Merced Building Permits Guide for Homeowners and Sellers

Last updated November 13, 2026. Reviewed by the Cash Home Buyers CA team. Information comes from City of Merced Building Department pages and its ADU guide; sources are listed at the end.

The City of Merced handles building permits through an online portal where you can apply, upload plans, pay fees, track plan review and schedule inspections, and the 2025 California Building Codes apply to submittals on or after January 1, 2026. If you are selling a Merced house that has had an addition, a remodel or a converted garage, the permit history matters to buyers and lenders. This guide explains how Merced permits work and what it means for a sale.

Merced building permits at a glance

When you need a Merced building permit

The city’s FAQ states that plans must be submitted, reviewed and approved and a permit issued before construction begins on a tenant improvement, and that the final inspection must pass before occupancy. For homes, the city publishes submittal checklists for single-family additions and multifamily projects.

Work that touches utilities has separate triggers. A public works encroachment permit is required for work in city easements or rights-of-way, such as street improvements, curb, gutter, sidewalk and driveway work, storm drain and sewer connections, water service installations and monitoring wells.

A sewer service connection is required for new construction or when a septic system fails, and a water service connection is required for new construction or when existing service does not meet demand.

For smaller jobs, ask before you start. Typical residential work such as re-roofing, water heater replacement, electrical service changes, HVAC replacement, structural remodeling, room additions and garage conversions generally needs a permit under the California Building Code, so call Inspection Services at (209) 385-4773 to confirm.

How to get a permit in Merced

1. Check zoning first. The city advises checking with the Current Planning Department about zoning rules before you design. Planning’s number is (209) 385-6858.
2. Create an account. The city’s portal has how-to guides for creating and managing an online account, applying for a permit, paying an invoice and scheduling an inspection.
3. Assemble the submittal. Use the relevant checklist, such as the Single-Family Addition Submittal Requirement Checklist, and prepare a site plan, floor plan, elevations and structural details as required.
4. Plan review. Plans are reviewed electronically. Revisions or deferrals to approved plans are submitted with the city’s narrative form.
5. Pay fees and obtain the permit. If a permit is ready but fees or items are outstanding, contact Inspection Services for guidance.
6. Inspections. Schedule each inspection online, ending with a final.

You do not need an account to look up permits. The city’s public portal lets anyone search by address or permit number and see permit details, plan review status and inspection results. This is the quickest way to find out whether a Merced house has open permits.

Accessible features and cost limits

For commercial alterations the city explains that accessibility upgrades may be limited to the actual work of the project, and that when full compliance would exceed 20 percent of project cost, owners provide access to the greatest extent possible within that cap.

These rules apply mostly to commercial and tenant space, not to a typical single-family sale, but they show how the city treats scope: review follows the work actually being done.

What happens when work was done without a permit

Unpermitted work in Merced can surface through a neighbor complaint, a permit for something else, or a sale. If the city finds it, it may require you to apply for a permit after the fact, which can include opening walls for inspection, corrections and added fees.

See our Merced code enforcement guide. If the work is a garage conversion or backyard unit, see our Merced zoning and ADU guide, which covers Chapter 20.42 and the city’s pre-approved ADU plans.

How an open permit affects selling a Merced house

An open permit tells a buyer that work was started but never signed off. A lender may require it closed before funding, and an appraiser may discount space that was never finalized. California sellers generally must disclose known unpermitted work. Read our guide to selling as-is with unpermitted work and our seller disclosure guide.

How to sell a Merced house with open or unpermitted work

1. Look up the permit history on the city’s public portal using the address.
2. List what was done, the year and who did it, and gather receipts or plans.
3. Price the fix. Get a contractor estimate and compare it with selling as-is.
4. Choose your path. Close the permit and list, list with a repair credit, or sell as-is to a cash buyer.
5. Disclose. A cash offer does not remove disclosure duties, but it removes inspection and financing delays.

We buy Merced houses as they are, permits and all. See how our Merced cash-offer process works.

Not sure what is open on your house? Call (424) 435-2326 or request a cash offer. There is no cost and no obligation.

Merced building permits FAQ

How do I apply for a building permit in Merced?

Through the city’s online permit portal, or at the Building and Planning counter on the second floor of City Hall during business hours.

Can I check a Merced address for open permits?

Yes. The city’s public portal lets anyone search by address or permit number without an account.

How do I find permit fees in Merced?

Call Inspection Services at (209) 385-4773; fee schedules are also posted on the Building Division downloads page.

Can I sell a Merced house with an open permit?

Yes. An open or unpermitted item does not legally stop a sale, but it can slow a traditional one. A cash buyer can purchase the house as-is.

Sources

• City of Merced: Building Department
• City of Merced: Permits FAQ
• City of Merced: Permits, Entitlements and Licensing Portal

This guide is general information, not legal advice. Permit rules and fees change; confirm requirements with the City of Merced Inspection Services Division.