Plan Check Fees by City: What California Homeowners Actually Pay

What Do ADU Plan Check Fees Actually Cost in California?

One of the most frustrating parts of budgeting for an ADU project is figuring out permit and plan check fees. These fees vary dramatically from city to city, are often calculated using complex formulas, and can range from a few hundred dollars to well over $10,000. Many homeowners budget only for the construction contract and are caught off guard when permit fees add thousands to their project cost.

In this guide, we have researched and compiled actual plan check and permit fee information from major California cities so you can budget accurately for your ADU project. We will explain how fees are calculated, what they cover, and how to potentially reduce your costs.

How Plan Check Fees Are Calculated

Most California cities calculate building permit and plan check fees based on the construction valuation of the project. The construction valuation is an estimate of the total cost of construction, typically based on a per-square-foot rate published by the International Code Council (ICC) or determined by the local building department.

Common Fee Components

Fee Type	Description	Typical Calculation
Building Permit Fee	Fee for the construction permit itself	% of construction valuation
Plan Check Fee	Cost for reviewing plans for code compliance	65% to 85% of building permit fee
Grading Permit	Required if site grading exceeds thresholds	Based on cubic yards moved
Plumbing, Electrical, Mechanical Permits	Separate trade permits	Flat fee or % of valuation
SMIP (Strong Motion Instrumentation)	State seismic program fee	0.013% of valuation
Green Building Fee	CALGreen compliance review	Flat fee or % of valuation
Technology / Systems Fee	City technology infrastructure	3% to 6% of permit fee

Plan Check and Permit Fees by City

Below is a comparison of total permit-related fees for a typical 600-square-foot ADU with a construction valuation of approximately $150,000 to $180,000. Note that these are approximate total permit fees including building permit, plan check, and common additional fees.

City	Estimated Total Permit Fees	Plan Check Timeline	Notes
Los Angeles	$4,000 to $12,000	4 to 8 weeks	Uses LADBS online portal; expedited review available
San Diego	$3,500 to $9,000	3 to 6 weeks	Reduced fees for ADUs under 750 sq ft
San Francisco	$5,000 to $15,000	8 to 16 weeks	Higher fees; longer review times
Oakland	$3,000 to $8,000	4 to 8 weeks	Streamlined ADU permit process
Long Beach	$3,000 to $7,000	3 to 6 weeks	Competitive fees, efficient process
Pasadena	$3,500 to $8,000	4 to 8 weeks	Additional design review in HPOZs
Santa Monica	$4,000 to $10,000	6 to 12 weeks	Coastal zone may add complexity
Sacramento	$2,500 to $6,000	2 to 4 weeks	One of the fastest review processes
San Jose	$3,500 to $9,000	4 to 8 weeks	Online portal for submissions
Glendale	$3,000 to $7,500	4 to 6 weeks	Efficient ADU review process

Los Angeles Plan Check Fees in Detail

Since many of our readers are in Los Angeles, let's break down the LADBS fee structure in more detail. The Los Angeles Department of Building and Safety calculates fees based on the project's valuation, which uses ICC building valuation data.

LADBS Fee Components for a Typical ADU

Fee Component	Approximate Amount
Building Permit Fee	$1,200 to $3,500
Plan Check Fee (65% of permit)	$780 to $2,275
Electrical Permit	$200 to $500
Plumbing Permit	$200 to $500
Mechanical Permit	$150 to $300
SMIP Fee	$20 to $25
Systems Development Fee	$100 to $300
One Stop Surcharge	$100 to $200
Total Estimated	$2,750 to $7,600

For a complete understanding of the LA permit process, read our guide to the ADU permit process in Los Angeles.

ADU Fee Waivers and Exemptions

California law provides several fee exemptions and waivers for ADU projects:

State-Mandated Exemptions

• Impact fees: ADUs under 750 square feet are exempt from all impact fees (including school fees, park fees, and transportation fees)
• Connection fees: ADUs under 750 square feet are exempt from water and sewer connection fees
• Utility capacity charges: State law limits the ability of utility providers to charge capacity fees for small ADUs

City-Specific Waivers

Some cities have gone further than state requirements and offer additional fee reductions or waivers:

