Field Notes/Permits and bids/Guide

Kitchen and bath permit fees and rules in 12 Peninsula cities

From one Peninsula city to the next, the same kitchen or bath job can mean a different portal, review path, fee basis, sewer check or gas-range wiring rule.

Amiari Construction · Published Oct 17, 2026 · Last reviewed Oct 16, 2026 · 7 min read

A modern kitchen with gray flat-panel cabinets, a white island with a gas cooktop under a steel hood, glass pendants and yellow stools, open to a living room with glass doors to the garden — A finished kitchen in Mountain View

In short

In their current fee schedules, San Mateo lists $719.58 for each combination permit for a bathroom or kitchen remodel, under minor residential remodels, plus fees and taxes figured from the job's valuation, and Hillsborough sets $1,326 per permit for like-for-like kitchen or bath work with no wall changes, before other fees and taxes, while San Carlos, Atherton, Los Altos, Mountain View and Saratoga figure the building permit from the job's valuation.
A sewer lateral check comes with remodels costing more than $90,000 in San Mateo, improvements the building official values at $200,000 or more in Belmont (before the final), more than 1,500 square feet remodeled in Hillsborough, additions and remodels worth more than a 600-square-foot addition over 5 years in Mountain View, and, in San Carlos, a cost above a threshold the council can adjust, more than 25 percent of the building or an added toilet, with exemptions in San Mateo and San Carlos.
Kitchen electric-ready wiring rules are in force in Menlo Park and Mountain View only when their triggers apply, listed by Palo Alto staff as in effect (confirm at plan check), adopted but, per the city, awaiting state approval in San Mateo, and on the books in Atherton, Los Altos and Saratoga, where we found no record the state has accepted them.

Pick your city: what changes for your kitchen or bath permit?

Map of 12 city outlines on the Peninsula, from San Mateo and Hillsborough down to Cupertino and Saratoga

Illustrative drawing

Moving a wall or adding a toilet changes more than the room. In several Peninsula cities it changes the permit too.

Illustrative drawing on Census city boundaries: tap a city for its gas, fee and sewer rules

Moving a wall or adding a toilet changes more than the room. In several Peninsula cities it changes the permit too. Hillsborough's $1,326 kitchen and bath line is for work with no wall changes [4]. Palo Alto's instant permit is only for licensed contractors doing same-footprint work that adds no fixtures, changes no walls, windows, doors or structure and needs no panel upgrade, and its "direct replacement" fees are lower [49][50].

Belmont may review a kitchen over the counter if the layout isn't changing [15]. In San Carlos, adding a toilet brings a camera inspection of the sewer lateral, unless a valid compliance certificate is on file [23]. State rules every city shares are in our kitchen permit guide and bathroom permit guide.

An example: the same like-for-like hall bath, no walls moved, in two cities.

San Mateo. You apply through the Customer Self-Service portal [1], and the fee schedule lists $719.58 for each combination permit for a bathroom or kitchen remodel, under minor residential remodels, plus fees and taxes figured from the job's valuation [2].
Hillsborough. You apply through eTRAKiT [3], and its FY 2026-27 fee schedule, adopted May 11, 2026, sets $1,326 per permit for like-for-like kitchen or bath work with no wall changes, before other fees and taxes [4][5].

The 12 cities, side by side

Not published means we read the city's pages and found no answer; ask the building department.

