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Building & Safety - Permits

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1. When is the new 2022 California Building Standards Code effective?

The new 2022 California Building Standards Code will become effective January 1, 2023. All Over-the-Counter permits issued after January 1, 2023, must comply with the new 2022 California Building Standards Codes. All projects submitted for plan check to the Building Division after January 1, 2023, must comply with the new 2022 California Building Standards Code.

2. Construction Rules, Hours, and Holidays

Construction Hours and Days

Unless otherwise noted, construction hours and days are as follows:

• Monday through Friday 7:30 AM to 6:00 PM
• Saturday 9:00 AM to 6:00 PM
• Construction is prohibited on Sunday and the following City observed holidays:
  • New Year's Day
  • Martin Luther King, Jr. Day
  • Presidents' Day
  • Memorial Day
  • Independence Day
  • Labor Day
  • Columbus Day
  • Veterans' Day
  • Thanksgiving Day and the Friday after Thanksgiving
  • Christmas Day

3. Violations and Penalties

113.1 Violations. No person shall erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy or maintain any building, structure or building service equipment or perform any grading in the City or cause or permit the same to be done contrary to, or in violation of, any of the provisions of this code or any of the technical codes.

113.4 Penalties. Any person who violates any provision of this code or any of the technical codes shall be deemed guilty of a misdemeanor, and shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation continued or was permitted, and upon conviction is punishable as set forth in Section 1.08.010 of the Rancho Palos Verdes Municipal Code.

113.5 Penalty fees. The permit fees and charges made pursuant to Title 15 of the Rancho Palos Verdes Municipal Code shall be tripled (not including fees for nonstructural fixture) when work requiring a permit has been started or continued or finished prior to obtaining permit. The triple fee shall be based on the structural permit fee, or square footage of remodel area, or a minimum fee as established pursuant to city council resolution.

(Ord. 468 § 6 (part), 2008: Ord. 469U § 6 (part), 2007)

(Ord. No. 516, § 6, 12-7-10; Ord. No. 551, § 6, 12-17-13; Ord. No. 554U, § 6, 12-17-13; Ord. No. 589, § 5, 11-1-16; Ord. No. 630, § 5, 11-6-19; Ord. No. 669, § 7, 11-15-22)

https://library.municode.com/CA/Rancho Palos Verdes/CODES/Code_of_Ordinances?nodeId=TIT15BUCO_CH15.18ADCO_15.18.040ADCOAMIOPE

4. If my project was permitted under the 2019 California Building Standards Code and I need to revise my approved plans, which edition of the codes will be applicable?

It depends on the type of revisions being made. A simple minor clarification will not necessitate the need to revise the plans to comply with the new 2022 California Building Standards Code. A major change and/or addition to a project will need to comply with the new 2022 California Building Standards Code. Each specific case will need to be reviewed by the Building Department to determine which edition of the California Building Standards Code the revisions must comply with.

5. My Permit has expired. What's next?

Plan checks for development projects where permits have expired for a period of less than one year shall be assessed a fee equal to half of the amount of the applicable plan check fee, as set forth in the resolution establishing said fee, if the plans that are being resubmitted are identical to the prior plans. Said fee shall be paid when the plans are re-submitted for review by the building official.

105.5 Expiration. Every permit issued by the building official under the provisions of the technical codes shall expire by limitation and become null and void, if the building or work authorized by such permit is not completed through final inspection within the allowed time from the date of issuance of such permit, which time shall be as follows: up to 5,000 square feet, 18 months; 5,000 to 10,000 square feet, 24 months; over 10,000 square feet, 30 months. For good cause, upon initial application for a permit, the building official may establish a different expiration date when it is anticipated such date will be necessary to complete construction due to extenuating circumstances. Upon expiration, before work under the permit can be recommenced, a new permit shall be obtained. Such new permit shall be valid for 24 months, and the fee therefore shall be one half the amount required for a new permit for such work, if no changes have been made or will be made in the original plans and specifications for the work and not more than one year has passed since the expiration of the permit; otherwise, such new permit shall be subject to all terms and conditions applicable to new permits.

Any permittee holding an unexpired permit may apply for an extension of the time within which the permittee may complete work under that permit when the permittee is unable to complete the work within the time required by this section although proceeding with due diligence. Application for extension shall be filed on forms prescribed by the building official and be accompanied by payment of the fee as established by city council resolution. The building official may extend the time for completion of work under the permit by the permittee for a period of time not exceeding 180 days upon finding the permittee has been proceeding with due diligence and that circumstances beyond the control of the permittee have prevented action from being completed. No permit shall be so extended more than once.

