Tulare Building Permits Guide for Homeowners

Last updated November 13, 2026. Reviewed by the Cash Home Buyers CA team.

Permit questions tend to surface at the worst moment: a buyer’s inspector spots a patio cover with no permit, a lender asks about the garage conversion, or you find out the water heater was swapped without paperwork.

This guide explains how the City of Tulare handles building permits, what the city’s own page says does and does not need one, how inspections are scheduled, and how permit history affects the sale of a Tulare home.

Tulare building permits at a glance

Topic	What the city says
Who issues permits	The Building Official and the Department of Building Safety at the City of Tulare
Permit Center phone	(559) 684-4218
City Hall	411 E. Kern Avenue, Tulare, CA 93274
In-person submittals	Between 9 a.m. and 4 p.m.; City Hall payment windows close at 4 p.m.
Inspection line	(559) 684-4270, or email buildinginspection@tulare.ca.gov
Who can obtain a permit	A legal property owner or a licensed contractor
Fees	Based on the use, square footage and valuation of the proposed work

When a permit is required in Tulare

The city’s permit page repeats the model code language that governs the whole state.

Any owner, or the owner’s authorized agent, who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure must first apply to the Building Official and obtain the required permit.

The same rule covers work to install, alter, repair, remove, convert or replace an electrical, gas, mechanical or plumbing system that the code regulates.

In plain terms, if you are changing the structure of the house or any of the systems that run through it, assume a permit is needed until the city tells you otherwise.

Work the city lists as exempt from a building permit

The city also publishes a list of work that does not need a permit. For a homeowner the most useful building-related items are:

• One-story detached sheds, playhouses and similar accessory structures with a floor area of 120 square feet or less.
• Fences not over 7 feet high.
• Retaining walls that are not over 4 feet high, measured from the bottom of the footing to the top of the wall, unless they support a surcharge.
• Patio slabs, where no patio cover is to be built.
• Sidewalks and driveways not more than 30 inches above adjacent grade.
• Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
• Decks not exceeding 200 square feet that are no more than 30 inches above grade, are not attached to a dwelling and do not serve a required exit door.
• Swings and other playground equipment at detached one- and two-family homes.
• Window awnings that project no more than 54 inches from the wall and need no extra support.
• Prefabricated swimming pools under 24 inches deep, no more than 5,000 gallons and installed entirely above ground.

For the trades, the city’s exemptions are narrow. Replacing a lamp, plugging in portable equipment or replacing a branch-circuit breaker with one of the same capacity in the same location does not need an electrical permit.

Stopping a leak or clearing a stoppage does not need a plumbing permit, but the city notes that if a concealed pipe must be removed and replaced with new material, the work counts as new work and a permit and inspection are required.

Portable heaters, coolers and evaporative coolers are exempt from mechanical permits, but a replacement or new HVAC system is not. A fence over 7 feet, a shed over 120 square feet, a retaining wall over 4 feet or a deck that is attached to the house is not exempt.

Permits the city issues over the counter

Many common homeowner projects can be handled quickly without a full plan review. The city lists these as over-the-counter permits:

• Electrical: new or replacement panels not exceeding 200 amps, rewiring, adding lights or outlets to a patio or storage shed, and minor electrical repair.
• Plumbing: repair or replacement of a sewer or water line on the property, water heater replacement, water softener installation, gas line work, and a sewer connection to the city main, which goes through Engineering.
• Mechanical: water coolers, wall furnaces or wall heaters, and HVAC.
• Building: re-roofs, minor repair permits, fence permits, demolition permits and attached patios built to the city’s Patio Guideline Sheet.

The city adds a caution: some non-typical fences, such as masonry walls, may need plan review by the Planning and Engineering Divisions. It also says that projects normally eligible for over-the-counter review can be moved into plan review depending on complexity, the quality and organization of the submittal, the time review takes, the number of customers waiting and the other disciplines that need to look at the project.

How to apply for a Tulare building permit

1. Decide what category your project falls into

Check the lists above. If the work is exempt, you do not need a permit, but it still has to follow zoning, setback and fire rules. If it is on the over-the-counter list, you can usually apply at the Permit Center. Anything larger, such as an addition or a new structure, will need plans.

2. Fill out the written application

The city requires a written application on a form from the Department of Building Safety. It must identify and describe the work, describe the land by legal description or street address, state the intended use and occupancy, include construction documents where required, state the valuation of the work, and be signed by the applicant or an authorized agent. The Building Official can ask for other information.

3. Submit between 9 a.m. and 4 p.m.

The city’s permit page says in-person submittals are accepted between 9 a.m. and 4 p.m. The city also runs a Building Digital Plan Submission page, which its ADU page points architects and owners to for electronic plan submittals. Call the Permit Center at (559) 684-4218 before you go.

