Planning Division (Planning, Building and Code Enforcement)
Reviews building permit plans that show changes to the site or to the building exterior.
Plan check guide · San Jose
San Jose plan check guide
San José’s Building Division reviews plans electronically in SJePlans and publishes review times in working days for each discipline. This guide collects what the City publishes about its permit services, plan formats, timelines, resubmittals, and the information plan reviewers expect on the drawings.
In San Jose, the Building Division of the Planning, Building and Code Enforcement Department reviews plans through Standard Plan Review, with faster services such as STAR for eligible office tenant improvements and over-the-counter review for small residential work. Plans submitted on or after January 1, 2026 are reviewed under the 2025 California codes; applicants answer plan review comments and resubmit through SJePlans.
San Jose at a glance
The facts to confirm before you submit
| Question | What the official source says | Source |
|---|---|---|
| Who reviews building plans? | The Building Division, with Planning, the Fire Department’s Bureau of Fire Prevention, Public Works, Environmental Services, and the County Health Department when the scope requires them. | Form #348 Commercial & Industrial Projects Submittal Checklist (12/06/2023) |
| Which code applies? | Plans submitted on or after January 1, 2026 are reviewed under the 2025 California codes, including Building, Residential, Energy, Fire, and CALGreen. | City of San José – Adopted Building Codes |
| How are plans submitted? | Apply at SJPermits.org, then upload to SJePlans as unsecured, flattened, bookmarked landscape PDFs split by plan type, with stamp space at the top right of every sheet. | Standard Plan Review Service |
| How long does review take? | The City publishes approximate working days by project type: a new commercial building gets about 25 for the first architectural and structural review and 13 for later rounds. | Plan Review Time Frames |
| Are reviews running longer? | The Building Division says reviews are taking longer than normal and asks applicants to add 2 to 3 weeks to the published time frames. | Building Division (PBCE) landing page |
| How do I respond to comments? | Answer comments and resubmit through the SJePlans Respond and Resubmit task. Only the designated ePlan Applicant can upload plans and respond. | Standard Plan Review Service |
Sources reviewed September 12, 2026. Requirements change; confirm the current version with San José Building Division (Planning, Building and Code Enforcement).
Who reviews
Who comments on a San Jose permit set
The Building Division routes plans to other departments when the work touches the site or exterior, fire and hazardous materials systems, public infrastructure, or health-regulated uses.
San José Fire Department – Bureau of Fire Prevention
Reviews architectural plans routed with building applications for fire and hazmat compliance, issues deficiency comments, and provides directives listing required fire/hazmat system permits (sprinklers, alarms, hazardous materials) and inspections.
Public Works Department – Development Services
Reviews or clears flood zone, geologic hazard, grading, driveway/sidewalk and other Public Works items on commercial and industrial projects.
Environmental Services Department (Regional Wastewater Facility)
Approval required for food and drinking establishments, public swimming pools, and manufacturing discharge.
Santa Clara County Health Department
Approval required for food and drinking establishments and public swimming pools.
Review paths
Choose the right plan check path
Standard Plan Review Service
Default online path for commercial, industrial and residential projects needing plan review that don't qualify for a faster service: apply at SJPermits.org, upload to SJePlans, pay fees, answer reviewer comments, then permit issuance.
Streamlined Tenant Alteration Review (STAR) Service
Eligible Group B office interior tenant improvements or industrial tool installations reviewed in one 90-minute in-person City Hall meeting with Planning, Building, Public Works and Fire staff; 50% surcharge on plan review fees.
Best Prepared Designer Program
Enrollment program for building professionals; the Building Division says enrolled designers can get building permits in as little as 3 to 5 days.
Over-the-Counter Service
Walk-in, no appointment, for qualifying single-family/duplex work such as one-story additions under 500 sq ft or remodels up to 750 sq ft using prescriptive framing without engineering; permit issued during the visit if plans are accurate.
Residential Express Service
Permit issued in an online meeting for qualifying one-story single-family additions/remodels and accessory buildings under 500 sq ft; appointment required; fee is 1.5 times the single-family addition/alteration plan review fee.