City	How you apply	Fast review	Published review time	Kitchen and bath fees	Sewer lateral trigger	Kitchen electric-ready rule
San Mateo	Online portal [1]	Over the counter or virtual, for qualifying remodels [6]	Virtual: contacted within 1 business day of a complete submittal [1]	$719.58 for each combination permit for a bathroom or kitchen remodel, under minor residential remodels, plus valuation-based fees and taxes (FY 2026-27) [2]	Remodels costing more than $90,000, with exemptions [7][8]	Adopted but, per the city, awaiting state approval [9][10]
Hillsborough	Online, eTRAKiT [3]	Not published	Not published for kitchens and baths [11]	$1,326 per permit, like for like with no wall changes, before other fees and taxes (FY 2026-27) [4][5]	More than 1,500 sq ft remodeled [12]	No local kitchen rule [13]
Belmont	Online, eTRAKiT [14]	Kitchens: may be over the counter if the layout isn't changing [15]	Plan check 21–28 days; over-the-counter types 1–21 days [16]	$793 each (current); $946 proposed Sept. 2026; ask which applies [17]	Improvements valued at $200,000 or more, before final [18]	No local kitchen rule [19][20]
San Carlos	Online portal [21]	Not published	Kitchen and bath remodel: 3–5 days [21]	By valuation; interior remodels valued at $117 per sq ft (FY 2026-27) [22]	Cost above an adjustable threshold, more than 25% of the building, or an added toilet, unless a certificate is on file [23]	No rule for a typical kitchen remodel [24]
Redwood City	Online, eTRAKiT [25]	One-Stop service covers residential interior remodels [26]	Non-structural interior remodel: 2 weeks (Jan. 2026) [27]	$1,301.91 for a residential kitchen or bath remodel, plus fees such as a 13% technology fee (from July 1, 2026) [28]	City code: none. Fair Oaks areas: review "may be required" for "major renovations" [29][30][31][32]	No local kitchen rule; 2022 reach codes repealed [33][30]
Menlo Park	Online portal [34]	Not offered at this time [35]	Not published	Non-structural kitchen: $350 plan check plus $564.48 permit; bath: $350 plus $593.33; plus fees such as a 9% technology fee [36]	West Bay and East Palo Alto districts: none found. Fair Oaks, on a small section of Haven Ave.: review "may be required" for "major renovations" [37][38][39][32]	In force; its kitchen section and its scope section differ on the trigger, so ask which applies [40][20]
Atherton	ePlan upload portal [41]	Not published	Alterations: 3 working days, first-review target [42]	By valuation; remodeled habitable space valued at $465 per sq ft (effective July 6, 2026) [43]	West Bay: none. Fair Oaks: review "may be required" for "major renovations" [37][44][32]	On the books; we found no record of state acceptance [45][46][47][20]
Palo Alto	Online portal [48]	Instant permit for licensed contractors: same footprint, no wall, window, door, structure or panel changes [49]	Not published beyond the instant permit	Direct replacement: kitchen $513, bath $685; other remodels $867 and $1,047 (FY 2027); other fees may apply [50]	None found; the city utility may require a sewer capacity and flow report [51]	Listed by city staff as in effect; confirm at plan check [52][53][20]
Los Altos	By email, plans as PDFs to the Building Division [54][55]	Non-structural kitchens and baths [55][56]	Generally within 72 hours [55][56]	By valuation, at no less than $591.39 per sq ft of construction (from July 1, 2026) [57]	None found in city sewer code [58]	On the books; we found no record of state acceptance [59][20][47]
Mountain View	Online, ProjectDox [60]	ExpressPermitsMV for qualifying remodels; $285 add-on from Aug. 22, 2026 [61][62]	Whole-house remodel or Express permit: 3 weeks [63]	By valuation (Table 1-A, effective Aug. 22, 2026) [62]	Additions and remodels over 5 years adding up to more than the cost of a 600 sq ft addition, among other triggers [64][65]	In force when a gas appliance is installed, new or replacement; rewiring alone doesn't trigger it [66][20]
Cupertino	Accela, with ProjectDox plan review [67]	Same-day over the counter for eligible projects [67]	Kitchen or bath: 2–5 business days expected [68]	$1,184 each for a kitchen or bath up to 300 sq ft, plus a 5.8% technology fee per permit (from July 1, 2026) [69]	Sanitary district video for "major remodeling" [70]	No local kitchen rule [71]
Saratoga	Online, eTRAKiT [72]	Express covers solar, main panel upgrades and EV chargers only [73]	Not published for the 2026 process; ask the city [72]	By valuation, with a 2.9 modifier (effective July 1, 2026) [74]	Depends on the sewer district (below) [75]	On the books; we found no record of state acceptance [76][20]

When does a remodel need a sewer lateral inspection?

