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1. Is City approval required for my planned improvement?

The City will need to approve of all mechanical, electrical, plumbing and structural improvements to a property, as well as any new structures on a property over 36 inches in height. Additionally, any exterior modifications on a commercial site or Home Owners Association common property will need to be reviewed by the City’s Planning Division for consistency with the original development plans. For additional questions, please email the Building Department. 

2. What is the zoning of my property?

You may find your property zoning through the City’s GIS Mapping system by inserting your address into the search bar. Additionally, you may reference the City’s colored Zoning Map (PDF).

3. How do I submit my planning application and/or apply for a permit?

The Planning and Building Counters at San Juan Capistrano City Hall are open by appointment to accept all applications from 7:30 am to 5 pm, Monday through Thursday. Please schedule an appointment online.   

4. When does a building application or issued permit expire? How do I request an extension?

Time limit of building permit application:

• An application for a permit for any proposed work shall expire one calendar year after the date of filing unless a permit is issued or a request to extend this one-year period is submitted prior to the expiration date and approved by the Building Official, and further provided that the adopted codes have not changed from the date of initial application submittal.
• The Building Official is authorized, but is not required, to grant one or more extensions of time not exceeding 180 calendar days per extension.
• An extension request shall be in writing with justifiable cause demonstrated by the applicant.

To request an extension, please fill out an extension request (PDF) and email the completed form to the Building Department.

If the plan check expires, the applicant shall submit new plans compliant with the technical codes and other applicable city, county, and state regulations in effect at the time and pay new plan review fees. 

Issued Permit Expiration:

Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 12 months after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days after the time the work commenced. 

Before work can reconvene after a permit expires, a new permit shall first be obtained to do so, and the fee shall be one half the amount required for a new permit for such work, provided no changes have been made or will be made in the original plans and specifications for such work, and provided further that such suspension or abandonment has not exceeded one year. In order to renew action on a permit, after having expired one year or longer, if there are changes to the original design or if the original permit was issued under a previous code cycle, the  permittee shall pay all new fees and submit plans for review under the latest adopted codes

• The Building Official is authorized, but is not required, to grant one or more extensions of time not exceeding 180 calendar days per extension.
• Any permittee holding an unexpired permit may apply for an extension of the time within which work may commence under that permit when the permittee is unable to commence work within the time required.
•  The extension shall be requested in writing prior to the permit expiring and show justifiable cause demonstrating that circumstances beyond the control of the permittee have prevented action from being taken.

To request an extension, please fill out an extension request (PDF) and email the completed form to the Building Department.

5. How do I submit plans to the Orange County Fire Authority (OCFA)?

To determine if a proposed project requires OCFA review, applicants will need to complete an OCFA Residential Screen Check form or OCFA Commerical/Multifamily/Tract Screen Check form. 

New Outdoor Non-Cooking, Gas and Wood Burning Fireplaces, Fire Pits, Fire Rings, and Similar Devices, Exterior to Residential Occupancies or Un-Enclosed Accessory Structures that are located on the perimeter of a community containing, or adjacent to slopes or hills, or adjacent to an open space or wildland area containing non-irrigated vegetation, or in a State Responsibility Area or Local Responsibility Area “Fire Hazard Severity Zone”, as defined by the State, or (D) near an area that could be affected by a wildfire in the open space may also require OCFA review. 

Any projects that are determined to require OCFA review will need to be submitted directly to OCFA Headquarters located at 1 Fire Authority Rd., Irvine, CA 92602.

For OCFA submittal information, please visit www.OCFA.org. For questions regarding OCFA lplan review, please call OCFA at (714)573-6100 or email fireprevclerk@ocfa.org.

6. How long does plan review take? How do I check the status of my permit?

Please see table below for plan review target dates. Applicants will be notified via email when all departments have completed their plan check review. 

All approvals/corrections must be picked up in person.

• Target Dates are an estimate. Time review may vary depending on complexity of project. 
• The City does not offer expedited review. 
• Target Dates do not include administrative processing time including department re-stamps, fee calculations and permit processing. 