Notwithstanding the foregoing, for any property where construction has been performed pursuant to one or more unexpired permits for a period of at least four years and is adversely affecting adjacent properties or the owners or occupants thereof, as documented in written complaints submitted to the Building Official or Director of Community Development, the Building Official shall not issue a new building permit for any new work or an extension of an existing unexpired permit until all work being performed pursuant to any unexpired building permit has been completed and the City has issued a final approval or a certificate of occupancy thereof. This provision shall not apply to: 1. emergency work; 2. work that is necessary to preserve the integrity of the structure; or 3. work that, in the opinion of the Building Official, will mitigate impacts to an adjacent property.

https://library.municode.com/CA/Rancho Palos Verdes/CODES/Code_of_Ordinances?nodeId=TIT15BUCO_CH15.18ADCO_15.18.050ADCOAMXPPE

6. Who do I call if my building is in the unincorporated area, not the Rancho Palos Verdes?

The number of the Los Angeles County Building Division is (562) 946-1390. The number for the Department of Regional Planning is (213) 974-6411.

7. Legalize Unpermitted Work

Unpermitted work is construction that doesn’t have the necessary approval by the city. This means the city either isn’t aware of the work, wouldn’t approve the work, or doesn’t know whether it is up to code. The City of Rancho Palos Verdes requires permits to be obtained for most types of construction and remodeling projects to ensure that the work done complies with local building codes and safety standards. However, there are occasions where the homeowners build without permits without city approval. Fortunately, The City of Rancho Palos Verdes allows getting a retroactive building permit if the work meets the minimum local codes and standards without demolishing the entire building or starting from scratch. 

 If a property owner can demonstrate to the satisfaction of the director that an unpermitted structure which is the subject of an after-the-fact application was constructed prior to the current property owner taking title to the property and was not disclosed by the previous property owners, then the penalty fees may be waived by the director.

https://library.municode.com/ca/rancho_palos_verdes/codes/code_of_ordinances?nodeId=TIT17ZO_ARTVIIIAD_CH17.86EN_17.86.080PEFE

 

8. When Do I Need a Demolition Permit?

A permit is required to be issued by the Building and Safety Department, whenever a building is being demolished. This is to assure that construction debris has been removed, sewer or septic lines have been properly capped, and the site is restored to a safe condition to ensure that all health and safety hazards have been removed. Demolition permits are usually issued over-the- counter at the Building and Safety Division and the permit fees are minimal.

California State Law also requires that all contaminants, such as asbestos, lead, and soil contaminants, be properly disposed of. Therefore, it is of utmost importance that all demolition permit applicants first obtain clearance from the South Coast Air Quality Management District, prior to applying for a demolition permit from the City of Rancho Palos Verdes. This may include a requirement to have the property tested for lead, and/ or asbestos by a certified testing agency.

South Coast Air Quality Management District may be reached at 21865 Copley Dr. - Diamond Bar CA 91765, via telephone at (909) 396-2000, or the District’s website.

For further information, please contact the Building and Safety Division at (310) 544-5280 for additional information regarding demolition permits or stop by our counter at City Hall.

9. Where can I find the original plans for my house?

The County of Los Angeles Building Code requires that building plans be retained for a minimum of 90 days from the date of completion of the work covered on the plans. After 90 days, residential plans are typically discarded. The space required to store plans for every house built in the unincorporated county areas makes it prohibitive to keep them. One possible option for finding the as-built plans for any structure is to contact the original builder, designer, and/or engineer. This information can typically be found on the original building permit.

10. What is the California Building Standards Code?

A: The California Building Standards Code (CBSC) is maintained by the California Building Standards Commission (www.bsc.ca.gov) and contains the codes and laws that regulate the construction of all buildings and structures in the State of California. The CBSC is Title 24 of the California Code of Regulations (CCR) and consists of twelve parts: Five (5) parts are authored by the State of California and seven (7) parts are based on model codes that are authored by various model code writing bodies.

