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Do you need a permit to replace windows in San José?

It depends on how the window goes in. A retrofit window set in the existing opening does not need a building permit. A permit is required if the frame or flashing is altered, the exterior wall finish is removed, or the home is on the City's Historic Resources Inventory.1

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The short version

Retrofit window: no permit

A building permit is not required for a retrofit window. That is a window installed within the existing opening, with no changes to the surrounding frame or flashing.1

Frame, flashing or stucco: permit

A permit is required if the window frame is altered, the flashing is altered (including removing the nailing fin), or the exterior wall finish is removed.1

Historic home: permit, and Planning first

On the City's Historic Resources Inventory, even a retrofit window needs a permit, and a Planning clearance comes before it.1

How the window permit works

The City's own steps, in order.1

  1. Decide what you are changing

    Retrofit only, or a new frame, new flashing, or stucco removed to get the old window out? The second group needs a permit.

  2. Check the property

    Look up whether the home is on the Historic Resources Inventory. In a Planned Development zone, follow the zone's architectural standards and any HOA rules.

  3. Pick the process

    Qualifying residential properties use the Simple Projects Service, and no plans are required. It does not apply in Flood Zone A, AE, AH or AO, in a Geohazard or Seismic Hazard Landslide zone, in a Wildland Urban Interface area, or where there is a code enforcement case. Other properties use Standard Plan Review with a site plan on a sheet at least 18 by 24 inches.

  4. Apply

    Come to the Permit Center at City Hall, 200 E. Santa Clara St. No appointment. Allow at least 30 minutes and arrive before 3:00 p.m. Bring the Building Permit Application, plus Form 311 if the owner is the applicant.

  5. Inspect

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

What every replacement window must meet

Window design
Even with no permit, the new window must follow current new-construction rules as much as possible. The City's example: a noncomplying single-hung style must be replaced with a style that complies.1
Safety glass
New glass in an existing opening must be safety glass if the opening is in a hazardous location under current standards.1
Size and egress
Sleeping rooms and basements: opening of at least 5.7 square feet, at least 24 inches high and 20 inches wide, with the bottom of the clear opening no more than 44 inches up. If that bottom is under 44 inches above outdoor grade, 5 square feet is acceptable. Habitable rooms need exterior windows totaling at least 4% of the floor area for ventilation and 8% for light.1
Title 24 energy rules
For single-family homes, new manufactured windows that replace existing ones of the same total area must meet the U-factor and solar heat gain coefficient (SHGC) requirements of Sections 150.1(c)3A and 150.1(c)4 of the Energy Code.2 One exception covers replacing up to 75 square feet of vertical windows: U-factor no greater than 0.40, and SHGC no greater than 0.35 in Climate Zones 2, 4 and 6 through 15. Replaced skylights: U-factor no greater than 0.40 and SHGC no greater than 0.30. In Climate Zone 15 the SHGC limit is 0.23.2
Which climate zone
A Title 24 consultant lists San José in Climate Zone 4.3 Cities can straddle zones, so confirm your address before relying on a zone number.

Replacing windows? We can check the permit and do the work.

Tell us about the house and the windows. We walk the job, tell you whether a permit applies, pull it when one does, and schedule the inspections through final.

  • The city and the age of the house
  • How many windows, and which rooms
  • Whether stucco or siding has to come off

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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Window permits: common questions
Do I need a permit to replace windows in San Jose?
Sometimes. A building permit is not required for a retrofit window, which is installed in the existing opening with no change to the frame or flashing. A permit is required if the window frame is altered, the flashing is altered (including removing the nailing fin), the exterior wall finish such as stucco is removed, or the property is on the City's Historic Resources Inventory.
Do replacement windows have to meet Title 24 energy rules?
Yes. The California Energy Code says new manufactured windows that replace existing ones of the same total area must meet the U-factor and solar heat gain coefficient (SHGC) requirements in Sections 150.1(c)3A and 150.1(c)4. An exception allows replacing up to 75 square feet of vertical windows with a U-factor no greater than 0.40 and, in Climate Zones 2, 4 and 6 through 15, an SHGC no greater than 0.35.
Do I need safety glass or egress-size windows?
The City says replacement windows must meet current construction standards whether or not a permit is required. New glass in an existing opening must be safety glass if the opening is in a hazardous location. Sleeping rooms and basements need an opening of at least 5.7 square feet, at least 24 inches high and 20 inches wide, with the bottom of the clear opening no higher than 44 inches. If that bottom is less than 44 inches above outdoor grade, 5 square feet is acceptable.
How do I get the window permit?
Residential properties that qualify use the Simple Projects Service. No plans are required. Go to the Permit Center at City Hall without an appointment, allow at least 30 minutes, and arrive before 3:00 p.m. because counter tickets stop then. The City says the permit is issued during your visit if your documents are accurate. Properties that do not qualify use Standard Plan Review, which needs a site plan.
Does a historic home or a Planned Development zone change anything?
Yes. On the Historic Resources Inventory, any window replacement needs a Planning clearance, and possibly a Historic Preservation permit, before you apply for the building permit. In a Planned Development zone you must follow that zone's architectural standards and any HOA rules.

Sources

This page explains the City's published rules and the California Energy Code for window replacement. The City decides what applies to your property, and your climate zone sets the energy limits. Check the City page and the Energy Commission for current details.