Sewer checks start at a dollar figure, a size or an added toilet. The lateral is the pipe from the house to the public sewer [7].

San Mateo requires an inspection before the building permit is issued for remodels costing more than $90,000 (set in 2020), unless the lateral was inspected in the past 5 years with any required repairs done, was fully replaced under a city permit in the past 25, or the Public Works Director approves another exemption [7][8].
Belmont requires a valid lateral certificate before the final for improvements the building official values at $200,000 or more [18].
San Carlos requires a camera inspection with the permit application, unless a valid compliance certificate is on file, when a remodel costs more than a threshold the council can adjust, covers more than 25 percent of the building, or adds a toilet [23].
In Hillsborough, a remodel of more than 1,500 square feet of an existing house means the lateral is evaluated and repaired or replaced if necessary [12].
Mountain View requires a lateral inspection before the permit is issued when additions and remodels over 5 years cost more than a 600-square-foot addition, among other triggers [64][65].
The Cupertino Sanitary District requires a video inspection of the lateral for "major remodeling," which its page doesn't define [70]. Saratoga lists that district and West Valley, by project location [75]. West Valley requires a property line cleanout for any work that needs a district permit, unless the owner files a release of liability [77].

The example hall bath adds no toilet, so San Carlos's toilet trigger wouldn't apply to it; a new powder room would [23].

How do cities price a kitchen or bath permit?

In Hillsborough, if the town counts your work as a wall change, the $1,326 line doesn't apply; the schedule's other way to price a building permit is by valuation [4]. Where a city prices by valuation, its own table sets the value: San Carlos values an interior remodel at $117 a square foot and Atherton values remodeled habitable space, such as a kitchen, at $465, so a 150-square-foot kitchen is valued at $17,550 in one and $69,750 in the other before either city's fee table applies (our arithmetic) [22][43].

News · April 21, 2026 · Cupertino's City Council adopted its FY 2026-27 fee schedules on April 21, 2026, setting $1,184 each for a residential kitchen or bath remodel of up to 300 square feet, effective July 1, 2026, before other fees such as a 5.8% technology fee per permit. [69][78]

The fee is half plan review, half inspection; the schedule doesn't say whether its separate electrical, plumbing and mechanical fees also apply, so ask [69].

Keeping a gas range? Seven cities have a wiring rule, not all in force

California's "electric cooktop ready" rule is written for new homes, not remodels [79].

Menlo Park's and Mountain View's rules are in force, with different triggers [40][66][20]. Palo Alto's is listed by city staff as in effect; confirm at plan check [52][53][20]. San Mateo's is adopted but, per the city, awaiting state approval [9][10]. Atherton's, Los Altos's and Saratoga's are on the books, but we found no record the state has accepted them [45][46][59][76][47][20]. Our kitchen permit guide explains each trigger.

News · September 29, 2025 · Redwood City's Ordinance 2551, adopted September 29, 2025, replaced the city's building code chapter with the 2025 state codes, effective no earlier than January 1, 2026, and, per city staff, repealed its 2022 reach codes requiring all-electric new construction, with limited exceptions. [30][80][33]

Which cities charge by the day when work runs late?

Atherton's handout (January 2023) gives projects of 2,000 square feet or less 12 months from permit issuance to final inspection, and Hillsborough's code gives work valued up to $50,000 9 months, or 12 months up to $200,000. After a 30-day grace period, both charge $200 a day, rising in steps to $1,000 from day 121 [81][82]. San Carlos's table sets limits only from $200,000 of valuation [83][22].

Before you apply

Find your fee line. Ask whether your job fits the city's kitchen or bath fee line, such as Hillsborough's no-wall-change permit, or is priced by valuation.
Check the sewer trigger. Ask whether the job's cost, size or an added toilet brings a sewer lateral check, and whether an exemption applies.
Ask about the gas range. If the job keeps gas or touches kitchen circuits, ask in writing which electric-ready rule applies to your permit.
Ask about time limits. Ask whether the city sets a deadline to finish and what it charges after it, as Hillsborough, Atherton and San Carlos do.