The new 2022 California Building Standards Code includes:

• Part 1, 2022 California Administrative Code (CAC) published by the International Code Council (ICC)
• Part 2, 2022 California Building Code (CBC), which is based on the 2021 International Building Code (IBC) published by the International Code Council (ICC)
• Part 2.5, 2022 California Residential Code (CRC), which is based on the 2022 International Residential Code (IRC) published by the International Code Council (ICC)
• Part 3, 2022 California Electrical Code (CEC), which is based on the 2020 National Electrical Code (NEC) published by the National Fire Protection Association (NFPA)
• Part 4, 2022 California Mechanical Code (CMC), which is based on the 2021 Uniform Mechanical Code (UMC) published by the International Association of Plumbing and Mechanical Officials (IAPMO)
• Part 5, 2022 California Plumbing Code (CPC), which is based on the 2021 Uniform Plumbing Code (UPC) published by the International Association of Plumbing and Mechanical Officials (IAPMO) Part 6, 2022 California Energy Code (CEC), which is written by the California Energy Commission (CEC), and published by the California Building Standards Commission
• Part 8, 2022 California Historical Building Code (CHBC) published by the International Code Council (ICC)
• Part 9, 2022 California Fire Code (CFC), which is based on the 2021 International Fire Code (IFC) published by the International Code Council (ICC)
• Part 10, 2022 California Existing Building Code (CEBC), which is based on the 2021 International Existing Building Code (IEBC) published by the International Code Council (ICC)
• Part 11, 2022 California Green Building Standards Code (CGBSC), which is based on the 2021 International Building Code (IBC) published by the California Building Standards Commission
• Part 12, 2022 California Referenced Standards Code (CRSC) published by the International Code Council (ICC)

11. Why do I need a building permit?

A building permit must be obtained before you construct, enlarge, alter, move, replace, repair, improve, convert, demolish or change the occupancy of a building or structure. Building permit is not required for certain work such as  one-story detached accessory structure (Sheds, Playhouse, etc.) not exceeding 120 square feet, fences not over 7 ft. high, retaining walls not over 4 ft. in height (measured from the bottom of the footing to the top of the wall), etc. For complete list of work exempt from permit see California Residential Code Section R105 and California Building Code Section 105.

All retaining walls, regardless of height, supporting a surcharge (i.e. road, structure or hillside, etc.) require a building permit.

12. Can I apply for a permit online?

Yes! All permits can be applied for online. Smaller permits can be applied

for through our eTrakit - Over the Counter Permitting Portal .These smaller permits

include: Electrical permits, HVAC, Solar, Electrical Panel Upgrades, 

Re-Roofs, Plumbing permits, Water Heater* permits (*May need planning

approval prior to B&S Issuance*), etc.

-Kitchen and Bathroom Remodels, Exterior Door, Window & Skylight

Changeouts, ESS, etc can also be submitted for online “over-the-counter”

review when submitted to Buildingsafety@rpvca.gov .

-Any other reviews must be uploaded onto our online portal.

Online-Plan-Check-Portal .

13. When are permits needed?

 PERMITS AND INSPECTIONS ARE REQUIRED FOR THE FOLLOWING:

1. New Attached or Detached Buildings and Structures (Residential and Non-Residential) with a floor area greater than 120 square feet*
2. Tenant Improvements
3. Roof and Ground Mount Solar Installation
4. Patio Covers (Solid and Lattice)
5. Enclosed Patios
6. Electric Charging Station
7. Additions and Alterations
8. Pools and Spas
9. Carports, Garages and Barns
10. Fences over 6 ft. in height
11. Retaining Walls over 4 ft. in height, measured from the bottom of the footing or retaining walls supporting a surcharge.
12. Electrical, Plumbing, Mechanical and Structural Repairs
13. Re-roofing (Residential and Non-Residential)
14. Temporary structures such as a modular unit, recreational vehicle/trailer.
15. Onsite Grading of 50 cubic yards (cut & fill) or more
16. Demolition
17. Erosion Control
18. Wall or Monument Signs
19. Other types of construction activities, not listed here, may require a permit. All building setbacks must be maintained, whether a building requires a permit or not. Please contact a representative of the Building and Safety Division at (310) 544-5280

14. Can plan check be done over the counter?

The Building Department only does non-structural plan check over the counter. This includes Kitchen Remodels, Bathroom Remodels, and Solar Plans. Solar Plans can be expedited through our

ETrakit-Online-Permitting-Portal . Kitchen and Bathroom Remodels can also be submitted for online as an “over-the-counter” review when submitted to BuildingSafety@rpvca.gov . Any other major type of reviews must be uploaded onto our online portal. Online-Plan-Check-Portal

15. What type of building inspections are required?

Building Inspections:

 

• Foundation Inspection: When the excavation for footings is complete and footing forms and required reinforcing steel and structural embedment are in place, but before any concrete is placed. (Also needed are separate underground electrical, plumbing and mechanical inspections).

 

• Exterior Shear inspection:  When all exterior sheer elements are in place & correctly nailed, all required hardware (straps, clips, holdowns, ties & caps) are installed.