Resubmittal/Revision Service
For applicants not using SJePlans who must resubmit corrected plans, and for revisions to plans after a permit has been issued.
Standard Plan Review, commercial (approx. working days, first/subsequent round): new building 25/13 and high-rise 40/15 for building, fire-architectural and structural review; mechanical/electrical/plumbing 10/5; fire protection and hazmat systems 15/7 (new building), 20/10 (high-rise). (source) Single-family/duplex (first/subsequent): new house 20/10, addition to one-story home 10/5, addition to two-story home 15/7, alterations without structural calcs 10/5, tract 25/13. MEP is checked in the field by the inspector; fire review 10/5. (source) Time frames count working days (no weekends, City holidays or closures) and apply only to Standard Plan Review; fire systems times apply regardless of service. Page last updated 02/13/2026. (source)
What San Jose asks for
What San Jose’s published checklists and Building Division Notes ask for
San Jose does not publish a correction list. These items come from the Building Division Notes on what plan reviewers expect on drawings, submittal checklists, and bulletins. Several notes date from February 2023 and cite the 2022 codes, and the tenant improvement checklist dates from 2000. Paraphrased from the department’s published documents, grouped by topic. The documents do not rank items by how often they are issued.
| Topic | What the published document asks for | Code cited | Sheets that usually change | Where it appears |
|---|---|---|---|---|
| Code analysis | Drawings must carry project data such as construction type, occupancy classification and square footage. | — | Cover sheet / code analysis sheet | BDN 01 Information Required on the Drawings, Required Information list |
| Occupant load and egress width | Include an exit analysis that shows exit access, exits and exit discharge along with the occupant loads they serve. | — | Code/life-safety plan, floor plans | BDN 01 Information Required on the Drawings, Required Information list |
| Fire-rated assemblies | Identify every fire-rated element (corridors, enclosures, shafts, passageways) with its rating or through a legend, and give complete construction details for each rated assembly. | — | Life-safety/code plan, floor plans, wall and assembly details | BDN 01 Information Required on the Drawings, Required Information list |
| Rated openings and penetrations | Detail how penetrations and openings in fire-rated assemblies are protected, and include door and window schedules. | — | Rated assembly details, door and window schedules | BDN 01 Information Required on the Drawings, Required Information list |
| Rated openings and penetrations | Mechanical submittals should locate fire, smoke-fire and air dampers and include fire-resistive separation details and corridor construction showing openings and penetrations. | — | Mechanical plans, rated assembly details | Form #323, p. 4, Mechanical Plan Submittal Checklist |
| Path of travel in alterations | For work in existing buildings, include the City's Accessibility Compliance Form, plus an Unreasonable Hardship request where one applies. | — | Cover sheet or accessibility sheet | BDN 01 Information Required on the Drawings, Required Information list |
| Path of travel in alterations | Commercial remodels must provide accessible parking near accessible entrances, directional signs at inaccessible entrances, a path of travel to the remodeled area, and accessible toilets, phones and drinking fountains. | — | Site plan, path-of-travel plan, restroom plans and details, signage details | Bulletin #226 Disability Access Requirements (03/26/2023), p. 2, General Accessibility Requirements chart – Commercial Remodels |
| Path of travel in alterations | For tenant improvements, a key plan should locate the work within the building and show the path of travel to exits and the accessible main entrance. | — | Key plan / accessibility path-of-travel plan | Tenant Improvements – Plan Checklist (Handout No. 2-10), Sec. II, A-3 Key Plan |
| Special inspection | The statement of special inspections on the plans must list every material, system and work item requiring inspection, the type and extent of each, and continuous or periodic frequency. | CBC 2022 §1704.3; §§1705.12–1705.14 (as cited) | Structural general notes / special inspection schedule | BDN 11 Special Inspection Plan Checks (Feb. 1, 2023), Required Special Inspection Information on Plan – Typical Comments |
