Mountain View Building Permits: A Home Seller’s Guide

Last updated: November 2026. Reviewed by the Cash Home Buyers CA team.

Mountain View lets homeowners get many common permits online the same day, without building plans. Knowing which jobs qualify helps you close permit gaps before a sale, or decide to sell as-is.

Mountain View permits at a glance

Item	What the City says
Building Division	500 Castro St., 1st floor; (650) 903-6313; building@mountainview.gov
Public counter	Monday to Friday, 8 a.m. to 4 p.m.
Online system	ePermitsMV
Construction hours	Monday to Friday 7 a.m. to 6 p.m.; Saturday only with written Chief Building Official approval; none on Sundays or holidays
Right-of-way work	Monday to Friday, 7:30 a.m. to 4 p.m. (City Code 8.10)

Same-day online permits without plans

For single-family and duplex residential zoning, the City issues these through ePermitsMV without building plans:

• Air conditioner: at least 3 ft from the side or rear line, not in the front yard; sound limits are 50 dBA from 10 p.m. to 7 a.m. and 55 dBA from 7 a.m. to 10 p.m.
• Electrical panel upgrade (200 amps for a single-family home; 150 amps for a duplex or ADU, per City Code 8.51)
• EV charger
• Furnace replacement and heat pump HVAC
• Heat pump water heater and standard water heater (30 to 150 gallons, with two seismic straps)
• Masonry fireplace repair
• Reroofing (Class C or better)
• Sewer line or cleanout replacement, water piping and water service line
• Siding and tub or shower replacement

Why permits matter when you sell

California sellers must disclose known unpermitted work on the Transfer Disclosure Statement. Buyers and their lenders often ask for permit records for roofs, water heaters, electrical and additions. Because so many of these jobs can be permitted online in one day, an unpermitted job is often fixable, but a larger project may need plans, inspections and weeks.

Seller checklist

• List past work: roof, water heater, panel, HVAC, remodels and additions.
• Search ePermitsMV for the address to see which permits were finalized.
• Ask the Building Division at (650) 903-6313 how to legalize anything unpermitted.
• Keep contractor invoices and final inspection records.
• Report any violation concerns to Building at 650-903-6313 or Public Works at 650-903-6311; after hours, call Police non-emergency at 650-903-6344.

Closing costs

Santa Clara County’s documentary transfer tax is $0.55 per $500 of sale price, or $660 on a $600,000 sale. Confirm any city-level taxes with escrow.

How to sell a house in Mountain View

1. Review your permit history.
2. Decide whether to legalize work, credit the buyer, or sell as-is.
3. Request a cash offer from us.
4. Choose a closing date, often within days.
5. Close through escrow and receive your funds.

Mountain View projects that do not need a building permit

The City’s development permits site lists projects exempt from a building permit. These matter when a buyer asks whether past work was permitted.

Project	Limit stated by the City
Sheds, playhouses and similar	One story, 120 sq ft or less, no mechanical, electrical or plumbing, and zoning rules still apply
Wood fences	7 feet or less and consistent with zoning
Retaining walls	4 feet or less from bottom of footing, unless supporting a surcharge
Decks (single-family and duplex)	200 sq ft or less, 30 inches or less above grade, not attached to the house, not serving a required exit door
Water tanks on grade	5,000 gallons or less with a height-to-diameter ratio no greater than 2:1
Sidewalks and driveways	No more than 30 inches above grade, not part of an accessible route
Prefabricated pools	Under 24 inches deep, 5,000 gallons or less, entirely above ground
Window awnings	Project no more than 54 inches from the wall

Finish work such as painting, tiling, carpeting and countertops is exempt, but kitchen and bathroom cabinet replacements require a permit. Playground equipment cannot be in the front yard.

Minor trade work

Minor electrical repair, replacing lamps, reinstalling receptacles, and replacing a branch circuit breaker of the required capacity in the same location do not need a permit on single-family and duplex properties. Plumbing leak stopping and clearing stoppages are exempt, but removing and replacing a concealed drain, water, waste or vent pipe is new work and needs a permit.