Amiari Construction remodels kitchens and bathrooms on the Peninsula.

How we checked this: In October 2026, Amiari Construction read the 12 cities' permit pages, fee schedules, codes and council records, five sewer districts' rules, the state's lists of accepted local ordinances and the 2025 Energy Code.

Step by step

01Find your fee lineAsk whether your job fits the city's kitchen or bath fee line, such as Hillsborough's no-wall-change permit, or is priced by valuation.

02Check the sewer triggerAsk whether the job's cost, size or an added toilet brings a sewer lateral check, and whether an exemption applies.

03Ask about the gas rangeIf the job keeps gas or touches kitchen circuits, ask in writing which electric-ready rule applies to your permit.

04Ask about time limitsAsk whether the city sets a deadline to finish and what it charges after it, as Hillsborough, Atherton and San Carlos do.

Sources

City of San Mateo, Online Permit Center (Customer Self-Service portal; virtual over-the-counter building review)Read Oct 15, 2026
City of San Mateo, adopted fee schedule, July 1, 2026 to June 30, 2027 (combination permits for minor residential remodels; general plan maintenance fee)Read Oct 15, 2026
Town of Hillsborough, General Permit Information (applications through the eTRAKiT permit portal)Read Oct 15, 2026
Town of Hillsborough, Schedule of Fees and Charges, FY 2026-27 (Building Division)Read Oct 15, 2026
Town of Hillsborough, City Council minutes, May 11, 2026 (item 7, FY 2026-27 fees adopted)Read Oct 15, 2026
City of San Mateo, Projects Eligible for OTC and VOTC Review (revised November 14, 2025)Read Oct 15, 2026
San Mateo Municipal Code §7.38.432, private sewer lateralsRead Oct 15, 2026
City of San Mateo, Private Sewer Lateral Ordinance page (triggers effective December 1, 2020)Read Oct 15, 2026
City of San Mateo, Ordinance No. 2026-04 (adopted March 16, 2026), Energy Code §150.0(x)1Read Oct 15, 2026
City of San Mateo, Reach Codes page (2025 code cycle requirements pending state approval)Read Oct 15, 2026
Town of Hillsborough, Plan Check Requirements 2023 (small projects such as kitchens and bathrooms; large-project turnaround)Read Oct 15, 2026
Hillsborough Municipal Code §13.32.120(B), sewer laterals on remodels of more than 1,500 square feet (Municode)Read Oct 15, 2026
Town of Hillsborough, City Council agenda packet, November 10, 2025 (2025 code adoption staff report, Energy Reach Codes)Read Oct 15, 2026
City of Belmont, eTRAKiT online services (Permit Center; Apply New Permit)Read Oct 15, 2026
City of Belmont, kitchen remodel handout (January 10, 2025)Read Oct 16, 2026
City of Belmont, Permit Center (current plan check times)Read Oct 16, 2026
City of Belmont, Attachment D, Proposed Master Revenue Schedule, City Council meeting of September 22, 2026 (current and proposed fees)Read Oct 15, 2026
Belmont Municipal Code §21-212, sewer lateral certificate (Municode)Read Oct 15, 2026
City of Belmont, staff report, November 25, 2025: Local Amendments to 2025 California Building Standards CodesRead Oct 15, 2026
California Building Standards Commission, Ordinances amending the 2025 edition of Title 24Read Oct 15, 2026
City of San Carlos, Building Permits page (Customer Self-Service portal; plan review turnaround times)Read Oct 15, 2026
City of San Carlos, Schedule of Building Department Fees, FY 2026-27 (effective July 1, 2026)Read Oct 15, 2026
San Carlos Municipal Code Chapter 13.05, sewer laterals (§§13.05.030 and 13.05.040)Read Oct 15, 2026
City of San Carlos, City Council agenda packet, October 27, 2025 (2025 building code ordinance, CALGreen §4.106.5)Read Oct 15, 2026