| Special inspection | Before permit issuance, submit the Special Inspection and Testing Form signed by all parties, using an agency from the City-approved list, plus the contractor's statement of responsibility. | CBC 2022 §1704.4 (as cited) | Usually no sheet change; form and inspector matrix submitted with permit documents | BDN 11 Special Inspection Plan Checks, Special Inspection Form – Typical Comments |
| Special inspection | Plans must outline a schedule of structural observation stages; the Building Official may require observation for complex or unusual framing, separate from special and City inspections. | CBC 2022 §1704.6.1, §1705, §110 (as cited) | Structural general notes | BDN 05 Structural Observation (Feb. 1, 2023), Findings |
| Deferred submittals | The design professional of record lists deferred items on the drawing cover sheet and approves those documents before City submittal; installation waits for Building Division approval. | — | Cover sheet (deferred submittal list) | Form #319 Deferred Submittal Form (12/09/2020), p. 2, Requirements for Deferred Submittals |
| Deferred submittals | Deferred packages must be stamped by a registered design professional and marked reviewed by the professional of record; single-family dwellings and shear wall holdown systems are not accepted as deferred. | — | Cover sheet deferred list; structural drawings for holdowns | BDN 02 Deferred Submittals Review Procedure (Feb. 1, 2023) |
| Allowable height and area | Tenant improvement cover sheets should show allowable floor area calculations, occupancy groups, construction type, and gross tenant area for each floor and tenant. | — | Cover sheet / code analysis | Tenant Improvements – Plan Checklist (Handout No. 2-10, published 8/21/00), Sec. II, A-1 item 4 |
| Accessible route and entrances | At least one accessible route must run from site arrival points (streets, sidewalks, accessible parking, loading zones, transit stops) to the entrance, following the general public route where feasible. | — | Site plan, accessibility site plan | Bulletin #226 Disability Access Requirements, p. 1, accessible route to the entrance |
| Structural calculations and signatures | Clearly define the lateral force-resisting system with load-path details, list seismic and wind design factors, and show minimum shear wall lengths and holdown locations. | CBC 2022 §1603.1.4, §1603.1.5 (as cited) | Structural general notes, foundation and framing/shear wall plans, details | BDN 01 Information Required on the Drawings, Required Information list |
| Structural calculations and signatures | A registered architect or engineer must stamp and sign plans for new buildings, additions, structural alterations, occupancy changes, exiting changes, and remodels affecting rated corridors or occupancy separations. | Cal. Bus. & Prof. Code §5537; 2022 CBC Ch. 23 (as cited) | All sheets (title block stamp and signature) | Bulletin #240 Plans That Require an Architect or Engineer (06/03/2025), p. 2 |
| Geotechnical report | The minimum submittal checklist lists a soil report and a seismic hazard zone report among support documents, when applicable to the project. | — | Foundation plan, structural notes referencing the report | Form #323, p. 3, Minimum Plan & Document Submittal Checklist – Support Documents |
| Energy compliance | Title 24 energy calculations and forms are required for new construction, envelope alterations, HVAC changes beyond equipment replacement, or replacing at least half the lighting fixtures in the work area. | — | Title 24 energy compliance sheets, lighting and mechanical plans | Form #323 Plan Review Submittal Package (02/28/2023), p. 2, Calculation Requirements |
| Green building | Place the CALGreen Mandatory Measures Checklist on the drawings. | — | CALGreen sheet | BDN 01 Information Required on the Drawings, Required Information list |
| Plumbing fixture count | In qualifying Group B take-out or limited-seating spaces, employee restrooms need not serve customers, but restrooms installed for employees must still meet CBC accessibility requirements. | CPC 2022 Table 422.1, §422.4; CBC Ch. 11B (as cited) | Code analysis (plumbing fixture count), restroom plans | BDN 29 Minimum Plumbing Facilities (Feb. 1, 2023), Findings |
| Fire sprinklers and alarms | Projects that affect or add fire sprinklers, fire alarms, or hazardous materials storage need review or clearance from the Fire Department's Fire Prevention Bureau. | — | Fire protection and alarm plans (often deferred), code analysis sheet | Form #348 Commercial & Industrial Projects Submittal Checklist (12/06/2023), p. 3, Section 5 Approvals or Clearances |