Planning & Building Review

SUBMITTAL #	TARGET DATE
1st Review	12 Working Days
Resubmittals / Revisions	7 Working Days

 

Public Works & Engineering

SUBMITTAL #	TARGET DATE
All Reviews	20 Working Days

 

To check Plan Check/Permit Status, please click on the button below to access the E-Trakit Citizen Portal:

E-TRAKIT CITIZEN PORTAL

Once in the E-Trakit Portal, follow the steps below:

1. Enter the permit number. Alternatively, you may use the drop down box to select and enter the site address.
2. Click on the permit to view permit information.
3. Click on the 'REVIEWS' tab to view the current status of each department's review.

7. How can I discuss my correction letter with a Plans Examiner?

Applicants may contact their plans examiner directly by telephone or email. Plans examiner contact information can be found on the correction letter.  Please include the plan check number and address in your communication. For plan routing, all plans shall be routed through the City of San Juan Capistrano to ensure review by all necessary departments. 

8. How do I file a Code Enforcement Complaint?

See information on how to file a Code Enforcement Complaint.

9. How do I schedule a Building Inspection or view inspection timeframes & results?

Building inspection requests a may be scheduled online or by voice message on the Building Inspection Request Line. 

Inspection results including inspection corrections can also be viewed online through the City E-Trakit Citizen Portal. Learn how to make an inspection requests or view inspection results.

Anyone associated with the building permit can schedule an inspection: the general contractor, the homeowner, the trade contractor, or their official agents.

It is solely the responsibility of the permit holder to keep a permit active by actively performing work toward the completion of the project as permitted by scheduling an inspection.

10. When/What inspections are required?

Inspections are performed at critical junctures over the course of construction, as authorized by the building permit. Regularly called inspections include foundation, rough frame combination, exterior lath and drywall, and final inspection. Intermediary inspections traditionally include underground plumbing and electrical, exterior sheer and roof nail inspection that allow weather covering prior to frame combo, insulation, and electric meter release prior to final. Partial inspections may be requested in order to facilitate the coordination of the trades.

All projects require a final inspection.

11. Why do I need an inspection?

City building inspectors conduct inspections to ensure compliance with approved plans, and local and state building code regulations; they conduct inspections that relate to life-safety, structural integrity, accessibility, energy-efficiency, electrical, plumbing and mechanical systems. The inspection process helps ensure public safety, health and welfare, and secures the value of property improvements.

12. How do I cancel a permit and/or request a refund?

In order to process a request for permit cancelation, please fill out a Cancellation Request Form and email the completed form to the Building Department. 

• The building official may authorize refunding of not more than 80 percent of the permit fee paid less the issuance fees, plan check fees and any CA State Fees when no work has been done under a permit issued in accordance with this code.
• The building official may authorize refunding of not more than 80 percent of the plan review fee paid when an application for a permit for which a plan review has been paid is withdrawn or canceled before any plan reviewing is done.
• The building official shall not authorize refunding of any fee paid except on written application filed by the original permittee no later than 180 days after the date of payment.

Please contact the Capistrano Unified School District for the refund of school fees if applicable.

13. How do I request a new address or change of address?

Please see instructions on the Address Assignment Request (PDF) form to request the assignment of a new address or to change an existing address. Once an address has been assigned, city staff will notify the US Post Office, Orange County Assessor, utility companies, emergency services and city departments. 

• Address Assignments are required for all new development projects (commercial, residential tracts, ADUs, etc.)
• Combining suites or subdividing suites will required address approval and reassignment through the City. 

14. How do I register as a deputy / special inspector?

To register as a deputy or special inspector, please send all items listed below in an email to the Building Department:

1. Complete a Special inspector Registration (PDF) 
2. Copy of all Certifications 
3. Copy of Driver's License 
4. City of San Juan Capistrano Business License

To apply for a new business license, please click the following link to complete your city business license application:

• http://sanjuancapistrano.org/Departments/Finance/Permits-Licenses-Forms/Business-License
• Email completed applications to BUSINESSLICENSES@SANJUANCAPISTRANO.ORG

TO CHECK THE STATUS OF YOUR BUSINESS LICENSE, PLEASE CALL (949)487-4300 OR EMAIL BUSINESSLICENSES@SANJUANCAPISTRANO.ORG. 

15. How do I view or request a copy of building permits or building plans?

Permit information including inspection records dating back to 2007 can viewed on the City E-Trakit Citizen Portal. Permit information and plans prior to 2007 may be viewed in person at City Hall through the City Record System. An appointment is required to view public records in person. 

• Documents or plans that bear the stamp/signature of a licensed, registered, or certified professional must formally be requested through the City Clerk's office.