Planning a remodel in Los Altos can feel like a maze. You want to do it right, keep your project on schedule, and avoid surprise costs. The good news is that once you understand the City’s process and what documents you need, permitting becomes a clear, step-by-step path. In this guide, you will learn when permits are required, how to prepare your plans, how eTRAKiT works, expected timelines, inspections, and common pitfalls to avoid. Let’s dive in.
Do you need a permit?
Most remodels that change structure, safety, or building systems require a permit. Interior cosmetic updates usually do not.
- Work that commonly requires a permit: structural changes, additions, converting space to living area, new or moved plumbing, electrical or mechanical equipment, major kitchen or bath remodels, reroofing beyond minor repairs, HVAC replacement, water heaters, and gas appliances. Fire sprinklers may be required for certain additions.
- Work that is often exempt: painting, flooring, and similar cosmetic updates that do not affect structure or building systems.
Los Altos follows California building standards in Title 24 and local amendments. Projects that affect the envelope, HVAC, lighting, or water heating typically require energy compliance documentation and CALGreen measures.
Common permit types
- Building permit for structural changes, additions, and conversions
- Electrical, plumbing, and mechanical permits for systems work
- HVAC and water heater permits
- Re-roof or siding permits when applicable
- Accessory Dwelling Unit permits that follow state ADU rules plus local objective standards
- Demolition permits and any required hazardous material notifications
- Fire sprinkler permits when triggered by code
Your step-by-step path
Step 1: Ask early questions
Start with a pre-application conversation. Confirm zoning setbacks, lot coverage, tree protection, and whether Planning review is needed in addition to Building review. For larger work like additions or ADUs, ask for a pre-submittal meeting.
Bring your site address, a basic scope sketch, your parcel number, and the best contact info. You can call or visit the Building Counter, or review the City’s Development Services pages.
Step 2: Prepare your plans and studies
Your submittal must be complete to avoid delays. What you need depends on scope, but plan on these basics:
- Permit application with owner or contractor info
- Site or plot plan with property lines, setbacks, existing and proposed structures, north arrow, and dimensions
- Existing and proposed floor plans that are dimensioned and show room uses
- Elevations for additions and any exterior changes
- Structural plans and calculations if you will alter framing or foundations
- Foundation plan and construction details
- Cross sections for new or changed walls and roof areas
- Energy compliance documents per Title 24 and CALGreen mandatory checklist
- Plumbing, electrical, and mechanical plans, including loads and fixture counts
- Soils or geotechnical report when required by scope or local thresholds
- Manufacturer cut sheets for windows, HVAC, water heaters, and structural products
- Architect or engineer stamps when required
- Contractor license details and workers’ compensation or an owner-builder affidavit
- Historic resource documents if the home is a designated historic resource
For ADUs, include a site plan that shows the primary home, ADU location, parking, and utility connections and that meets local objective standards.
Step 3: Submit via eTRAKiT or at the counter
Los Altos accepts electronic submittals and offers online status tracking through eTRAKiT. You can also bring materials to the Building Counter.
City staff will check your submittal for completeness. If items are missing, you will receive guidance to correct and resubmit. Expect plan review fees at submittal and permit issuance fees later. Additional fees can apply for outside reviews or utility connections.
Step 4: Plan review and corrections
Your plans are reviewed by building, structural, electrical, plumbing, mechanical, and energy disciplines. Planning and Public Works may also review tree protection, encroachments, or stormwater. Results are either approved, approved with conditions, or returned with correction comments.
Plan on more than one review cycle for most projects. Use the comment list to revise the plans and write a clear response letter.
Step 5: Resubmit with clear changes
When you resubmit, cloud each change and use Delta tags so reviewers can find updates quickly. Include a concise response letter that shows how each comment was addressed. This step can save weeks.
Step 6: Permit issuance
After the final plan check is approved and fees are paid, the City issues your permit and the approved plans. Post the permit card at the jobsite.
Step 7: Build and schedule inspections
Typical residential inspection sequence includes:
- Pre-construction or trenching when applicable
- Footing and foundation, including reinforcement and anchor bolts
- Underground plumbing, electrical, and mechanical before backfill
- Foundation waterproofing or protection if required
- Rough framing, rough mechanical, rough plumbing, and rough electrical
- Energy and insulation verification
- Lath or gypsum as required
- Fire-blocking and draftstopping if applicable
- Finals for building, electrical, plumbing, mechanical, energy, and any special systems
Schedule inspections online through eTRAKiT or by phone. Inspectors usually need at least 24 hours notice. Keep the permit card and approved plans on site.
Step 8: Final sign-off
When all inspections pass and conditions are met, the City closes the permit. For ADUs and new dwelling units, you receive a final approval or certificate of occupancy.
