Building Permit Lookup
Silicon Valley Cities
Find the permit portal, planning department contact, and disclosure requirements for your city — before you list.
BEFORE YOU LIST
Why Permit History Matters
When you list your Silicon Valley home, buyers will scrutinize your permit history. In a market where homes regularly exceed $1.5 million, undisclosed unpermitted work is one of the most common sources of post-close disputes — and one of the most preventable.
California law requires sellers to disclose all known material facts. That includes the garage you converted to a bonus room, the bathroom you added without a permit, and the electrical panel upgrade your contractor said "didn't need a permit." The Transfer Disclosure Statement (TDS) and Agent Visual Inspection Disclosure (AVID) both ask about unpermitted work explicitly.
The good news: most Silicon Valley cities now offer free online permit searches. You can pull your own permit history in minutes, understand what's on record, and make informed decisions before an inspector — or a buyer's agent — finds something you didn't know about.
Use the city selector below to access your city's permit portal directly, get the planning department phone number, and understand what to expect from a permit history search. Then review the expandable guides below on how to handle unpermitted improvements as a seller.
Xavier Williams is a licensed REALTOR® (DRE #02242451) and Mortgage Loan Originator (NMLS #1029190) with Real Brokerage Technologies. He works with sellers across all 27 cities below and coordinates pre-listing permit reviews as part of his standard listing process. See the full seller disclosure checklist or calculate your renovation ROI before making any decisions.
SELECT YOUR CITY
Find Your City's Permit Portal
Select a city to see the permit portal link, planning department phone number, and estimated search turnaround.
SELLER GUIDES
Permit & Disclosure Guides
Expand each section to read the full guide — important reading before you list.
Most Silicon Valley cities use an online permit tracking system — often called eTRAKiT, Accela, or a city-branded equivalent. Here's how to use them:
- Go to your city's permit portal — use the city selector above to find the direct link.
- Search by address — enter your street address (no need for city/zip in most systems). Some systems require you to search by parcel number (APN), which you can find on your county assessor's website.
- Review permit records — look at all permits issued for your property: building, electrical, plumbing, mechanical. Note the permit type, date issued, and inspection status.
- Check inspection status — a permit issued but never finaled (no final inspection passed) is treated almost identically to work done without a permit. Look for "Finaled" or "Certificate of Occupancy" on each permit.
- Print or screenshot — save the results. Your agent will need them, and buyers may request them in due diligence.
- Call the building department if the online record seems incomplete. Many older permits (pre-1990s) were not digitized and only exist on paper. Phone numbers are in the city selector above.
Pro tip: If you're in San Jose, sjpermits.org shows permits by address with detailed inspection history going back to the 1980s for most neighborhoods.
California sellers have among the most comprehensive disclosure obligations in the country. Here's what you need to know:
The Transfer Disclosure Statement (TDS)
The TDS is required in virtually every California residential sale. It asks whether you are "aware of any zoning violations, nonconforming uses, or violations of 'setback' requirements." Unpermitted work that would require a variance or violates the building code must be disclosed here.
The Agent Visual Inspection Disclosure (AVID)
Your listing agent is legally required to conduct a reasonably diligent visual inspection of your property. If Xavier identifies visible signs of unpermitted work — a garage conversion with no return air, a bathroom addition with a non-code doorway — it will appear on the AVID regardless of what you disclose.
Consequences of Non-Disclosure
- Post-close lawsuits: California courts have held sellers liable for undisclosed defects years after closing. The statute of limitations for fraud is 3 years from discovery.
- Escrow cancellation: If a buyer discovers undisclosed unpermitted work during inspection, they can cancel and demand return of their deposit.
- Price reduction demands: Buyers routinely use unpermitted work (once disclosed) as a negotiation lever — often at a higher cost than the actual remediation would require.
- Lender complications: FHA, VA, and many conventional lenders will not fund loans on properties with unpermitted additions that affect the square footage or habitability.
The Right Strategy
Disclose early, disclose completely, and price it in. Sellers who try to hide unpermitted work pay more — in price reductions, deal fallouts, or litigation — than those who disclose and negotiate from a position of transparency.
This guide is educational. Consult a licensed California real estate attorney for legal advice specific to your situation.
These are the most common unpermitted improvements Xavier encounters when preparing Silicon Valley homes for sale:
The #1 unpermitted improvement in Silicon Valley. Many homeowners converted garages to bedrooms, offices, or rental units without permits. These are easy to identify — look for finished walls/ceilings, no return air, or heating added after original construction. Retroactive permitting often requires adding HVAC, insulation, and egress windows.
Rooms added to the back of a home, over a garage, or in an attic without permits. Bathroom additions are particularly notable because plumbing work almost always requires a permit. If a bathroom appeared after the original CO was issued and no permit is on record, it's likely unpermitted.
Enclosed patios, California rooms, and sunrooms added to the rear of the home. These typically require a building permit and often structural review. Buyers lenders may exclude the square footage from appraised value if the addition is unpermitted.
Many homeowners upgraded from a 100A to 200A panel — especially in the 1990s and 2000s — without permits. Unpermitted panel work is a safety concern and typically requires a licensed electrician and city inspection to retroactively permit.
Water heater replacements require a permit in most Silicon Valley cities. Many homeowners and even some plumbers skip this step. A water heater installed without a permit and without a properly strapped seismic anchor is a building code violation and a disclosure item.
Pools and spas require permits for both structural and electrical work. Unpermitted pools are common in older Saratoga, Los Altos, and Los Gatos homes. The safety implications (non-code fencing, electrical grounding) make this a priority disclosure item.
Use this checklist in the 60–90 days before listing your Silicon Valley home:
Xavier Williams prepares a customized pre-listing packet for every seller — including a permit pull, comparative market analysis, and recommended repairs with ROI estimates. See renovation ROI estimates.
FREQUENTLY ASKED
Common Questions About Permits
Yes. California law (Civil Code §1102) requires sellers to disclose all known material facts that could affect the property's value, including unpermitted additions, conversions, or improvements. Failure to disclose known unpermitted work can expose you to legal liability even after close of escrow.
Most Silicon Valley cities offer online permit search through their building department portals. Search by address to see all permits issued, their status, and inspection history. Use the city selector above to find your city's portal. Cities like San Jose (sjpermits.org) and Palo Alto have well-organized online systems; smaller cities may require a phone call.
Buyers can require you to retroactively permit work (which may require bringing it up to code), negotiate a price reduction, or in egregious cases cancel the transaction. If the unpermitted work creates a safety hazard and you failed to disclose it, you could face post-closing lawsuits. Always consult a real estate attorney for your specific situation.
Yes, you can sell a home with unpermitted work — but you must disclose it. Many buyers accept unpermitted work (especially common items like converted garages or added bedrooms) when it's disclosed and priced accordingly. Xavier Williams helps sellers navigate this situation and position the home competitively.
The most common unpermitted improvements in Silicon Valley are converted garages (illegal ADU conversions), enclosed patios or sunrooms, added bedrooms or bathrooms, upgraded electrical panels, and water heater replacements. Pre-listing, these should be disclosed on the Transfer Disclosure Statement (TDS) and Agent Visual Inspection Disclosure (AVID).
RELATED TOOLS