City of Redwood City, Community Development Web Portal (eTRAKiT)Read Oct 15, 2026
City of Redwood City, One-Stop Service (eligible projects)Read Oct 16, 2026
City of Redwood City, plan review turnaround times (updated January 2026)Read Oct 16, 2026
City of Redwood City, FY 2026-27 fee schedule (effective July 1, 2026): kitchen/bathroom remodel, residentialRead Oct 16, 2026
Redwood City Code Chapter 27, Article VI, Sanitary Sewer Connections (Municode)Read Oct 15, 2026
Redwood City Code Chapter 9, Buildings, editor's note on Ordinance No. 2551 (Municode)Read Oct 15, 2026
County of San Mateo Public Works, Fair Oaks Sewer Maintenance District Sewer Master Plan, technical memorandum (September 28, 2015)Read Oct 15, 2026
County of San Mateo Public Works, Sewer Services: Permits & Plan Reviews (County-maintained sewer districts)Read Oct 15, 2026
City of Redwood City, staff report, September 8, 2025 (2025 code adoption and repeal of the 2022 reach codes)Read Oct 15, 2026
City of Menlo Park, Permit and Record Web Portal (Accela Citizen Access)Read Oct 15, 2026
City of Menlo Park, Building Division general information (over-the-counter review)Read Oct 16, 2026
City of Menlo Park, 2026 approved master fee schedule (effective October 12): residential kitchen and bathroom remodels, non-structuralRead Oct 16, 2026
West Bay Sanitary District, Code of General Regulations (revised July 22, 2026)Read Oct 15, 2026
East Palo Alto Sanitary District, Sanitary Code (Section 202, alterations and repairs)Read Oct 15, 2026
City of Menlo Park, Sanitary sewer (who serves which areas)Read Oct 16, 2026
City of Menlo Park, Ordinance No. 1127 (adopted November 4, 2025; in effect January 1, 2026), CALGreen §301.1.2 and §4.106.5.1.1, as filed on Energy Commission docket 25-BSTD-04 (TN 268897)Read Oct 15, 2026
Town of Atherton, Kitchen Remodel handout (plans go to the building ePlan submittal portal)Read Oct 15, 2026
Town of Atherton, Department and Division Monthly Reports, September 2026 (plan check performance, August 1 to 31, 2026)Read Oct 15, 2026
Town of Atherton, Master Fee Schedule (effective July 6, 2026), building feesRead Oct 15, 2026
Town of Atherton, FAQ: Who provides my sewer service?Read Oct 16, 2026
Town of Atherton, City Council agenda packet, January 15, 2025: draft Electric Readiness Ordinance (second reading of Ordinance No. 670), CALGreen §4.106.5.2.2Read Oct 15, 2026
Town of Atherton, City Council agenda packet, February 19, 2025: minutes of January 15, 2025 (item 7, 'Adopted Ordinance No. 670')Read Oct 15, 2026
California Building Standards Commission, Ordinances amending the 2022 edition of Title 24Read Oct 15, 2026
City of Palo Alto, Online Permitting Services (Accela Citizen Access)Read Oct 15, 2026
City of Palo Alto, Kitchen/Bath Remodel Instant PermitRead Oct 16, 2026
City of Palo Alto, FY 2027 Adopted Municipal Fee Schedule (adopted June 15, 2026), kitchen and bath remodel permit fees, pp. 67-68Read Oct 16, 2026
City of Palo Alto Utilities, Rule and Regulation 23, special wastewater utility regulations (effective June 1, 2026)Read Oct 16, 2026
City of Palo Alto, Climate Action and Sustainability Committee packet, April 17, 2026, Attachment A, Survey of Electrification RegulationsRead Oct 15, 2026
City of Palo Alto, Emergency Ordinance No. 5665 (September 8, 2025), Energy Code §150.0(x)1, as filed on Energy Commission docket 25-BSTD-04 (TN 267663)Read Oct 15, 2026
City of Los Altos, Building Division (how to submit plans)Read Oct 16, 2026
