How to Verify Your ADU Contractor Pulled the Right Permits

Why Permit Verification Is Essential for Your ADU Project

One of the most critical responsibilities you have as a homeowner during your ADU project is verifying that your contractor has obtained all required building permits. Unpermitted construction in California can result in fines of up to $5,000 per violation, orders to demolish the work, inability to obtain a certificate of occupancy, insurance coverage issues, and problems selling your home in the future.

Despite these serious consequences, unpermitted ADU construction remains a persistent problem in California. Some contractors skip permits to save time and money, while others may pull a basic permit but fail to obtain all the required supplemental permits. In this guide, we will show you exactly how to verify that your contractor has pulled the right permits, what permits are required for ADU projects, and how to monitor the inspection process throughout construction.

What Permits Are Required for ADU Construction in California?

ADU projects in California typically require multiple permits. The specific permits needed depend on your project type, location, and scope of work. Here is a comprehensive list of permits that may be required.

Building Permit

The building permit is the primary permit for any ADU construction project. It covers the structural work, including foundation, framing, roofing, insulation, drywall, and finishes. In most California cities, the building permit application requires approved architectural plans, structural engineering calculations, Title 24 energy compliance documentation, and a plot plan showing the ADU's location on the property.

Supplemental Permits

The California HCD has streamlined the ADU permitting process significantly, but multiple permits are still required in most jurisdictions.

How to Verify Your Contractor's Permits

You should never simply take your contractor's word that permits have been obtained. Fortunately, permit records are public information in California, and there are several ways to verify them.

Method 1: Check Online Permit Portals

Most California cities have online permit tracking systems where you can search by address or permit number. Here are some of the major ones:

• Los Angeles: LADBS Online Services allows you to search permits by address and view permit status, inspection history, and plan check results.
• San Diego: The Development Services Department provides online permit search tools.
• San Francisco: The Department of Building Inspection offers an online permit tracking system.
• Sacramento: The Community Development Department has an online permit portal.

Method 2: Visit the Building Department in Person

If your city does not have an online portal, or if you want additional verification, visit the building department counter in person. Bring your property address and ask to review the permit records. Building department staff can show you what permits have been issued, what inspections have been completed, and whether any code violations exist on the property.

Method 3: Request Copies from Your Contractor

Your contractor should be able to provide you with copies of all permits. Request both the approved permits and the approved plan sets (stamped by the building department). These should be posted on the job site during construction as required by California law.

Method 4: Check for the Permit Placard

California law requires the building permit to be posted in a visible location at the construction site. Look for the permit placard (usually a laminated card) posted near the street or at the entrance to the work area. The placard should display the permit number, the property address, the scope of work, the contractor's name and license number, and the expiration date.

Understanding the ADU Inspection Process

Permits are not just paperwork; they trigger a series of inspections that verify the work meets building codes. As the homeowner, you should understand what inspections are required and track their completion.

Typical ADU Inspection Sequence

How to Track Inspections

Stay informed about the inspection status throughout your ADU project. Here are practical steps for monitoring inspections.

Request Weekly Updates

Include a clause in your ADU contract that requires the contractor to provide weekly progress reports that include the status of all scheduled inspections, the results of any inspections completed that week, and the dates of upcoming inspections.

Check the Online Portal

If your city has an online permit tracking system, check it weekly. Most systems show the inspection history, including the date, type, and result (passed, failed, or correction required) of each inspection.

Attend Inspections When Possible

You have the right to be present during inspections on your own property. While the inspector will primarily interact with the contractor, your presence signals that you are actively monitoring the project and care about code compliance.

What to Do If You Discover Unpermitted Work

If you discover that your contractor has been doing work without proper permits, take these steps immediately.

Step 1: Stop Construction

Direct the contractor to stop all work immediately. Continuing unpermitted work increases your legal and financial exposure.

Step 2: Demand Explanation

Ask the contractor why permits were not obtained. There may be a legitimate explanation (a permit application is pending, or the specific work does not require a separate permit). But if the contractor deliberately skipped permits, this is a serious breach of contract and a violation of California law.

Step 3: Consult Your Building Department

Contact your local building department to understand your options. In many cases, you can apply for permits retroactively, although this may require exposing completed work for inspection (such as removing drywall to inspect framing).

Step 4: File a CSLB Complaint

If the contractor intentionally performed work without permits, file a complaint with the CSLB. Working without permits is a violation of California contractor licensing law and can result in license suspension or revocation.

Step 5: Consider Contract Termination

Unpermitted work is typically grounds for contract termination. See our guide on when to fire your ADU contractor for detailed steps.

ADU Permit Timeline in California

Understanding the typical permit timeline helps you verify that your contractor is progressing appropriately.

Note: California law (Government Code Section 65852.2) requires cities to process ADU permits within 60 days of receiving a complete application. However, "complete" is the operative word; incomplete applications can be returned, restarting the clock.

Frequently Asked Questions About ADU Permits

Who is responsible for pulling ADU permits, the homeowner or the contractor?

In most cases, the general contractor pulls the permits on behalf of the homeowner. However, the permits are issued to the property (and the property owner), not to the contractor. Your contract should clearly state that the contractor is responsible for obtaining all necessary permits and paying all permit fees (with those fees itemized in the contract).

Can I check if my contractor has pulled permits without their knowledge?