 

• Roof Sheathing Inspection: When all roof framing members are installed and the plywood or other sheathing is complete along with any required strapping.

 

• Wood Framing Inspection: When all roof, walls and floor framing, fire blocking, draft stopping and all pipes, chimney, vents and duct work are in place, but before any work is covered. Wood framing inspection will not be approved until rough mechanical, electrical, and plumbing inspections are completed.

 

• Insulation Inspection: When all thermal insulation is in place but before it is concealed. Inspect state energy requirements stated on the approved plans.

 

• Lath and/or Gypsum Board Inspection: After all lath and gypsum board is in place but before any stucco is applied, or before gypsum board joints and fasteners are taped and finished.

 

• Reinforced Masonry Inspection: In grouted masonry before any units are laid up, all steel must be tied and in place ready for concrete foundation pour. Grout inspection is required after units are laid. Final inspection is required after cells are grouted and cap is installed.

 

• Structural Steel Inspection: When structural steel members are in place and required connections are complete but before concealing any members or connections. Certificates of Compliance are to be given to the City Inspector.

 

• Re-roof Inspection: Sheathing inspection and building final inspection. 

Electrical Inspection:

 

• Underground: After conduit or cable has been installed in trench but not covered.

 

• Rough wiring: Before any part of the work is concealed and prior to framing inspection. Telephone, television, intercom, security, doorbell and thermostat cable need to be in place for rough inspection. Compliance with Title 24 Requirements for Residential Lighting is checked.

 

• Final: When all fixtures, appliances, and systems are in place and connected.

Plumbing Inspections:

 

• Underground or sub-floor plumbing: After material has been installed and tested, including sewer.  Sewer Cap, is inspected for demolition projects.

 

• Rough plumbing: Before any part of the work is concealed (including shower pan hot mop), prior to framing inspection and after roofing is installed.

 

• Gas piping test: After lath or gypsum board has been installed.

 

• Shower pan.

 

• Final: After all fixtures are in place and connected.

Heating, Ventilating and Air Conditioning Inspections:

 

• Underground/Sub-floor duct inspection.

 

• Rough: Before any part of the work is concealed, metal fireplace rough, prior to framing inspection and after roofing is installed.

 

• Final: All appliances and equipment are in place and connected (Performance test may be required).

Final Inspection:

 

• Call for final inspection when the construction has been completed.

 

• All external surfaces must be painted, or otherwise sealed, weather-stripping must be installed on all new windows and doors, and all electrical or plumbing fixtures have been installed. Interior painting, wallpapering, or carpeting need not be complete.

• Smoke & Carbon Monoxide alarms must be installed as required by the latest edition of the California Residential Code.

16. Do I need Sanitation District or septic tank approval for my plans?

Sanitation District Approval for Sewer Service

You will be required to provide sanitary district approved plans at final inspection for newly constructed buildings and detached structures with plumbing. 

Environmental Health and Safety (EHS) Approval for Septic Tanks EHS approved plans will be required at application submittal. 

What are the Sanitary District Requirements?  

Sanitary District staff will review the project plans to ensure there will be no adverse impacts on the sanitary sewer system and no encroachment into a sanitary sewer easement.

We urge applicants to contact the appropriate district prior to beginning construction. It is the applicant's responsibility to receive sanitary approval.

The following projects require Sanitary or Environmental Health review:

New residences, ADU’s and commercial buildings.

17. How can I check my permit Inspection results?

Your job card will have information on whether the permit is final, as

well as the inspections you have passed. If the job card was not present at

the time of the inspection, however the inspector passed the final

inspection, you can check online by creating an account and searching using Permit Inspection Search feature. or by emailing staff with your request at

buildingsafety@rpvca.gov .

18. Emergency repairs without a permit?

When equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the Building & Safety Department.

19. How do I contact a Building Inspector?

Building Inspectors are in the field performing inspections for the majority of the day and are only present in the office for a short window of time each day.  They can be reached at the Building Counter and by phone or email between the hours of 7:30 am - 9 am. or 4:30 pm to 5:30 pm. Call 310-544-5280 and request to speak to an inspector. You can also reach them by email using the following information listed below:

Desirea Molina: DesireaM@rpvca.gov

Erick Monsivaiz: EMonsivaiz@rpvca.gov

20. Work exempt from permit's?

Some types of repairs are exempt, and some aren't.

A common statement heard at the counter after one has received a Stop Work notice is: “I was only doing repairs, and my contractor told me repairs don’t require a permit.” While we are sure that your contractor means well, he may not know RPV's code's. It is always better to check with us before you begin work.  