City of Los Altos, Kitchen Remodel handout (December 3, 2025)Read Oct 16, 2026
City of Los Altos, Bathroom Remodel handout (December 3, 2025)Read Oct 16, 2026
City of Los Altos, Fee Schedule, Fiscal Year 2026-27 (effective July 1, 2026): minimum building valuationsRead Oct 16, 2026
Los Altos Municipal Code Chapter 10.04, Sewer Service System Generally (Municode)Read Oct 15, 2026
Los Altos Municipal Code §12.16.020, Energy Code §150.0(w)1 (Ord. No. 2025-542, October 28, 2025), MunicodeRead Oct 15, 2026
City of Mountain View, 2025 Housing Element Annual Progress Report, program 4.1(c), online permitting system (ProjectDox); Attachment 1, City Council, March 24, 2026Read Oct 15, 2026
City of Mountain View, Council report, June 10, 2025: Modifications to the Master Fee Schedule (ExpressPermitsMV launched April 2025)Read Oct 15, 2026
City of Mountain View, Master Fee Schedule amendments, FY 2026-27 (Exhibit C, Community Development, and Attachment B, Table 1-A), adopted June 23, 2026Read Oct 15, 2026
City of Mountain View, permit timelinesRead Oct 16, 2026
City of Mountain View, Sewer lateral inspection (residential)Read Oct 16, 2026
City of Mountain View, Public Works PW-023, sewer lateral inspectionRead Oct 16, 2026
City of Mountain View, Ordinance No. 9.2025 (adopted September 9, 2025; effective January 1, 2026), CALGreen §4.106.5.2, as filed on Energy Commission docket 25-BSTD-04Read Oct 15, 2026
City of Cupertino, Planning Commission staff report, July 14, 2026 (permits for small residential remodels)Read Oct 15, 2026
City of Cupertino, July 14, 2026 staff report, Attachment 1, benchmarking survey responsesRead Oct 15, 2026
City of Cupertino, Resolution No. 26-047 (adopted April 21, 2026; signed April 28, 2026): FY 2026-27 Fee Schedules A, B, C and D, effective July 1, 2026 (Schedule D, Table 3)Read Oct 16, 2026
Cupertino Sanitary District, Frequently Asked Questions (video inspection of sewer laterals)Read Oct 15, 2026
Cupertino Municipal Code §16.54.020, Energy Code amendments (gocodebook.com copy, text as of October 5, 2026)Read Oct 15, 2026
City of Saratoga, staff report, April 1, 2026: Building Permit Process Improvements – Implementation UpdateRead Oct 15, 2026
City of Saratoga, Express Permitting pageRead Oct 15, 2026
City of Saratoga, Adopted Fee Schedule, effective July 1, 2026 (Chapter 4, Building)Read Oct 15, 2026
City of Saratoga, Submittal Checklist (AB 2234), outside agencies: sanitary districts by project locationRead Oct 15, 2026
Saratoga City Code Article 16-51, Energy Code §150.0(w)1 (Ord. No. 414, November 5, 2025), MunicodeRead Oct 15, 2026
West Valley Sanitation District, Ordinance Code (current through Ordinance No. 156, September 2026), property line cleanouts and permitsRead Oct 15, 2026
City of Cupertino, City Council minutes, April 21, 2026 (item 13, Resolution No. 26-047, FY 2026-27 fee schedules; approved May 5, 2026)Read Oct 15, 2026
California Energy Commission, 2025 Building Energy Efficiency Standards (CEC-400-2025-010-F): §150.0 Note and §150.0(u)Read Oct 15, 2026
City of Redwood City, staff report and building code ordinance for adoption, September 29, 2025 (item 9.A)Read Oct 15, 2026
Town of Atherton, Time Limits for Completion of Construction handout (January 10, 2023)Read Oct 15, 2026
Hillsborough Municipal Code Chapter 15.30, time limits for completion of construction (§§15.30.030, 15.30.050 and 15.30.060), MunicodeRead Oct 15, 2026
San Carlos Municipal Code Chapter 15.60, construction time limits (§§15.60.020 and 15.60.070)Read Oct 15, 2026

Last reviewed Oct 16, 2026

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