Highland Building Permits Guide for Homeowners

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

Highland runs permits through an online Building and Safety portal, and the permit counter is open Monday to Thursday, 7:30 a.m. to 5:30 p.m. This guide explains how permits work for Highland homeowners: what the city says needs one, how to apply, how inspections work, and how permit history affects a sale.

The city’s own pages carry the current fees and forms, so confirm details with Building and Safety before you start work.

Highland permits at a glance

Department	Building and Safety, Community Development, City of Highland
City Hall	27215 Base Line, Highland, CA 92346
Phone	909-864-6861
Counter hours	Monday to Thursday, 7:30 a.m. to 5:30 p.m.
How to apply	Online Building and Safety and Fire Prevention permit portal
Engineering permits	Separate Engineering permit portal (Engineering@highlandca.gov)
Code basis	California Building Code, adopted through the Highland Municipal Code (Chapter 15.02 adopts the California Administrative Code, 2025 edition)
Inspection requests	Through the portal; city materials ask for requests by 4 p.m. the business day before
Plan review and permit lapse	City ADU packet: a permit or plan review lapses after 180 days without work

Why Highland requires permits

The city explains that permits regulate construction and reduce hazards from unsafe building. The Highland Municipal Code adopts the California Building Code, so the state’s standards for structure, electrical, plumbing and mechanical work apply locally.

Typical homeowner jobs that fall under these rules include additions, structural changes, new electrical or plumbing runs, water heater and HVAC replacements, and conversions of a garage or porch to living space.

Cosmetic work such as painting or replacing flooring generally does not call for a permit, but the city is the final word on any specific project.

Work that may be exempt

Highland publishes a Permit Exceptions page. Among the items it describes, a one-story detached accessory structure of 120 square feet or less does not need a building permit, subject to other conditions listed by the city. Non-reinforced retaining walls follow the city’s Policy 355.

Because exemptions carry conditions, such as setbacks, height and use, check the page or call Building and Safety before assuming a project is exempt. New structures also go through Planning review before Building and Safety plan check.

Step by step: a Highland permit

1. Confirm the requirements

Call 909-864-6861 or visit the counter to describe the project. The city’s forms page includes a Building Permit Application, a handout on as-built structures and cool roof requirements.

2. Planning review for new structures

Per the city, new structures get Planning review before plan check begins. Allow time for this step in your schedule.

3. Apply and pay

Submit the application through the online Building and Safety portal. The city’s ADU packet says a plan-check deposit is due at submittal, and that reviews beyond the third carry additional fees. School fees also apply to new living area.

4. Plan check

For ADUs, the packet lists 10 business days for the first review and 5 for each later one. Other project types may differ, so ask the counter for current timelines.

5. Build, inspect and finalize

Request each inspection through the portal. The city’s inspection page lists inspection hours of 8 a.m. to 5 p.m. Monday to Thursday, and the city publishes a yearly inspection calendar. A permit or plan review lapses after 180 days without work, so keep the project moving or ask about an extension before it expires.

Engineering and fire permits

Some projects need more than a building permit. Work in the public right-of-way, grading or drainage may go through the separate Engineering permit portal, and fire prevention items go through the same portal as building permits. If your project touches the street, a driveway apron or utilities, ask Engineering early.

Permits and selling a Highland house

Buyers and lenders ask about permit history, and California sellers generally disclose known unpermitted work. Our statewide guide to selling as-is with unpermitted work explains what disclosure involves, and the seller closing costs guide shows what else to budget. If tenants live in the home, read the tenant-occupied home sale guide.

When a Highland home has an expired or open permit, or work done without one, you generally have three options: finish and finalize the permit before listing, disclose the work and negotiate on the open market, or sell as-is to a cash buyer who takes the house in its current condition.

The city’s as-built handout is a good starting point if you are thinking about legalizing older work. Use this checklist:

• Ask Building and Safety for the permit record on your address.
• List every addition, garage conversion, enclosed patio or outbuilding, and note which have permits.
• Gather final inspection records and contractor invoices.
• Ask what plans, fees and inspections it would take to permit each unpermitted item.
• Compare that cost and time with a no-repairs cash sale. New construction can also be reassessed for property tax, which our Prop 13 guide explains.

Questions to ask Building and Safety before you start

• Does my project need Planning review, Engineering review or Fire Prevention review in addition to a building permit?
• Is there a permit exception that applies, and what conditions come with it?
• What plan-check deposit and fees apply, and what happens if the review goes past the third round?
• How long will plan check take for this project type right now?
• What inspections will be required, and in what order?

Common permit mistakes homeowners make

The most common problems are starting work before the permit is issued, letting a permit lapse after 180 days of inactivity, skipping a required inspection, and assuming a contractor pulled a permit when none exists. Each one can surface years later when a buyer’s agent or lender asks for records.

A lapsed or never-finalized permit is easier to resolve while you still own the home and can answer questions from the city. If you are not planning to stay, it is worth deciding early whether finishing the permit, or selling the house as it stands, makes more sense.

If you hired a contractor, ask for a copy of the permit and the final inspection record, and keep them with your closing documents. A finaled permit is the clearest evidence that the work was inspected.

How to sell a house in Highland

1. Ask the city for the permit record on your address.
2. Collect permits, final inspection records and any city notices.
3. Request a no-obligation cash offer for the house as it stands.
4. Choose your closing date.
5. Close with no repairs, permit cleanup or showings required.

Our local pages cover related situations in Highland, including selling as-is, selling fast, cash home buyers and the cash offer process. See also our Highland page and the San Bernardino County hub.

Frequently asked questions

How do I apply for a building permit in Highland?

Use the city’s online Building and Safety and Fire Prevention permit portal. For questions, call Building and Safety at 909-864-6861; the counter is open Monday to Thursday, 7:30 a.m. to 5:30 p.m.

Does a small shed need a permit in Highland?

The city’s permit exceptions page says a one-story detached accessory structure of 120 square feet or less does not need a building permit, subject to other conditions. Confirm with the city first.

How are inspections requested in Highland?

Through the permit portal. City materials ask for requests by 4 p.m. the business day before, and the inspection page lists 8 a.m. to 5 p.m., Monday to Thursday.

When does a Highland permit expire?

According to the city’s ADU packet, a permit or plan review lapses after 180 days without work.

Do new structures need Planning approval in Highland?

Yes. The city says new structures get Planning review before Building and Safety plan check.

Where are engineering permits handled?

Highland has a separate Engineering permit portal, with questions going to Engineering@highlandca.gov.

Can I sell my Highland house with unpermitted work?

Yes. You can disclose it and sell as-is, including to a cash buyer. Our statewide guide explains the disclosure rules.

More guides

• We Buy Houses in Highland
• We Buy Houses in San Bernardino County
• San Bernardino County Property Tax Guide
• Highland Code Enforcement Guide
• Highland Zoning and ADU Guide
• Yucaipa Building Permits Guide
• Yucaipa Code Enforcement Guide
• Yucaipa Zoning and ADU Guide
• Redlands Building Permits Guide
• All California Guides

Sources

• City of Highland: Permits
• City of Highland: Building and Safety
• City of Highland: Inspections
• City of Highland: Permit Exceptions
• Highland Municipal Code Chapter 15.02: California Administrative Code

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