One common question we get from buyers and homeowners doing renovation planning is some version of: “Do I need a permit for this?” It’s a smart question. Unpermitted work in Hermosa Beach creates real problems — for resale, for insurance, and if you ever get caught, the fines are steep. Here’s the complete picture of what Hermosa Beach requires. (This guide is part of our Hermosa Beach homeowner resources collection.)
What Definitely Requires a Building Permit in Hermosa Beach
According to Hermosa Beach Building and Safety, the following always require a permit:
New Construction & Structural
- Any new structure over 120 square feet
- Demolition of any building or structure
- Additions to existing buildings
- Decks and patio covers
- Roof decks
- Retaining walls over 4 feet tall
- Concrete or masonry walls exceeding 42 inches in height
- Fences over 42 inches tall
Mechanical Systems
- Swimming pools and spas
- Fireplaces, fire pits, and permanent BBQs
- HVAC installation or replacement
- Furnaces and water heaters
- Re-roofing
Interior Renovations
- Kitchen renovations (structural or involving plumbing/electrical changes)
- Bathroom renovations (structural or involving plumbing/electrical changes)
- Window replacements
- Signage
Mechanical, Electrical & Plumbing (MEP)
- New or relocated electrical circuits and outlets
- Service panel upgrades
- Solar installations
- New plumbing runs
- Gas line work
- Fire sprinkler systems
- Appliance installation/replacement involving plumbing or gas connections
What Does NOT Require a Building Permit (But May Need Planning Review)
Certain projects fall below the permit threshold, but this doesn’t mean they’re completely unregulated — Planning may still have a say:
- Accessory structures under 120 square feet (small sheds, playhouses) — note that ADUs always require permits regardless of size
- Retaining walls under 4 feet tall
- Fencing under 42 inches in height
- Like-for-like painting, flooring, and cosmetic interior work
Important caveat: Even if Building doesn’t require a permit, the Planning Division may still have requirements — particularly in Hermosa Beach’s coastal zone. When in doubt, call Planning first: 310-318-0242.
The Permit Process in Hermosa Beach
Step 1: Preliminary Planning Review (Optional but Recommended)
For larger projects, you can request a Preliminary Planning Review for approximately $200 before committing to full architecture drawings. This lets you confirm feasibility, setback compliance, and any Planning issues before spending money on plans.
Step 2: Submit Plans
Hermosa Beach offers a Concurrent Development Review Process — Planning, Building, and Public Works review simultaneously rather than sequentially. This is a meaningful time-saver on complex projects.
A typical plan submittal package includes:
- Site plan (showing property lines, existing and proposed structures)
- Floor plans, roof plan, and exterior elevations
- Structural plans and engineering calculations (for structural work)
- California Title 24 energy compliance documentation
- CAL Green compliance documentation
- Landscape plan with WELO (Water Efficient Landscape Ordinance) determination
- Geotechnical/soil report for new footings
- LA County Fire plans (required for all new construction and any construction within 5 feet of a property line)
- Fire sprinkler plans (for new construction, expansions over 50% of existing gross area, or occupancy changes)
- Construction Waste Management Plan (required for projects with valuation over $100,000)
Step 3: Pay Permit Fees
Fees are based on the project’s construction valuation — see our complete Hermosa Beach building permit fee breakdown for exact numbers. For reference, projects over $100,000 are assessed a base fee of $1,621.44 plus $9.28 per additional $1,000 of valuation. Plan check is an additional 80% of the building permit fee.
Illegal construction carries quadruple permit fees — this is not a theoretical threat. The city does inspect and issue violations.
Step 4: Schedule Inspections
Inspections are required at various stages of construction depending on the project type. Don’t cover work before it’s inspected — failed inspections or unpermitted work discovered later can require demolition and re-do.
Contact Information
| Department | Phone | Hours |
|---|---|---|
| Building & Safety | 310-318-0235 | Mon–Thu, 7am–6pm |
| Planning | 310-318-0242 | Mon–Thu, 7am–6pm |
| Public Works | 310-318-0214 | Mon–Thu, 7am–6pm |
| LA County Fire | 310-830-9596 | Call for hours |
Email: CommunityDevelopment@hermosabeach.gov
Why This Matters for Buyers
When you buy a home in Hermosa Beach, you inherit its permit history — including any unpermitted work. Before closing, a thorough buyer should:
- Request a permit history from the city or through your agent
- Identify any improvements that appear to be unpermitted (new bathrooms, added square footage, converted garages)
- Understand the cost and process to retroactively permit work if needed
- Factor unpermitted square footage into your valuation — lenders and appraisers may not give credit for it
Important: City regulations, fee schedules, and permit requirements change. Before starting any project, verify current requirements directly with Hermosa Beach Building & Safety at 310-318-0235 or Planning at 310-318-0242. This guide is informational — the city has final say on what’s required for your specific property and project.
If you’re buying in Hermosa Beach and want help thinking through the due diligence checklist — or need a referral to a local contractor, architect, or expediter — reach out directly.
Cecilia Agraz | Bayside Real Estate Partners / Stroyke Properties Group
310-803-9338 | cecilia@manhattanhermosahomes.com
Cecilia Agraz
South Bay neighbor and Realtor® focused on clear guidance and low‑stress moves in Manhattan Beach & Hermosa Beach.