*Work Exempt from Permits according to the California Residential Code 2022  can be viewed by researching the California Residential Code 2022. 

21. How do I schedule inspections?

Once your permit is issued, you will need to schedule periodic inspections.

Please be aware that inspections are a First-Come-First-Serve Basis. There is a

limited number of stops allowed per day. If you want a better chance of

getting the date you prefer, we recommend you schedule in advance. 

Inspection requests should be made online at rpvca.gov/inspections  or by phone at 310-544-5279. Please provide the following information:

• Permit number (s):
• Site address :
• Type of inspection being requested.  Include any additional info that the inspector might need to properly conduct your inspection.
• Date of desired inspection. (Inspection dates are not guaranteed.  You will receive a confirmation email once your inspection is scheduled.)
• Inspection contact name and phone number.
• Inspections may be conducted in person or virtually upon approved request. Practice social distancing during the inspection. If you are not feeling well, please reschedule the inspection.

All inspections are performed between 9 am-12 pm (AM) and 1 pm-4:30 pm (PM).

22. Do you have plans of my home?

Most likely no. We only are required to retain plans per the Rancho Palos

Verdes Municipal Code for up to two years after the permit has been

finalized. We do however maintain building permit records for residential,

commercial and industrial construction. please contact the Los Angeles County Assessor for original plans.

23. Does my contractor need a license?

California State Contractors License

In California, anyone who contracts to perform work that is valued at $500 or

more for materials and labor must hold a current, valid license from the

Contractors State License Board. Non Licensed individuals can be hired on an

hourly basis by homeowners, but not for fixed fee. You can check on

contractor's licenses and obtain valuable information for your project at the

CSLB website.

Rancho Palos Verdes Business License

Anyone who does business in Rancho Palos Verdes is required to have a

current City of Rancho Palos Verdes Business License, including contractors 

and subcontractors. To obtain a business license, please contact the Business

License Cashier at 310-544-5301 or BusinessLicense@RpvCa.Gov or check the website at https://www.rpvca.gov/288/Business-License-Information

24. Do all building permits need inspections?

Yes. After your permit is issued, a series of inspection will be required.

Depending on the scope of your project, inspections may be required for

foundation, framing, plumbing, electrical and similar work. The City requires

a final inspection on all building permits.

25. Can I view the permit history of a property online?

Yes, some files can be seen through our permitting program. Please visit

the following website: RPV- Permit Records Search .

Additionally, to request multiple records from different departments

regarding a certain address, you can do a Public Records Request with

the City Clerk’s Office. They can be reached with the following email:

cityclerk@rpvca.gov

For More Information Please visit the City Clerk Website:

rpvca.govPublic-Records-Request

26. What If I begin work without a permit?

If you begin work without the required permit, a "Stop Work Order" will

immediately be issued by the Building Official, Building Inspector or Code

Enforcement Officer. You will be required to apply for the permit and pay

triple the original permit fee. After the permit has been properly issued, you

will be required to uncover any work which has been covered so that it may

be properly inspected. In some cases, regulations may not permit the type of

construction that has been done. If this happens, you may be required to

replace or restore the area to its original condition prior to your construction.

27. Who owns a permit?

A building permit belongs to the property owner. The contractor acts as

an agent of the owner and shall give the original permit card to the

owner.

28. EV Chargers FAQ

The permitting process for the design and installation of an EVCS and its related supply equipment or system for one- and two-family dwellings, multi-family dwellings, and/or non-residential buildings or sites depend on a variety of factors such as, but not limited to:

- The type and quantity of equipment to be installed.
- The type and amount of related equipment to support the station.
- The location and type of building or site where the installation will occur.

Simple EVCS design and installation may avoid a detailed plan review and a streamlined electrical permit issuance may be granted by sending a site plan , EV Charger checklist and permit application to buildingsafety@rpvca.gov . More detailed information on the type of plan review that may be required for your project, application submittal requirements, costs related to the review and/or permit and inspection processes can be found by visiting the solar submittal section of www.rpvca.gov .

29. Do all permits need a "Final" inspection?

Yes. All work completed under a building permit issued by the City of Rancho

Palos Verdes must pass a "final inspection" by the Building Official or Building

Inspector. Even though a contractor may have taken out a building permit for

a property owner, it is ultimately the responsibility of the property owner to 

see that a final inspection is attained for each building permit. Failure to have

a final inspection could result in withholding issuance of any future permits.

According to City Code, the building official shall not issue a permit until all

expired building permits have been finally approved and all work originally

done without permits has been covered by a building permit, inspected and

finally approved.