• Los Angeles: Waived impact fees for all ADUs; streamlined plan check for pre-approved plans
• San Diego: Reduced plan check fees for ADUs using pre-approved plans
• Sacramento: Fee waivers for ADUs that will be rented at affordable rates
• Oakland: Reduced fees for homeowner-occupied properties

Strategies to Reduce Your Permit Costs

1. Use pre-approved plans: Several cities (including Los Angeles and San Jose) have pre-approved ADU plan sets that skip parts of the plan check process and reduce fees
2. Keep your ADU under 750 square feet: This triggers state-mandated fee exemptions that can save $5,000 to $15,000 in impact and connection fees
3. Submit complete plans: Incomplete plan submittals result in correction cycles that may incur additional review fees ($200 to $500 per cycle in some cities)
4. Work with an experienced designer: Plans prepared by someone familiar with local code requirements are more likely to pass plan check on the first review
5. Ask about fee payment timing: Some cities allow permit fees to be paid in installments rather than all at once
6. Check for special programs: Some cities offer fee reductions for affordable ADUs, disaster recovery ADUs, or ADUs that include accessibility features

Plan Check Timeline Tips

The time it takes to get through plan check can be just as impactful as the fees themselves, since delays cost money in the form of carrying costs, delayed rental income, and contractor schedule impacts.

How to Speed Up Plan Check

• Electronic submittals: Most cities now accept (and prefer) electronic plan submittals, which are processed faster than paper
• Pre-submittal meetings: Many cities offer free pre-submittal consultations where you can review your plans with a plan checker before formal submission
• Expedited review: Some cities offer expedited plan check for an additional fee (typically 50% to 100% of the standard plan check fee)
• Respond quickly to corrections: When the plan checker issues corrections, respond within 1 to 2 weeks to maintain your place in the queue
• Hire a permit expediter: For complex projects, a permit expediter ($1,000 to $3,000) can manage the plan check process and resolve issues quickly

Additional Permit-Related Costs to Watch For

Beyond the standard plan check and building permit fees, watch for these additional costs:

• Fire department review: Some cities charge a separate fee for fire department plan review ($200 to $800)
• Health department review: Required for properties on septic systems ($300 to $600)
• Coastal development permit: Properties in the Coastal Zone may need this additional permit ($500 to $2,000+)
• Grading permit: Required if excavation exceeds local thresholds ($500 to $2,000)
• Demolition permit: Needed if removing an existing structure ($200 to $500)
• Address assignment fee: For a new unit address ($50 to $200)

For a complete overview of all potential ADU costs, see our guide on hidden ADU costs.

Conclusion

Plan check and permit fees are a significant but necessary cost in any ADU project. By understanding how your city calculates these fees and taking advantage of available exemptions and strategies, you can minimize this expense and avoid surprises. Budget $3,000 to $12,000 for total permit-related costs for a typical ADU in California, with higher amounts expected in San Francisco and lower amounts in cities with streamlined ADU programs.

The most important step is to contact your local building department early in the process to get a fee estimate specific to your project. Many cities have online fee calculators or will provide a preliminary estimate over the phone.

How to Reduce Plan Check Time for Your ADU Permit

Plan check delays are one of the most frustrating parts of the ADU process. While you cannot control the staffing levels at your local building department, you can take steps to minimize the number of review cycles and corrections needed. Here are strategies that consistently help our clients move through plan check faster.

Submit a Complete Package the First Time

The number one cause of plan check delays is incomplete submissions. Before submitting, use this checklist to verify your package is complete:

• Site plan showing the ADU, main house, property lines, setbacks, and all dimensions
• Floor plans with room dimensions, door and window schedules, and fixture locations
• Structural plans and calculations signed by a licensed engineer
• Electrical, plumbing, and mechanical plans
• Title 24 energy compliance documentation
• Soils and geotechnical report (if required by your jurisdiction)
• Fire sprinkler plans (if applicable)
• Grading and drainage plan
• All applicable application forms, completed and signed

Pre-Submission Review

Many cities offer pre-submission consultation services where a plan checker reviews your package before formal submission and identifies potential issues. While this adds a step, it can save weeks by catching problems before they enter the formal review queue. In Los Angeles, the Department of Building and Safety offers this through their Express Plan Check service for qualifying projects.

Use Experienced ADU Designers

Designers who specialize in ADUs know exactly what each city's plan check department expects. They understand local code interpretations, preferred drawing formats, and common correction items. An experienced ADU designer will anticipate and address typical correction comments before they happen, reducing the number of review cycles. This expertise is worth the investment, especially if you are building in a city known for thorough plan reviews.