| Site plan information | Provide a dimensioned site plan locating the building, any existing structures, and their distances to property lines. | — | Site plan | BDN 01 Information Required on the Drawings, Required Information list |
| Other | The cover sheet needs a scope-of-work statement that clearly names every item intended to be reviewed under this permit. | — | Cover sheet | BDN 01 Information Required on the Drawings (Feb. 1, 2023), Required Information list |
| Other | Drawings must be to scale, fully dimensioned and legible in grayscale, with text at least 10 pt and symbols or hatching, not color, defined in a legend. | — | All sheets | Bulletin #227 Electronic Plan Review – File Format Requirements (08/02/2024), item 6 |
Respond and resubmit
Responding to San Jose plan review comments
On SJePlans projects, only the ePlan Applicant can upload plans and respond to plan review comments; corrections are resubmitted through the SJePlans Respond and Resubmit task. Source
Without SJePlans: separate corrected plan files by trade (single-family excepted), format them per Bulletin 227, and include a response-to-comments letter for each trade set that received comments, sent as the comment letter instructs. Source
Planning comments or site/exterior changes go to Planning's electronic plan review mailbox; Fire comments to the Fire resubmittal mailbox; Public Works comments to the assigned Public Works plan reviewer. Source
Fire resubmittals should include updated digital architectural plans, the requested documents, and a narrative describing the changes. Source
In non-SJePlans file names, a submission number marks each round: S1 for the first submittal, S2 for the next resubmittal or revision, then S3, S4 and so on. Source
The City warns that inaccurate plans lead to resubmittals and additional fees. Source
Official documents
San Jose lists and checklists to work from
- Form #323 Plan Review Submittal Package – Commercial, Industrial, Multifamily
Submittal form, plan order, calculation triggers, reviewing departments, and minimum plan/document checklist incl. electrical, mechanical and plumbing plan items
- Form #348 Commercial & Industrial Projects Submittal Checklist
Required submittal checklist for commercial/industrial projects needing plan review: project info, plans, forms, calculations, and outside approvals
- Bulletin #227 Electronic Plan Review – File Format Requirements
PDF format, stamp space, file/folder naming, scale, legibility and bookmarking for non-SJePlans electronic submittals
- Tenant Improvements – Plan Checklist (Building Division Informational Handout No. 2-10, Suggested Document Submittal List – Tenant Improvements)
Drawing, calculation and document contents for tenant improvement plan sets
- Bulletin #226 Disability Access Requirements
Accessibility overview and City summary chart for new and remodeled commercial, multifamily and single-family properties
- Bulletin #240 Plans That Require an Architect or Engineer
When plans must be stamped by a registered architect or engineer vs. prepared by laypersons
- Form #319 Deferred Submittal Form
Deferred submittal schedule and requirements
- Building Division Note (BDN) 01 – Information Required on the Drawings
Information plan reviewers expect on drawings: scope, project data, site plan, fire-rated elements, exiting, lateral system, special inspection, deferred submittals, energy, CALGreen
- BDN 02 – Deferred Submittals Review Procedure
Procedure and exclusions for deferred submittals
- BDN 05 – Structural Observation
Clarifies structural observation requirements and the schedule on plans
- BDN 11 – Special Inspection Plan Check Comments (document titled Special Inspection Plan Checks)
Typical plan check comments on the special inspection form and special inspection information on plans
- BDN 29 – Minimum Plumbing Facilities
Customer restroom exemption for qualifying take-out/limited-seating Group B spaces
- Plan Review Notes and Building Division Notes (index page)
Index of BDNs (2022 codes) and older PRN/PCN notes (2019, 2016, 2013 codes) on technical plan review topics
Before you submit
Check the set before San Jose does
Upload the drawings with the California code and San Jose amendment PDFs that apply to the project. Groundbook compares the sheets with each other and with those references, and links each potential issue to its sources for your team to verify.