30. Who do I contact about plan check review comments?

All inquiries/questions about a review should be directed by email at plancheck@transtech.org  or call the Plan Checkers  office at 909-595-8599 EXT # 159

31. How long does a plan check take?

Residential, commercial and industrial plan reviews typically takes a few

weeks. We will contact the applicant as soon as the plans have been

processed. 1st Submittals generally take up to 2 weeks, whilst

resubmittals/revisions take up to 1 week. If your plan check has taken

longer, please inquire to buildingsafety@rpvca.gov 

32. What do you do if you need to Abandon a Septic Tank?

When a septic tank is no longer used because of an alternate connection to city sewer, the tank must be properly abandoned or removed. This applies to old cesspools, leaching pits, dry wells, seepage pits, vault privies, and pit privies. Access for future uses must be permanently denied. Click here for steps for removal.

33. Does my retaining wall need a permit?

A Building Permit and engineering calculations are REQUIRED when:

•  The wall is greater than 4’-0” measured from bottom of footing to top of wall.
• When the retaining wall is supporting a surcharge (slope greater than 6 horizontal to 1 vertical, or loads from adjacent footings, driveways, etc.), regardless of wall height 
• The wall is supporting any structure, driveway, pool, or street .
• Any retaining wall in excess of 30 inches/2.5ft in height as measured from the bottom of the footing to the top of the wall that is constructed on or within 10 feet of a slope that has a grade of 5:1 (20%) or steeper.
• Fore more information  👉🏽 click here or visit www.rpvca.gov/buildingfaq .

34. Do you have Geology/ Tract Files? Can they be emailed?

We do maintain a copy of Geology & Track files along with Soils Reports.

These copies are only physical copies, therefore they cannot be sent

electronically. Tract Files can be requested with Building & Safety at the

permit counter within Business Hours. Photos can be taken of non copyrighted documents and plans, and “letter”

size paper can have copies made.

35. How much will my building permit cost?

Due to the nature of how permit costs are calculated, we are unable to

provide an estimate unless further information is given (i.e.: job valuation,

scope or work, etc.). All our fees are based off of our City-Council-Approved

Fee schedule. Building-Safety-Master-Fee-Schedule-2022

36. Do field changes (modifications to approved plans) need to be approved?

Yes. Any changes to the approved set of plans must be submitted and approved by the appropriate Department(s) and/or other Agencies before construction changes are implemented. You must adhere to the approved plan.

37. Do I need to hire someone to draw my plans for me?

Most residential plans can be drawn by anyone, however commercial and industrial plans must be prepared by a licensed professional. It is recommended you obtain design professionals to create the construction documents. Additional Plan Check fees are required after the 3rd  Submittal, therefore Self-Drawn plans are more likely lead to additional costs.

38. Can I live in my garage?

You cannot live in, sleep in, or rent your garage as a dwelling unit. A garage is non-habitable and does not meet the minimum code requirements to be considered a sleeping room. If you are interested in converting your garage into a dwelling unit, please see our ADU requirements. To begin the process, please inquire with planning@rpvca.gov .

39. Can I perform work as owner/builder on my commercial property?

Construction for commercial and multifamily projects shall be performed by an appropriately California licensed contractor as required by the California Business and Professions Code.

40. How do I check on the plan review status of my permit?

Plan Review status can be viewed through our Online Plan Check Portal plan check portal. Ensure your email is associated with the project so that you can see whenever there is any change in status. If you do not have access to the project, please inquire at buildingsafety@rpvca.gov 

41. Can I do the work myself or do I have to hire a contractor?

In most cases we recommend that you hire a licensed contractor and that they be required to obtain the permit as part of the project agreement. This is simply because the permit holder is the party responsible for the work and complying with the codes and regulations. A reputable contractor should have no problem obtaining a permit. You can verify a contractor's state license and registration by visiting the Contractors State License Board.

42. Can I be my own General Contractor or Owner/Builder?

“Owner/builder” describes a situation in which the homeowner becomes the general contractor. As an owner/builder, you (not the person you hire) assume responsibility for the overall job. Your responsibilities may include such things as state and federal taxes, workers’ compensation insurance and other legal liabilities. 

What is an Owner-Builder?

An owner-builder is what the term indicates: a person owns the property and acts as their own general contractor on the job, and either does the work themselves or has employees (or subcontractors) working on the project.

The work site must be their principal place of residence that they have occupied for 12 months prior to completion of the work.

The homeowner cannot construct and then sell more than two structures during any three-year period.