Projects that skip a zoning permit but may need a building permit

• Electric vehicle charging stations: building permit required.
• Solar on an existing roof or the ground: building permit required.
• Interior remodels that do not add floor area or change use: a building permit may be required.
• Spas, hot tubs and ponds up to 120 sq ft, 2,000 gallons and 3 feet deep that meet pool setbacks: a building permit may be required.
• AC or heat pump equipment that meets zoning setbacks.

Using this when you sell

• Walk the property and list every structure, deck, shed, panel and remodel.
• Sort each into permitted, exempt, or unknown.
• Pull the permit history from the City and ask about anything open.
• Disclose what you know to buyers, and consider a cash sale if resolving unknowns would take longer than you want.

Air conditioner and noise limits

The city limits air conditioner placement to at least 3 feet from the side or rear line and not in the front yard, with sound limits of 50 dBA from 10 p.m. to 7 a.m. and 55 dBA from 7 a.m. to 10 p.m. An older unit installed without a permit may sit too close to a line or exceed the limits. Check placement before you list.

Panel upgrades and EV chargers

A panel upgrade is 200 amps for a single-family home and 150 amps for a duplex or ADU under City Code 8.51. EV chargers are also on the same-day list. Both are common recent improvements. Look for the permit and the final, since a missing electrical permit is one buyers’ inspectors flag.

Water heaters and seismic straps

Standard and heat pump water heaters of 30 to 150 gallons are on the list, with two seismic straps required. If a water heater was replaced by a handyman, check that it was permitted and strapped. It is an easy and inexpensive fix to correct.

Reroofing and exterior work

Reroofing with Class C or better, siding and tub or shower replacement can be permitted online without plans. If a roof was replaced years ago, find the permit and the final. A missing roof permit often surprises sellers.

When a job needs plans and time

Larger projects such as additions need plans, inspections and weeks. If your house has such work without permits, ask the Building Division at (650) 903-6313 how to legalize it and compare the time and cost with an as-is sale.

Frequently asked questions

Can I get a Mountain View permit online?

Yes. Many residential jobs, such as water heaters, reroofing and EV chargers, are available the same day through ePermitsMV.

What hours can contractors work?

Monday to Friday, 7 a.m. to 6 p.m. Saturday work needs written approval from the Chief Building Official. No work on Sundays or holidays.

Do I need a permit to replace a water heater?

Yes, but water heaters of 30 to 150 gallons qualify for same-day online permits with two seismic straps.

Can I sell with unpermitted work?

Yes, with disclosure. A cash buyer can purchase as-is.

Do I need a permit for a deck in Mountain View?

A deck on a single-family or duplex property is exempt if it is 200 square feet or less, 30 inches or less above grade, not attached to the house, and not serving a required exit door.

Do kitchen cabinet replacements need a permit?

Yes. The City says kitchen and bathroom cabinet replacements require a permit, though other cabinets and countertops outside a remodel are treated as exempt finish work.

Does solar need a permit in Mountain View?

Solar on an existing roof or the ground does not need a zoning permit, but the City states a building permit is required.

Are fences exempt?

Wood fences 7 feet or less are exempt from a building permit if consistent with zoning requirements.

Which Mountain View jobs can be permitted online the same day?

Air conditioners, panel upgrades, EV chargers, furnace and heat pump replacements, water heaters, reroofing, sewer line and water piping, siding and tub or shower replacement, through ePermitsMV for single-family and duplex zoning.

What are the Mountain View Building Division hours?

The public counter is open Monday to Friday, 8 a.m. to 4 p.m., at 500 Castro St., 1st floor.

More guides

• Mountain View code enforcement guide
• Mountain View zoning and ADU guide
• Santa Clara County property tax guide

Sources

• City of Mountain View, Building Division

This guide is general information, not legal advice. Confirm current rules with the City of Mountain View.