Tips for First-Time ADU Permit Submissions

If this is your first time submitting plans for a building permit, the process can feel overwhelming. Here is what to expect and how to prepare.

Understand the Timeline

California law requires cities to act on ADU permit applications within 60 days. However, "acting" can mean issuing corrections rather than approving the permit. Each correction cycle restarts a review period. First-time submissions with experienced designers typically go through one to two correction cycles. Less experienced submissions may require three or more rounds. Realistic timeline from initial submission to permit issuance is 60 to 120 days in most California cities.

Know Your Fees Before You Submit

Cities charge plan check fees at the time of submission. These fees are typically non-refundable, so make sure your plans are ready before submitting. Plan check fees are usually calculated as a percentage of the building permit fee, which is based on the project's estimated construction value. Knowing the fee structure in advance prevents sticker shock and budget disruptions.

Respond to Corrections Promptly

When you receive plan check corrections, respond as quickly as possible. Most building departments process re-submissions in the order they are received, and delays on your end can push you further back in the queue. Have your designer address all corrections simultaneously rather than piecemeal to avoid multiple re-submission cycles.

Build Relationships with Plan Checkers

While this may sound informal, having your designer or architect maintain professional relationships with plan check staff can make a difference. Plan checkers appreciate well-organized submissions, respectful communication, and designers who understand the code. These relationships do not guarantee faster approval, but they can facilitate smoother communication when questions arise.

Frequently Asked Questions: Plan Check Fees

What is the average plan check fee for an ADU in Los Angeles?

In the City of Los Angeles, plan check fees for a typical ADU range from $1,500 to $4,000 depending on the project size and complexity. This is separate from the building permit fee, which adds another $2,000 to $6,000. Combined with school fees, green building fees, and other city-specific charges, total permit-related costs in LA typically run $8,000 to $18,000. These costs vary based on the ADU's square footage and the scope of site work involved.

Are plan check fees refundable if my project is denied?

Plan check fees are generally non-refundable once the review process has begun. If your application is denied, you lose the plan check fee. This is another reason why submitting a complete, well-prepared application is so important. Some cities may allow partial refunds if you withdraw your application before review begins, but policies vary. Always ask about the refund policy before submitting.

Do I pay plan check fees separately from building permit fees?

Yes, plan check fees and building permit fees are separate charges. Plan check fees cover the cost of the city's review of your plans for code compliance. Building permit fees cover the cost of inspections during construction. In most cities, plan check fees are due at the time of submission, while building permit fees are due when the permit is issued (after plan check approval). Budget for both when planning your project finances.

Can I expedite the plan check process by paying extra?

Some cities offer expedited or express plan check services for an additional fee. In Los Angeles, the Express Plan Check program allows applicants to pay a premium (typically 50 to 100 percent above the standard plan check fee) for faster review. Not all project types qualify for express review, so check with your local building department. Even with express service, you should expect at least two to four weeks for the initial review. For more on managing project timelines, see our guide on how to build an ADU from start to finish.

Do plan check fees vary for detached versus attached ADUs?

In most cities, plan check fees are based on the estimated construction value of the project, not the ADU type. However, attached ADUs and garage conversions may involve additional plan check requirements (such as fire-rated separation review or structural analysis of the existing building) that increase the scope of review and, in some cases, the fees. Detached ADUs with simple, standard designs often have the most straightforward plan check process.

What happens if my plans fail plan check multiple times?

Multiple plan check failures usually indicate fundamental design or code compliance issues. After three or more correction cycles, consider hiring a different designer or code consultant to review your plans with fresh eyes. Some cities may also require you to restart the process with a new application and additional fees if too many corrections are outstanding. Avoiding this scenario starts with choosing an experienced ADU contractor and designer who know your city's requirements inside and out.

Are there any fee exemptions or reductions for ADUs in California?

California law has eliminated or reduced several fees that cities previously charged for ADUs. Impact fees are prohibited for ADUs under 750 square feet, and fees for larger ADUs must be proportional to their size relative to the main house. Some cities have also waived or reduced plan check fees as part of their efforts to encourage ADU construction. Check with your local building department about current fee reduction programs, as these incentives change frequently.