What to prepare in Los Altos
Los Altos projects commonly need energy and CALGreen documentation. Additions or substantial remodels often require structural calculations and sometimes a soils report and a survey. If your property has protected trees or appears on a historic inventory, plan for tree protection measures or historic review.
Use licensed contractors and verify their status with the Contractors State License Board. You can check a license on the official CSLB website at the California Contractors State License Board.
- Tip: Keep contractor license and insurance documents ready to upload. This can speed issuance.
Timelines and fees
Every project is different, but these general ranges can help you plan:
- Minor permits like water heaters or small mechanical work: review in days to 1 to 2 weeks
- Moderate interior remodels without structural changes: plan review in about 2 to 4 weeks
- Additions, ADUs, or projects with structural or geotechnical reports: plan review in about 4 to 8 plus weeks, depending on complexity and review cycles
Inspections vary by scope. A mid-size remodel may have 4 to 10 inspections from foundation to final. Fees typically include plan review, permit issuance, and inspection fees. There can be additional fees for sewer or water connections and for reviews by Fire, Public Works, or Planning. Always request a current estimate from the Building Division and confirm the latest fee schedule.
Approvals like Planning review, historic review, tree permits, or encroachment permits can add weeks or more. If you need a variance or another discretionary approval, expect a longer timeline than ministerial building permits.
Using eTRAKiT effectively
The City’s eTRAKiT portal lets you apply, upload plans, track plan check comments, pay fees, and schedule inspections online. It is a powerful tool if you follow a few best practices:
- Follow the City’s PDF standards, file naming, and file size limits. Flatten large plan sets if needed.
- Include all required forms and checklists at first submittal to avoid an incomplete notice.
- Use clear clouding and revision tags on resubmittals.
- Keep contractor license and insurance documents handy for upload.
- Use the portal to track comments in real time and plan your responses.
If you are new to the process or have a complex project, a quick call or visit to the Building Counter can help you confirm what is required before you upload.
Avoid common pitfalls
- Assuming cosmetic updates never need a permit. Lighting or plumbing changes can trigger permits and inspections.
- Submitting without energy or CALGreen documents. Title 24 and CALGreen are required for most remodels that affect systems or the building envelope.
- Overlooking Planning constraints. Setbacks, lot coverage, and tree protection can limit design options.
- Delaying contractor selection. The City will need license and insurance details at issuance.
- Skipping the approved plans on site. Inspectors typically ask for the permit card and stamped plans at each visit.
- Expecting zero corrections. Most projects have at least one re-inspection.
Quick checklists
Small kitchen remodel checklist
- Permit application with owner or contractor info
- Floor plan that shows appliance locations, circuits, and lighting
- Electrical panel and load data if you add new circuits
- Plumbing scope if you move sink or dishwasher locations
- Title 24 lighting and energy documentation if you change lighting
- Contractor license and insurance or owner-builder affidavit
- Inspections: rough electrical and plumbing, then final trade and building inspections
Addition or ADU checklist
- Site or plot plan with setbacks, existing and proposed footprint, and parking
- Dimensioned floor plans, elevations, and cross sections
- Structural plans and calculations with engineer stamp
- Soils report when triggered
- Title 24 energy and CALGreen documents
- Tree protection or arborist report if protected trees are impacted
- Public works or encroachment permit if work affects sidewalks, driveways, or the right of way
- Inspections: footing and foundation, underground utilities, roughs, insulation and energy, and finals
Next steps
A well-planned submittal saves time and money. Start by confirming zoning limits, gathering a complete plan set with Title 24 and CALGreen documents, and preparing for one or more review cycles. Use eTRAKiT to track comments and inspections. If your project goals tie into a future sale, or if you are weighing which updates add the most value, we are here to help. Ask about preparation strategies and Compass Concierge to help with pre-listing improvements.
Ready to plan your remodel with confidence or map improvements to your selling timeline? Reach out to Real Estate by Shanti to request a free home valuation and a friendly strategy call.
FAQs
Do Los Altos kitchen remodels need permits?
- Most kitchen remodels that change electrical, plumbing, or structural elements require permits, while purely cosmetic updates typically do not.
How long does Los Altos plan review take?
- Minor permits can be days to 1 to 2 weeks, moderate remodels about 2 to 4 weeks, and additions or ADUs about 4 to 8 plus weeks depending on complexity.
What inspections happen during a Los Altos remodel?
- Typical inspections include foundation, underground utilities, rough framing and trades, energy and insulation, and final trade and building sign-offs.
Do I need energy and CALGreen documents in Los Altos?
- Yes, Title 24 energy compliance and CALGreen mandatory measures apply to most remodels that affect the envelope, HVAC, lighting, or water heating.
How do I submit and track permits online in Los Altos?
- Use the City’s eTRAKiT portal to apply, upload plans, pay fees, respond to comments, and schedule inspections.
How can I verify a contractor’s license for my Los Altos project?
- Check status and insurance on the official CSLB website at the California Contractors State License Board.