Yes. Permit records are public information in California. You can check your city's online permit portal, call the building department, or visit in person. You do not need the contractor's permission to access this information.

What happens if my ADU was built without permits and I want to sell my home?

Unpermitted ADUs create significant problems during a home sale. The buyer's lender may refuse to finance the property, the title company may flag the unpermitted structure, and you may be required to retroactively permit the work or demolish it. Retroactive permitting can cost $10,000 to $50,000 or more if walls need to be opened for inspection.

How can I tell if a previous owner's ADU was properly permitted?

Search the property's permit history through your local building department. Look for building permits that specifically reference an ADU or second unit. Compare the permitted square footage and room count with the actual structure. Any discrepancies may indicate unpermitted work.

Does my contractor need separate permits for electrical, plumbing, and HVAC work?

In most California jurisdictions, yes. Electrical, plumbing, and HVAC work each require separate permits and inspections. These are often called "supplemental" or "trade" permits and must be pulled by appropriately licensed individuals (C-10 for electrical, C-36 for plumbing, C-20 for HVAC).

What is a certificate of occupancy and when do I need one?

A certificate of occupancy (CO) is issued by the building department after the final inspection is passed, confirming that the ADU meets all building codes and is safe for occupancy. You cannot legally rent or occupy an ADU without a certificate of occupancy. Make sure your contract specifies that the contractor is responsible for obtaining the CO as part of the project completion.

Need help navigating the ADU permit process? Our team guides homeowners through every step, from application to final inspection.

How to Check ADU Permit Status Online in Major California Cities

One of the easiest ways to verify that your ADU contractor has actually pulled the right permits is to check your city's online permit portal. Most major California cities now offer digital tools that let homeowners look up active permits by address or permit number. Here is a breakdown of how to check permit status in some of the largest cities across the state.

Los Angeles

The City of Los Angeles offers the LADBS Permit Information System at ladbs.org. You can search by address to see all permits associated with your property. Look for an active building permit that matches the scope of your ADU project. The system shows the permit type, issue date, current status, and inspection history. If your contractor claims a permit was filed but you see nothing listed, that is a red flag worth investigating immediately.

San Diego

San Diego uses the OpenDSD portal at opendsd.sandiego.gov. Enter your address to view submitted and approved permits. The portal displays project descriptions, so you can confirm the permit matches your ADU scope. You can also see whether inspections have been scheduled or completed.

San Jose

San Jose homeowners can use the city's Online Permit Center through the Development Services portal. Search by address or permit number to view active permits, their status, and inspection records. This is especially useful for verifying that your contractor has obtained both the building permit and any required trade permits for electrical, plumbing, or mechanical work.

San Francisco

San Francisco's Department of Building Inspection (DBI) offers an online permit tracking system at sfdbi.org. You can search permits by address and view detailed records including the permit holder's name, project description, and inspection results. San Francisco ADU permits often require additional review steps, so checking this portal regularly helps you stay informed about progress.

Sacramento

Sacramento provides permit lookup through the Community Development Department website. Homeowners can search by address to find active permits and see inspection schedules. Sacramento has been actively encouraging ADU construction, so you should see a clear permit trail if your contractor is following the proper process. For more on working with contractors in California, see our guide on how to read and compare ADU construction bids.

General Tips for Checking Online

• Always search by your exact property address, not by the contractor's name
• Verify that the permit description matches your ADU project scope
• Check that the permit is listed as active or approved, not expired or cancelled
• Confirm that required trade permits (electrical, plumbing, mechanical) are also on file
• Save or screenshot permit records for your own files

Frequently Asked Questions About ADU Permit Verification

How long does it take for an ADU permit to show up online after filing?

Most California cities update their online permit systems within 5 to 10 business days after a permit application is submitted. However, the timeline can vary depending on the city's processing backlog. If your contractor says they filed the permit more than two weeks ago and you still see nothing online, contact your local building department directly to verify the claim.

Can I call the building department to verify my ADU permit instead of checking online?

Yes. Every city building department has a public counter or phone line where you can ask about permits associated with your property. You will need your property address and ideally the permit application number. Staff can confirm whether a permit has been filed, its current status, and whether it matches the scope of your ADU project. This is a reliable backup if the online system is unclear or not up to date.

What should I do if my contractor's permit does not match my ADU project scope?

If the permit your contractor pulled covers a different type of work or a smaller scope than what was agreed upon, stop work immediately and have a direct conversation with your contractor. A mismatched permit means inspections may not cover all aspects of your build, which could lead to code violations or safety issues. You may need to file a complaint with your local building department or consult with a construction attorney to review your contract.

Is it possible for a contractor to start ADU work without any permits?

Technically, a contractor can begin certain preliminary work like site preparation or demolition without a building permit, but the main construction work requires an active permit. If your contractor is framing walls, pouring foundations, or doing electrical and plumbing work without a visible permit posted on site, that is a serious violation. Unpermitted work can result in fines, forced removal of completed work, and difficulty selling your home in the future.

Who is ultimately responsible if an ADU is built without proper permits?

As the property owner, you are ultimately responsible for ensuring that all construction on your property is properly permitted, even if you hired a contractor to handle the process. If unpermitted work is discovered during a sale, refinance, or future inspection, you will bear the financial and legal consequences. This is why it is so important to independently verify permits rather than simply trusting your contractor's word. Learn more about protecting yourself in our guide on red flags in ADU contractor bids.