Owner-Builder Responsibilities

When you sign a building permit application as an owner-builder, you assume full responsibility for all phases of your project and its integrity. You must pull all building permits. Your project must pass codes and building inspections. The owner-/builder is responsible for ordering materials and making sure all suppliers are paid. An owner-builder also is responsible for supervising, scheduling, and paying subcontractors. If you use anyone other than your immediate family or a licensed subcontractor for work, you may be considered an “employer.” Employers must register with the state and federal governments and are obligated to participate in state and federal income tax withholding, federal Social Security taxes, workers' compensation insurance, disability insurance costs, and unemployment compensation contributions.

Tip: For more specific information about your obligations under federal law, contact the Internal Revenue Service at (800) 829-1040, and the U.S. Small Business Administration at (800) 359-1833. For more specific information about your obligations under state law, contact the Employment Development Department at (916) 653-0707, the Department of Industrial Relations at (415) 703-5070, and the Franchise Tax Board at (800) 852-5711.

Owner-Builder Risks

Unless you are knowledgeable about construction, mistakes can be costly and take additional time to repair or correct. Subcontractors and suppliers who are not paid on schedule may file mechanics liens against your property. Educate yourself about mechanics liens and how to prevent them. If your workers are injured, or your subcontractors are not licensed or do not carry liability insurance or workers' compensation insurance and they are injured, you could be asked to pay for injuries and rehabilitation through your homeowner’s insurance policy or face lawsuits. You should be cautious of unlicensed individuals claiming to be contractors who prey upon homeowners. They may promise to guide you through the owner-builder process for a consulting fee, but they are breaking the law.

Remember:

As an owner-builder, you assume full responsibility for all phases of your project and its integrity. Licensed contractors must demonstrate knowledge of their craft, be tested, fingerprinted, bonded, and undergo an FBI background check before they are licensed to work in California. Illegal contractors can botch a job or leave with the down payment, leaving the owner-builder to deal with the consequences.

43. Why are all contractors (the electrician, the plumber, the general contractor, etc.) required to be licensed in the City?

Licensed contractors have provided proof of competency and proof of

insurance to the city. This protects the homeowner from incurring costs

due to damage by uninsured contractors, and it protects the homeowner

from contractors who do not have adequate knowledge of the City

adopted building codes. A permit will not be issued until all contractors

being used to complete the project are licensed. Homeowners doing their

own work do not need to be licensed.

44. What is the maximum window U-factor and SHGC (solar heat gain coefficient)?

For residential windows, the maximum prescriptive U-factor is 0.32, and

the maximum prescriptive SHGC is 0.23. NOTE: Rancho Palos Verdes is

located in a Sever-High-Fire-Zone. At least One pane of the window needs

to be tempered glass per Chapter 7A of the CBC.

45. Do I need a permit to replace my driveway or sidewalk or to add Hardscaping?

Concrete flatwork on private property does not require a permit. You can

create a patio, replace a driveway, or form a path without a permit. Please

verify with planning@rpvca.gov regarding the max % of hardscaping

area allowed. If you are replacing the driveway approach or the sidewalk in front of your

property, an Encroachment Permit is required. This may be obtained with the Public Works Department Public Works Permit Technicians

Cheri Bailiff: CheriB@rpvca.gov

Karissa Russell: KRussell@rpvca.gov

46. What are setbacks for a property?

Property setbacks are rules that define how close to a property line a structure may be built. These distances are based on the zoning of your property. Property setbacks often exist to improve the visual appeal of a community. Side yard setbacks are there to keep some light and space between homes and are generally greater as the lot size increases. Rear yard setbacks are intended to keep larger green spaces for people to enjoy their backyards. Learn more about setback requirements by inquiring with planning@rpvca.gov or contact 310-544-5287 for more information. 

47. Why am I being subjected to enforcement when my neighbors are doing the same thing?

The City Of Rancho Palos Verdes Code Enforcement Division is response

driven. We only open investigations when we receive a formal complaint

from the public. If you are contacted about a code violation, it is response

to a complaint that the City has received about your specific property.

If I want to file a complaint about a neighbor’s property, Can i be

anonymous? The answer is usually yes. Our procedures strive to maintain the

confidentiality of complainants. You do not have to provide your name

when filing a complaint. However, for the few percent of complaints that

ever evolve to a court action, all information from the case is then

provided to the court.

