing online through PermitSF, and the city's pages change. Check sf.gov for where your permit type is filed before you go.
    Sources

    sf.gov: Permit Center services · sf.gov: Get an Over-the-Counter permit for your commercial project · sf.gov: Building permits · sf.gov: PermitSF

  4. Answer plan check comments

    • If plan check comments require changes, update the plans and schedule a recheck with your first-review plan checker by email.
    Sources

    sf.gov: Get an Over-the-Counter permit for your commercial project

  5. Get related permits, pay fees and get the job card

    • You may need a street space permit or trades permits. The page says registered contractors can use instant online permits for electrical and plumbing.
    • The page lists fees at 3 to 4.5% of construction cost. You must have your job card before construction starts, and the page says to post your construction document at the site.
    Watch out: Only start work after permit issuance.
    Sources

    sf.gov: Get an Over-the-Counter permit for your commercial project · sf.gov: Building permits

  6. Inspections and sign-off

    • Inspectors check the work for code compliance and permit scope.
    • The city pages we read do not lay out the final sign-off steps for this path, so we don't describe them here. Check with DBI for your permit.
    Sources

    sf.gov: Building permits

Honest effort and what goes wrong

A small tenant improvement can move quickly over the counter, but plan on at least one trip to the Permit Center and time to get plans drawn first. Larger or non-qualifying projects go through in-house review, which takes longer.

Next steps

See this week's commercial jobs by trade

See this week's commercial jobs by trade: pickersdesk.com/permits.html

See Permit Watch

Educational only: not legal, tax or financial advice. Source: San Francisco city pages (sf.gov), read October 22, 2026; city pages change. Picker's Desk isn't affiliated with the City and County of San Francisco. Last checked against the sources October 22, 2026. Spot something out of date? Email roger@pickersdesk.com.