4. Pay the fees and receive the permit

Fees for most projects are based on the use, square footage and valuation of the proposed building or work. The city warns that an over-the-counter project that has been rejected for permit issuance twice, or that needs one hour or more of documented plan review time, may be charged hourly plan review fees or may be required to submit plans for full review.

5. Build, then schedule inspections

Work can start once the permit is issued. Inspections are covered in the next section.

Who may pull the permit

The city says permits can be issued to a legal property owner or to a licensed contractor. If you hire someone, confirm the license with the California Contractors State License Board before work starts. Unlicensed work is one of the most common sources of missing permits, and the owner is the one left answering questions at sale time.

Emergency repairs

When equipment must be replaced or repaired in an emergency, the city’s page says the permit application must be submitted to the Building Official within the next working business day. Water heater failures and furnace outages are typical examples. Keep your receipts and apply right away so the repair does not become unpermitted work later.

Inspections in Tulare

The city’s inspection page gives a call-ahead system. Call (559) 684-4270 or (559) 684-4218, or email buildinginspection@tulare.ca.gov, the day before you need the inspection. Have the permit number, the inspection item number and your preference for a morning or afternoon visit ready.

The page lists Monday through Friday from 8:00 to 8:30 a.m. as the time to reach inspectors. Requests made before 4:00 p.m. are scheduled for the following day, and requests received after 4:00 p.m. are scheduled for the second day after the call.

At the final inspection the city checks smoke and carbon monoxide detectors, so install them before the inspector arrives.

Permits and selling a Tulare home

Buyers who use a lender, and their inspectors, look at whether major work was permitted and finished. Gather these items before you list:

• Permit numbers and final inspection sign-offs for re-roofs, HVAC, water heaters, panels, patio covers, additions and garage conversions
• Contractor names, license numbers and invoices
• Any permit that was opened but never finaled
• Any structure you know was built without a permit

If work was done without a permit, you generally have three options: apply for a permit after the fact and make the corrections the city requires, remove the work, or sell as-is and let the buyer decide.

The city’s Building Division decides what is required, not an agent or a buyer. California sellers must also disclose known unpermitted work. Our guide to selling as-is with unpermitted work in California covers the disclosure side.

How to sell a house in Tulare when permits are a problem

1. Collect what you have. Pull permits, receipts and any city letters, and call the Permit Center at (559) 684-4218 to ask what is on file for the address.
2. List the gaps. Note any addition, conversion, re-roof or system replacement with no permit or no final.
3. Price the fix. Get a contractor quote and add the permit fees, any hourly plan review fees and the time it takes.
4. Compare with an as-is sale. A cash buyer can purchase the house in its current condition, so you do not have to legalize the work first.
5. Disclose honestly. Put known unpermitted work on the transfer disclosure statement.

Related local pages: sell a house as-is in Tulare, sell my house fast in Tulare, we buy houses in Tulare and how the Tulare cash offer process works.

Frequently asked questions

Do I need a permit to replace a water heater in Tulare?

Yes. The city lists water heater replacement among its over-the-counter plumbing permits, so you can usually get it at the Permit Center.

Do I need a permit for a fence in Tulare?

Fences not over 7 feet high are listed as exempt from a building permit, though the city also lists fence permits as an over-the-counter item and says some non-typical fences, such as masonry walls, may need plan review.

Is a small shed exempt from a permit?

A one-story detached shed, playhouse or similar structure with a floor area of 120 square feet or less is exempt under the city’s list. Zoning and setback rules still apply.

How do I schedule a building inspection in Tulare?

Call (559) 684-4270 or (559) 684-4218, or email buildinginspection@tulare.ca.gov, the day before. Give the permit number, the inspection item number and a morning or afternoon preference. Requests before 4:00 p.m. are scheduled for the next day.

Can I sell a Tulare house with unpermitted work?

Yes. You can sell as-is to a cash buyer without legalizing the work. Traditional buyers and lenders may require permits or repairs, and California sellers must disclose known unpermitted work.

Who do I call about building permits in Tulare?

Call the Permit Center at (559) 684-4218. City Hall is at 411 E. Kern Avenue.

More guides

• Tulare Code Enforcement Guide
• Tulare Zoning and ADU Guide
• We Buy Houses in Tulare
• We Buy Houses in Tulare County
• Tulare County Property Tax Guide
• All California Guides

Sources

• City of Tulare, Building Permits
• City of Tulare, Building Inspections
• City of Tulare, ADU Information
• City of Tulare, Building

This guide is general information from public sources, not legal advice. Confirm current rules with the city.