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San Jose building code: which codes apply in 2026 and what needs a permit

Published Sep 28, 2026 · Silicon Valley Building Service and Repair

San José does not write its own building code from scratch. It adopts California's statewide codes, then adds local amendments in Title 24 of the San José Municipal Code. This guide covers which codes apply today, where San José changes them, what needs a permit, and where to read the actual text, with the source linked for every point.

KEY TAKEAWAYS
  • Since January 1, 2026, San José enforces the 2025 California codes. They replaced the 2022 codes.1
  • Which edition applies depends on when the permit application was made. Applications made before January 1, 2026 stay under the rules in effect then.3
  • San José's own changes are in Title 24 of its municipal code, one chapter per code.2
  • Most construction needs a permit. The exemptions are specific, and an exemption never allows work that breaks the code.5

Which codes San José enforces in 2026

The City says the 2025 state building codes replaced the 2022 codes effective January 1, 2026, and plans submitted after that date are reviewed under the 2025 codes.1 The state updates these codes every three years.1 The City lists these as adopted:1

  • California Building Code (Title 24, Part 2)
  • California Residential Code (Part 2.5)
  • Electrical Code (Part 3), Mechanical Code (Part 4) and Plumbing Code (Part 5)
  • Energy Code (Part 6)
  • Wildland-Urban Interface Code (Part 7)
  • Historical Building Code (Part 8), Fire Code (Part 9), Existing Building Code (Part 10) and CALGreen (Part 11)

Which edition applies to your project

San José's code says the 2025 codes do not apply to a building whose permit application was made before January 1, 2026. That work follows the rules in effect on the application date. All other applications are processed under the 2025 codes.3 For work done without a permit, the City's legalization bulletin says it must meet current zoning, building and energy codes.10 See San José code violations.

Where San José's own rules are

Title 24 of the San José Municipal Code, "Technical Codes," has one chapter per code:2

  • 24.01 Administration and 24.02 Permits
  • 24.03 Building Code and 24.09 Residential Code
  • 24.04 Plumbing, 24.05 Mechanical and 24.06 Electrical
  • 24.07 Existing Building Code, 24.08 Wildland-Urban Interface Code and 24.11 Historical Building Code
  • 24.10 CALGreen and 24.12 Energy Code

The Fire Code is not in Title 24. San José's fire code amendments are in Title 17, Chapter 17.12.4

San José's local amendments you might run into

  • Fire sprinklers. San José deletes the state building code's sprinkler section and replaces it with its own fire code amendments.4 Sprinkler requirements can differ from what the state code alone says.
  • Earthquake-related inspection rules. The City's findings cite the Hayward and San Andreas faults and construction quality problems found after the Northridge earthquake, and the chapter modifies the state rules for special inspection of concrete work.4
  • All-electric new construction. The City says that in 2019 it became the largest city to adopt a building reach code encouraging all-electric new construction, and in 2020 it prohibited natural gas infrastructure in all new construction, with minimal exceptions.7 Ask the Building Division how that applies to your project.

What needs a permit in San José

The rule is broad: no building, structure or building service equipment the code regulates may be built, enlarged, altered, repaired, moved, converted or demolished without a separate permit for each one.5 The City's Code Enforcement pages put it simply: permits are typically required for any structural work and for electrical, plumbing and mechanical work.8

Work that does not need a building permit

San José's code lists specific exemptions from the building permit, including:5

  • One-story detached sheds, playhouses and similar buildings up to 120 square feet
  • Fences up to 7 feet high, except swimming pool barriers
  • Retaining walls up to 4 feet, measured from the bottom of the footing, unless they hold back a slope with added load or liquids
  • Sidewalks and driveways no more than 30 inches above grade and not part of an accessible route
  • Detached decks at a home up to 200 square feet, no more than 30 inches above grade, that do not serve the required exit door
  • Painting, wallpaper, tile, carpet, cabinets, countertops and similar finish work
  • Window awnings on a home that project no more than 54 inches and need no extra support
  • Replacing, repairing or overlaying less than 25 percent of a roof in any 12-month period

The City's own guidance for single-family and duplex lots is stricter on two of these. It lists a 3-foot maximum for front yard fences without a permit, and says a retaining wall more than 2 feet high, measured from existing grade, needs a building permit.11 Follow the City's guidance, and see shed, fence and deck rules.

Two cautions. First, the code says an exemption does not authorize any work that violates the technical codes or other City rules.5 Second, these are building permit exemptions only. San José keeps separate exemption lists for plumbing, mechanical and electrical permits,5 so a job with no building permit can still need a trade permit. See when a San José remodel needs a permit. For details, see shed, fence and deck rules and equipment swap permits.

Where to read the codes yourself

  • The state codes: the California Building Standards Commission links to the 2022 and 2025 editions.6, 1
  • San José's amendments: Title 24 of the municipal code, free online.2
  • Your property's permit history: search the address at SJPermits.org.9
  • Questions: the Building Division is at 200 E. Santa Clara St., Tower, 2nd Floor, 408-535-3555.1

How we help

We are a licensed general contractor, CSLB #1050108. We build to the current San José codes, pull the permits and schedule the inspections. If work was done without a permit, see code violation and permit resolution, or every guide on the San José code compliance page.

Common questions

Does San José use the 2022 or 2025 building code?
The 2025 codes, for permit applications made on or after January 1, 2026.1, 3
Do I need a permit to build a shed in San José?
Not a building permit for a one-story detached shed up to 120 square feet.5 Electrical or plumbing in the shed can still need a trade permit, and zoning rules still apply.
Do I need a permit to reroof in San José?
Replacing, repairing or overlaying less than 25 percent of the roof in a 12-month period is exempt.5 Larger roof work needs a permit.

Sources

This page explains the construction side of San José's rules. It is not legal advice. The City and its inspectors decide what applies to your property.

Building in San Jose?

Call or text (408) 667-4946. We build to current code, with permits. CSLB #1050108.
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