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Do you need a permit to replace your roof in San José?

Yes, for most reroofs. The City of San José requires a building permit when 25 percent or more of the roof is reroofed in any 12-month period. Less than 25 percent counts as a repair and does not need one.1

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The short version

25 percent or more: permit

A building permit is required when 25 percent or more of the roof is to be reroofed in any 12-month period.1

Under 25 percent: a repair

Less than 25 percent is considered a repair and does not require a permit. For leaks, see our roof leak repair guide.1

Online for most homes

The City says it is easy to get most reroof permits online at SJPermits.org. Historic properties need a Planning review first.1

How the reroof permit works

The City's own steps, in order.1

  1. Check the property

    If the home is on the Historical Resources Inventory, get a clearance from the Planning Division first. A City Landmark or a home in a Landmark District needs a Historic Preservation Permit.

  2. Count the structures

    Each structure that goes over the 25 percent line needs its own permit. On a single-family property, the house and a detached garage can share one.

  3. Start at SJPermits.org

    Use the Application Wizard. It either issues an online permit, shows the fee and lets you pay and download the Permit Card, or tells you a Planning or Building review comes first.

  4. If it does not issue online

    Submit a completed Reroof Project Worksheet with the Building Permit Application. Qualifying single-family and duplex jobs can use the Over-the-Counter Service at City Hall, with no appointment. Allow at least an hour and arrive before 3:00 p.m. Others use Standard Plan Review.

  5. Inspect

    The permit card lists the inspections. Schedule them at SJPermits.org or call 408-535-3555. See our inspection scheduling guide.

What the reroof must meet

Layers and weight
A maximum of two composition roof covers is allowed. An engineering analysis of the supporting structure is required if all roof coverings together weigh more than 7 pounds per square foot.1
Sheathing and slope
Solid sheathing is required for every covering except wood shingle and shake. Minimum slope: 2:12 for asphalt or composition shingles, 3:12 for wood shake and shingles, 4:12 for concrete tile.1
Fire rating and flashing
Class C is the minimum fire rating required by California law. Flashings may be reused if in good condition. Counter-flashing is required where the roof meets a wall or chimney.1
Fasteners
Nails or staples must go at least three quarters of an inch into or through the sheathing, except where they would show at eaves or porch overhangs. Nail heads must sit flush with the shingle, not driven into it.1
Flues, skylights and solar
Cutting or altering a flue needs a separate mechanical permit and inspection. A skylight needs its own building permit and inspection. Replacing, altering or removing solar or other rooftop equipment needs electrical or mechanical permits.1
Cool roof, Title 24
The City points to the Title 24 Energy Code for cool roof standards.1 Those roof rules apply when more than 50 percent of the roof is replaced. In Climate Zone 4, a steep-sloped roof needs an aged solar reflectance of at least 0.20 and thermal emittance of at least 0.75, or an SRI of 16. A low-sloped roof needs 0.63 and 0.75, or an SRI of 75. Several exceptions apply, including heavy roof constructions of 25 pounds per square foot or more, and low-sloped roofs have insulation requirements too.2 A Title 24 consultant lists San José in Climate Zone 4.3
Why the permit matters
The City says a permit protects your safety and property from leaks, rot and hazards, and that insurance companies may deny claims related to unpermitted work.1

Replacing your roof? We handle the permit and the work.

Tell us about the house and the roof. We walk the job, pull the permit and schedule the inspections through final.

  • The city and the age of the house
  • What the roof is now and what you want
  • Any leaks, skylights or solar on the roof

Prefer to talk? Call (408) 667-4946 or send a text. Office hours: Monday to Friday, 7 am to 3 pm.

David and Tristan, the owners, stay involved from the first walkthrough to the final check. We reply the same business day, Monday to Friday.

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Reroof permits: common questions
Do I need a permit to replace my roof in San Jose?
Yes, in most cases. The City requires a building permit when 25 percent or more of the roof is to be reroofed in any 12-month period. Less than 25 percent is considered a repair and does not need a permit. The City notes that insurance companies may deny claims related to unpermitted work.
Can I put a new roof over the old one?
The City's reroof requirements allow a maximum of two composition roof covers. An engineering analysis of the roof's supporting structure is required if the total weight of all roof coverings exceeds 7 pounds per square foot. Solid sheathing is required under every covering except wood shingle and shake.
Does a new roof have to be a cool roof under Title 24?
The City lists the Title 24 Energy Code cool roof standards among its reroof code references. Under the California Energy Code, the roof requirements apply when more than 50 percent of the roof is replaced. For a steep-sloped roof in Climate Zone 4, new roofing needs a minimum aged solar reflectance of 0.20 and thermal emittance of 0.75, or an SRI of 16, unless an exception applies. For a low-sloped roof in Climate Zone 4 the figures are 0.63 and 0.75, or an SRI of 75.
What does the City inspector check on a reroof?
The permit card lists the inspections. The inspector looks for the City's reroof requirements, such as nail length and placement, flashings, fire rating, sheathing and slope. If only minor corrections are needed, the inspector may issue a Self-Verification Form so you can certify the fix yourself.
How do I get the reroof permit?
Start at SJPermits.org and use the Application Wizard. For most projects the system issues an online permit, you pay the fee, and you download the Permit Card. If it will not issue online, you need a completed Reroof Project Worksheet and go through the Over-the-Counter Service or Standard Plan Review. Over-the-Counter takes at least an hour at the Permit Center, and you must arrive before 3:00 p.m.

Sources

This page explains the City's published rules for reroofs and the California Energy Code roof requirements. The City says its list is not all applicable codes, and the installer must follow the adopted building codes and the maker's instructions. Check the City page for current details.