48. How do I make a Code Enforcement complaint?

Please submit a formal complaint to the Code Enforcement Division

through their website: Filling a Compliant- RPV Code Enforcement

Worried the unpermitted work may be releasing Asbestos into the

air? South Coast AQMD has partnered with Cal/OSHA for investigating

Asbestos and Lead complaints. You can contact a Cal/OSHA inspector by

the following:

Long Beach Office: 1500 Hughes Way, Suite C-201 Long Beach, CA 90810

Phone: 424-450-2630

Email: DOSHLBO@dir.ca.gov

For more information please visit their website: Cal/Osha Complaint

information

Would you like to report the contractor being in violation of the Contractor

License Law?

Please visit Contractor State License Board website:

cslb.ca.gov/Building_Permit_Complaint

49. How can i find out where my property line is located?

If you are not sure where your property line is, or if you and your neighbor

are in disagreement about the location of a common property line, you

may need to hire a land surveyor. It is unlawful for anyone to do land

surveying or offer to do land surveying unless he or she is currently

licensed as a land surveyor in the State of California. The City of Rancho

Palos Verdes does not offer land surveying services to the public. If you’d

like to see an approximate property line location you can speak with

Planning to view the property with the GIS Maps. Property line disputes

can NOT be determined per the GIS maps, only by the determination of a

licensed Land Surveyor. The State of California Board for Professional

Engineers and Land Surveyors also maintains a helpful website should

you find you need a surveyor.

50. How do I legalize an addition or dwelling unit built without permits?

A permit must be obtained to legalize any work completed without permits. Plans must be made for all work and submitted for review and approval. Once the permit is issued, the work will be fully inspected to verify code compliance. Inspectors may require demolition of finishes and wall coverings to ensure the work matches the approved plans and complies with current code requirements.

51. How do I get a permit to have a dumpster on the street for my construction debris?

If you are placing a temporary dumpster in front of your property, an Encroachment Permit is required. This may be obtained with the Public Works Department : https://www.rpvca.gov/292/Public-Works

Public Works Permit Technicians

Cheri Bailiff: CheriB@rpvca.gov

Karissa Russell: KRussell@rpvca.gov

52. How Long are Plan Checks and Permits Valid?

Plan Checks

Plan Checks are good for 6 months or 180 days. If you will be going passed the 6 month period, you will still be eligible for (2) - 90 day extensions ($82 each extension). (Municipal Code Section 15.18.050. Subsection 105.3.2)

Plan checks for development projects where permits have expired for a period of less than one year shall be assessed a fee equal to half of the amount of the applicable plan check fee, as set forth in the resolution establishing said fee, if the plans that are being resubmitted are identical to the prior plans. Said fee shall be paid when the plans are re-submitted for review by the building official.

Issued Permits

105.5 Expiration. Every permit issued by the building official under the provisions of the technical codes shall expire by limitation and become null and void, if the building or work authorized by such permit is not completed through final inspection within the allowed time from the date of issuance of such permit, which time shall be as follows: up to 5,000 square feet, 18 months; 5,000 to 10,000 square feet, 24 months; over 10,000 square feet, 30 months. For good cause, upon initial application for a permit, the building official may establish a different expiration date when it is anticipated such date will be necessary to complete construction due to extenuating circumstances. Upon expiration, before work under the permit can be recommenced, a new permit shall be obtained. Such new permit shall be valid for 24 months, and the fee therefore shall be one half the amount required for a new permit for such work, if no changes have been made or will be made in the original plans and specifications for the work and not more than one year has passed since the expiration of the permit; otherwise, such new permit shall be subject to all terms and conditions applicable to new permits.

53. How do I expedite a plan check?

We currently don't offer any expedited plan check options.

54. When may I start building?

The building codes, as empowered by the State of California Health and Safety codes, are clear that no construction is allowed until the permit is issued. Once the permit application and accompanying plans have been submitted, the Building & Safety division will review and process the plans. Following approval of the plan and payment of fees, a permit will be issued.

55. How can I get a Certificate of Occupancy (C of O)?

Certificates of Occupancy cannot be issued until all permits have received final inspection approval and all City Departments have signed off on their areas of responsibility.

56. Do I need a permit for a storage shed, playhouse, etc.?

A permit is required for residential accessory structures, including non-habitable storage sheds, workshops, gazebos, cabanas, and similar non-habitable structures, greater than 120 square feet in area. Structures 120 square feet or smaller in area may be exempt from building permit requirements. All accessory structures regardless of size must comply with Municipal Code zoning requirements for use, placement on the parcel, and design. If electrical, mechanical, or plumbing work is included as part of the accessory structure, a permit is required regardless of size. For information about the location limitations of residential accessory structures, contact Planning staff at planning@rpvca.gov or by phone 310-544-5287