Pre-permit review
Look for incomplete information and conflicting requirements before the first plan check cycle.
Prepare for submissionDrawing-to-code review
Compare the stated design with the code and local references you supply.
Review against codesUse local code references
Which code PDFs to bring, and how Groundbook uses them in a review.
Read the guideQuestions, answered
San Jose plan check FAQs
Which code edition will San José use to check my plans?
Plans submitted on or after January 1, 2026 are reviewed under the 2025 California codes, including Building, Residential, Electrical, Mechanical, Plumbing, Fire, Energy and CALGreen, which replaced the 2022 codes.
How long does the first round of plan check take?
Standard Plan Review targets are published in working days. For example, a new commercial building gets about 25 days for first architectural/structural review and 13 for later rounds; a new single-family home gets 20 and 10. Fire systems review has separate targets.
How do I respond to plan review comments and resubmit?
SJePlans users resubmit through SJePlans. Otherwise, upload corrected plans split by trade (single-family excepted), formatted per Bulletin 227, with a response-to-comments letter for each trade that got comments. Planning, Fire and Public Works resubmittals go to their own contacts.
Can an office tenant improvement skip the standard plan review queue?
Possibly. STAR covers eligible Group B office tenant improvements up to 50,000 sq ft on one floor, with no change of use or exiting, additions, exterior site work or major structural work. Review happens in one 90-minute City Hall meeting with a 50% fee surcharge.
Does Groundbook approve permits or replace San Jose plan check?
No. Groundbook surfaces potential conflicts and omissions in the drawings you upload, with links to the sources, for your team to verify before submitting. San Jose reviews the application and makes every approval decision.
Official source directory
Keep the reference trail
- City of San José – Adopted Building Codes
2025 codes effective Jan. 1, 2026; lists all adopted 2025 California codes. Opened in browser (site blocks automated fetch).
- City Council memorandum, File 25-1131 (Oct. 6, 2025): Adopting the 2025 California Building Standards with Local Technical Amendments
Explains Title 24 chapters 24.01–24.12 (CBC in 24.03, CRC in 24.09), Fire Code in 17.12, retained amendments (structural, fire sprinkler), repeal of reach codes.
- Draft Ordinance 8.2(a) amending Title 24 (Technical Codes), council packet
Marked DRAFT. SJMC 24.03.100–.130 adopt 2025 CBC with Appendices C, J, Q; 24.03.220–.250 remove sprinkler exceptions in CBC 402.5, 403.3, 404.3, 410.6.
- Draft Ordinance 8.2(c) amending Chapter 17.12 (San José Fire Code), council packet
Marked DRAFT/REVISED 10/17/2025. Amends CFC 903.2 (sprinkler triggers) via SJMC 17.12.
- City Council Meeting Minutes, Nov. 18, 2025
Records adoption (11-0-0) of Ordinance Nos. 31256 (Title 24 Technical Codes), 31257 (Ch. 24.10/24.12 CALGreen and Energy) and 31258 (Ch. 17.12/17.68 Fire Code).
- Standard Plan Review Service
Updated 04-12-2026. Eligible projects, SJPermits/SJePlans steps, file naming and PDF formatting, stamp space, resubmittals and revisions.
- Resubmittal/Revision Service
Non-SJePlans resubmittal instructions, response-to-comments letter, routing by department, revisions to issued permits.
- Building Permit Services
Overview of all permit services; links to real-time Customer Service Dashboards.
- Plan Review Time Frames
Last updated 02/13/2026. Approximate working-day review times by project type and review discipline.
- San José Fire Department – Development Services
Fire plan review role, deficiency comments, resubmittals with narrative, directives, fire system permit types.
- Streamlined Tenant Alteration Review (STAR) Service
Eligibility, 90-minute meeting, 50% surcharge, submittal and hard-copy requirements (min. 24x36, stamped; Accessibility Compliance Form on cover).
- Public Works – Development Services
Division responsibilities for public infrastructure on development projects.
- Stormwater Management Measures (Planning Division)
NPDES C.3 requirements for Regulated Projects; ESD inspects treatment features.
