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The City will need to approve of all mechanical, electrical, plumbing and structural improvements to a property, as well as any new structures on a property over 36 inches in height. Additionally, any exterior modifications on a commercial site or Home Owners Association common property will need to be reviewed by the City’s Planning Division for consistency with the original development plans. For additional questions, please email the Building Department.
You may find your property zoning through the City’s GIS Mapping system by inserting your address into the search bar. Additionally, you may reference the City’s colored Zoning Map (PDF).
The Planning and Building Counters at San Juan Capistrano City Hall are open by appointment to accept all applications from 7:30 am to 5 pm, Monday through Thursday. Please schedule an appointment online.
To determine if a proposed project requires OCFA review, applicants will need to complete an OCFA Residential Screen Check form or OCFA Commerical/Multifamily/Tract Screen Check form.
New Outdoor Non-Cooking, Gas and Wood Burning Fireplaces, Fire Pits, Fire Rings, and Similar Devices, Exterior to Residential Occupancies or Un-Enclosed Accessory Structures that are located on the perimeter of a community containing, or adjacent to slopes or hills, or adjacent to an open space or wildland area containing non-irrigated vegetation, or in a State Responsibility Area or Local Responsibility Area “Fire Hazard Severity Zone”, as defined by the State, or (D) near an area that could be affected by a wildfire in the open space may also require OCFA review.
Any projects that are determined to require OCFA review will need to be submitted directly to OCFA Headquarters located at 1 Fire Authority Rd., Irvine, CA 92602.
For OCFA submittal information, please visit www.OCFA.org. For questions regarding OCFA lplan review, please call OCFA at (714)573-6100 or email firstname.lastname@example.org.
Please see table below for plan review target dates. Applicants will be notified via email when all departments have completed their plan check review.
All approvals/corrections must be picked up in person.
Planning & Building Review
Public Works & Engineering
To check Plan Check/Permit Status, please click on the button below to access the E-Trakit Citizen Portal:
E-TRAKIT CITIZEN PORTAL
Once in the E-Trakit Portal, follow the steps below:
Applicants may contact their plans examiner directly by telephone or email. Plans examiner contact information can be found on the correction letter. Please include the plan check number and address in your communication. For plan routing, all plans shall be routed through the City of San Juan Capistrano to ensure review by all necessary departments.
Building inspection requests a may be scheduled online or by voice message on the Building Inspection Request Line.
Inspection results including inspection corrections can also be viewed online through the City E-Trakit Citizen Portal. Learn how to make an inspection requests or view inspection results.
Anyone associated with the building permit can schedule an inspection: the general contractor, the homeowner, the trade contractor, or their official agents.
It is solely the responsibility of the permit holder to keep a permit active by actively performing work toward the completion of the project as permitted by scheduling an inspection.
Inspections are performed at critical junctures over the course of construction, as authorized by the building permit. Regularly called inspections include foundation, rough frame combination, exterior lath and drywall, and final inspection. Intermediary inspections traditionally include underground plumbing and electrical, exterior sheer and roof nail inspection that allow weather covering prior to frame combo, insulation, and electric meter release prior to final. Partial inspections may be requested in order to facilitate the coordination of the trades.
All projects require a final inspection.
City building inspectors conduct inspections to ensure compliance with approved plans, and local and state building code regulations; they conduct inspections that relate to life-safety, structural integrity, accessibility, energy-efficiency, electrical, plumbing and mechanical systems. The inspection process helps ensure public safety, health and welfare, and secures the value of property improvements.
In order to process a request for permit cancelation, please fill out a Cancellation Request Form and email the completed form to the Building Department.
Please contact the Capistrano Unified School District for the refund of school fees if applicable.
Please see instructions on the Address Assignment Request (PDF) form to request the assignment of a new address or to change an existing address. Once an address has been assigned, city staff will notify the US Post Office, Orange County Assessor, utility companies, emergency services and city departments.
To register as a deputy or special inspector, please send all items listed below in an email to the Building Department:
To apply for a new business license, please click the following link to complete your city business license application:
TO CHECK THE STATUS OF YOUR BUSINESS LICENSE, PLEASE CALL (949)487-4300 OR EMAIL BUSINESSLICENSES@SANJUANCAPISTRANO.ORG.
Permit information including inspection records dating back to 2007 can viewed on the City E-Trakit Citizen Portal. Permit information and plans prior to 2007 may be viewed in person at City Hall through the City Record System. An appointment is required to view public records in person.
Time Limitation of Application:
Issued Permit Expiration:
Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 12 months after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days after the time the work commenced.
Before such work can be recommenced after a permit expires, a new permit shall first be obtained to do so, and a fee therefore shall be one half the amount required for a new permit for such work, provided no changes have been made or will be made in the original plans and specifications for such work, and provided further that such suspension or abandonment has not exceeded one year. In order to renew action on a permit after expiration, the permittee shall pay a new full permit fee.
To request an extension, please fill out an extension request (PDF) and email the completed form to the Building Department.