Demolition Permit in the Bay Area: What You Need and in What Order

Most demolition delays in the Bay Area have nothing to do with the excavator. They happen because the steps before the permit were done in the wrong order: the city application goes in, then sits waiting for a utility release or an air district number that nobody requested. This guide lists what you need and the order that keeps your project moving.

It applies to a full house demolition, a garage teardown or a small building. Every city has its own forms, so treat this as the map and your city's checklist as the final word.

Do you need a permit to demolish a house in the Bay Area?

Yes. Walnut Creek, Concord, San Jose, Oakland, Pleasanton and every other city in the region require a building permit to demolish a structure, and most also require one for a partial demolition, such as removing an addition or a second story. Demolishing without a permit can lead to a stop-work order, fines and trouble when you later apply to build or sell.

The permit itself is the last step. The city issues it only after you show three things from outside agencies.

Step 1: Air district notification and J number

The Bay Area Air Quality Management District (BAAQMD) requires a notification for every demolition, whether or not asbestos is present. Once the notification is accepted, the district issues a job number, called the J number, and cities ask for it with the demolition application.

• Timing: the notice is due at least 10 business days before demolition starts. For residential buildings with four units or fewer, the district allows 72 hours' notice with an additional fee.
• Dates are firm: the start and end dates on the notice are treated as confirmed. If the schedule moves, the notice has to be revised, or the job can be cited.
• Asbestos survey first: before demolition, the building is surveyed for asbestos by a certified asbestos consultant. If asbestos is found, a certified abatement contractor removes it before demolition. Read what to know about asbestos before demolition.

Step 2: PG&E gas and electric disconnect

This is the step that delays most projects. PG&E has to shut off the gas and electric service, remove the meters and disconnect the gas line and the electric service drop at the house. Cities want proof of that, usually a release or letter from PG&E, before they issue the demolition permit.

• For a full gas service removal, PG&E asks you to request it at least 30 days before you need it, and its application review can take longer.
• Stopping service and removing only the meter is faster, but it does not satisfy a city that asks for the service to be removed.
• No demolition work should start until gas and electric are confirmed off. That is a safety rule, not paperwork.

Our advice: request the PG&E disconnect the same week you decide to demolish. It runs in the background while everything else gets done.

Step 3: Sewer cap and water

The sewer lateral has to be capped so debris and rainwater do not enter the public sewer. In much of central Contra Costa County that means a sewer cap permit and inspection from Central San; other areas have their own sanitary district. The water meter is shut off or removed by the water provider, such as EBMUD in much of the East Bay.

Step 4: The city demolition permit

With the J number, the utility releases and the sewer cap in hand, the city application is usually straightforward. Depending on the city, expect to provide:

• A site plan showing what comes down and what stays, including trees and fences
• The BAAQMD J number and the asbestos survey
• The PG&E release and the sewer cap permit
• A construction and demolition debris recycling plan, since most Bay Area cities require a share of the debris to be recycled
• For older non-residential buildings, a PCB screening form. Single-family homes and wood-frame structures are generally exempt.
• In some cities, a bond or deposit and an erosion control plan, especially during the rainy season

Historic properties and homes in some hillside areas may also need a planning review before the building permit, which adds time.

Realistic timeline for a single-family home

1. Week 1: on-site estimate, asbestos survey ordered, PG&E disconnect requested
2. Weeks 2 to 3: survey results; abatement scheduled if needed
3. Weeks 3 to 5: PG&E disconnect done, sewer cap, air district notice filed
4. Weeks 4 to 6: city permit issued
5. Then: demolition, haul-away and rough grading in a few days to two weeks

Every step depends on the city, the utility and whether asbestos is found. The point is the order: start the slow steps first.

Garages, sheds, pools and partial demolitions

• Garages: almost always need a demolition permit and the same utility releases if they have power or gas. See our garage and shed demolition service.
• Small sheds: often exempt from a building permit, but it depends on the city.
• Pools: pool removal has its own permit and inspections. Read the Bay Area pool removal guide.
• Partial demolition: needs a permit and a plan to protect what stays. See our partial demolition project in Danville.

Should you pull the permit yourself?

In many cities a homeowner can apply. The catch is coordinating four agencies on the right dates, and a notice with the wrong start date or a missing utility release sends the application back. A licensed demolition contractor does this every week, knows which cities ask for what, and builds the schedule around the slowest step.

Learn more about our house demolition service, or request a free on-site estimate below and we will tell you exactly what your city requires.

Frequently asked questions