- Residential Express Service
Criteria, 1.5x fee, virtual meeting process.
- Over-the-Counter Service
Walk-in single-family/duplex service criteria.
- Tenant Improvement (Start Your Project)
Updated 03/30/2026. Required forms/checklists for TI, STAR vs Standard Plan Review; notes inaccurate plans cause resubmittals and more fees.
- Help for SJPermits & SJePlans (incl. SJePlans FAQs)
Guides incl. Step #6 Prescreen Corrections and Step #7 Respond and Resubmit; SJePlans runs on ProjectDox; Fire/Planning accept electronic stamps on approved plans.
- Building Bulletins & Forms
Master list of Building Division forms, bulletins, checklists, directives and plan review notes.
- Form #323 Plan Review Submittal Package – Commercial, Industrial, Multifamily (02/28/2023)
Sheet size 18x24 or 24x36; plan order; architect/engineer of record stamps and signs all pages and wet-signs/wet-stamps the cover at permit issuance; minimum document checklist.
- Form #348 Commercial & Industrial Projects Submittal Checklist (12/06/2023)
Applicant is the single contact who uploads plans and responds to all comments; outside approvals/clearances table.
- Bulletin #227 Electronic Plan Review – File Format Requirements (08/02/2024)
For non-SJePlans electronic submittals: PDF rules, 6x6 cover and 3x3 title-block stamp spaces, S#-DISCIPLINE-FOLDER#-DESCRIPTOR naming, 10 pt minimum text.
- Tenant Improvements – Plan Checklist (Handout No. 2-10, published 8/21/00)
Linked as the current TI Plan Checklist but dated 2000 and references legacy model codes.
- Bulletin #226 Disability Access Requirements (03/26/2023)
Accessible route, entrance, toilet facilities; City requirements chart.
- Bulletin #240 Plans That Require an Architect or Engineer (06/03/2025)
Cites Bus. & Prof. Code §5537 and 2022 CBC Ch. 23.
- Form #319 Deferred Submittal Form (12/09/2020)
Deferred submittal schedule and requirements.
- Plan Review Notes and Building Division Notes (index)
BDNs aligned with 2022 California codes; older PRN/PCN sets.
- BDN 01 Information Required on the Drawings (Feb. 1, 2023)
Approved by the Chief Building Official.
- BDN 02 Deferred Submittals Review Procedure (Feb. 1, 2023)
Procedure and items not accepted for deferral.
- BDN 05 Structural Observation (Feb. 1, 2023)
Clarifies 2022 CBC §1704.6.1.
- BDN 11 Special Inspection Plan Checks (Feb. 1, 2023)
Typical special inspection plan check comments; 2022 CBC Ch. 17.
- BDN 29 Minimum Plumbing Facilities (Feb. 1, 2023)
2022 CPC Table 422.1 and §422.4; CBC Ch. 11B.
- Building Division Directives (index)
Titles only; individual directives not opened.
- SJPermits.org – Online Permit Services
City online permitting portal; links to SJePlans, fee estimator, building handouts.
- Legistar File 25-1131 detail
Council item 8.2, Oct. 28, 2025; lists memoranda and three ordinances.
- Draft Ordinance 8.2(b) amending Chapters 24.10 (CALGreen) and 24.12 (Energy), council packet
Adopts 2025 CALGreen and Energy Code; repeals prior local reach-code parts of 24.10 and 24.12.
- Building Division (PBCE) landing page
Building Division home page: uses 'PBCE' (e-newsletter); oversees the Permit Center and SJPermits.org; asks applicants to add 2-3 weeks to published review time frames; describes the Best Prepared Designer Program (permits in as little as 3-5 days).
California plan review guide · All plan check corrections · California AB 253 private plan review · Los Angeles plan check · San Francisco plan check · San Diego plan check · Seattle plan check · New York City plan check
Find the corrections before the plans examiner does
Upload the drawing set with the code and local references that govern it. Groundbook links each potential issue to its sources for your team to verify.