A building permit is required to construct, enlarge, alter, remodel, repair, convert, move or demolish any building or structure, or portions thereof including garages, patios, sheds, pools, retaining walls, etc. In addition, some other examples of work that require a permit are: tenant improvements; roof replacement or repair; sign installation; stucco repair; window installation, removal, or replacement; drywall replacement; fire damage repairs; solar photovoltaic system installation; adding or removing interior walls; and enclosing patios.

The building permit does not cover any plumbing, sewer, electrical, mechanical, drainage, grading or landscaping work to be done in association with the work described on the building permit. Separate permits must be obtained for each of those trades.

This means most home improvement projects and commercial improvements will require a building permit. Depending on the scope of work, a plan will typically be required for review by the building and/or planning division prior to the issuance of a permit.

Please note: Regulations governing use, height, location, materials and design may apply to your project even if the work does not require a permit. It is always advised to call the Community Development Department at 626-357-7931 ext. 230 or 235 prior to beginning any construction, repairs or improvements for requirements regarding your proposed work. Reviews by other departments and/or divisions may also be needed for your proposed project. Call or visit prior to beginning work to avoid issues later.

An electrical permit is required to install, alter, replace, reconstruct or repair any electrical wiring, devices, appliances, apparatus, service panels, or equipment.

A mechanical permit is required to install, alter, replace, reconstruct or repair any heating, ventilating, cooling, or refrigeration equipment.

A plumbing permit is required to install, alter, reconstruct, remove or repair any plumbing, drainage piping, water piping, gas piping, and back-flow prevention devices. Also required to replace or install a water heater.

A sewer permit is required to install, alter, repair, replace, disconnect or abandon any building sewer, private sewage disposal system, or portion thereof on private property.

Please note: If any work is to be done in the City right-of-way, a separate Right of Way Permit is required to be pulled by a licensed contractor from the Public Works Division. Please call 626-357-7931 ext. 234 for more information.

A pool permit is required to install a new pool or remodel an existing pool and equipment. Please contact the Building Division at 626-357-7931 ext. 236 regarding the requirements and process to demo or fill in an existing pool.

Most times, at minimum, you will need a site and/or floor plan that shows the work that you are proposing. Permits for minor work such as re-roofs, water heater replacements, electrical service panel upgrades, HVAC replacements, and like for like window replacements are examples of work that typically do not require a plan submittal. In other instances, depending on the proposed scope of work, plan submittal and review by a plan check engineer may be required prior to issuing a permit. Please contact or visit the Community Development Department to discuss requirements on your proposed project.

Plan check is the process of reviewing plans for compliance with adopted building codes. The plan check review ensures that proposed construction work meets accessibility, life and structural safety requirements of the code. Plan check fees will be determined based on the valuation of your project. Once plans and required supporting documentation have been submitted and plan check fees have been paid, the plan checker will review your plans and determine if your project is in compliance with construction codes. If compliance is not determined, a list of corrections will be provided and plans will need to be revised then resubmitted. Permits are issued after plans have been approved by the Building Division as well as other agencies requiring approval and/or clearance as determined by the plan checker. Applicants are responsible for submittal and follow-up directly with other agencies. To determine if plan check review would be required for your project, please contact the Community Development Department at 626-357-7931 ext. 230 or 235.

A General Building contractor possessing a Class ‘B’ license or a homeowner improving his/her principal residence and provided that he/she meets the conditions of the owner-builder declaration on the permit application and Property Owner Acknowledgement Form, may be issued a building permit.

Plumbing, Mechanical, and Electrical permits may be issued to the homeowner (as mentioned above), or to a General Building contractor if, in addition to the permits above, the contractor also does work at the same time in at least one other unrelated specialty trade or craft, or to contractors specializing in the respective trades. Permit applications must be submitted in person to the Community Development Department located in City Hall for permit processing.

To schedule an inspection, please call 626-357-7931 ext. 536, a minimum of one day in advance. Typically, next day inspections are available.

Building permit and plan checking fees are proportional to the valuation of construction work described on the application. The valuation is the fair market value of labor and materials for the work requiring the permit.

Electrical, Mechanical, Plumbing, and Sewer permits are itemized and require that the specific quantity of outlets, fixtures, etc. be filled out on the permit application for an estimate.

To obtain a fee estimate, please review the permit application and call 626-357-7931 ext. 235. Please ensure you provide all the details of your project so that staff can give you an accurate estimate of applicable fees.

Yes, all issued permits require inspection(s) for the permitted work. Depending on the scope of work, inspections are required at each major phase of construction to ensure work conforms to code and approved plans. A final inspection is required on all building permits to close out the project.

An issued permit will expire by limitation if work is not commenced within 180 days (six months) from the date of issuance, or if the work is suspended for a period of 180 days (six months) at any time after the start of work or last inspection completed. In order to complete a project if the permit expires, a new permit will need to be obtained and additional fees will apply.

The building inspector/plan checker is available at the counter or by calling 626-357-7931 ext. 236, Monday through Thursday between 8 a.m. to 10 a.m.

Call the Community Development Department at (626) 357-7931, ext. 230 or 235.

Submit plans to the LA County Fire Department for approval before submittal into the City. 

GOV 65850.52 (SB-379 2022) - LACoFD Statement Link 09-26-23 Yanagisawa final

City trees are trimmed every fifth year unless there is a special circumstance such as an obstruction or weather damage of some kind. Unfortunately, the City does not trim trees on private property. If you feel there is a City tree that needs to be trimmed because of an unusual situation, please call 626-357-7931 ext. 230 or 235 so that Field Services staff can inspect the tree and determine if trimming is needed before it’s scheduled time.

The City’s water provider is Cal-America Water and they can be reached at 888-237-1333.

If there is a streetlight out or malfunctioning on your street, please call the Field Services Division at 626-357-7931 ext. 230 or 235.

In 2018, the Duarte City Council approved Ordinance 882, creating Duarte Municipal Code (DMC) Chapter 13.12 (Tree protection and preservation). The purpose of this chapter is to protect most trees in order to preserve cultural heritage, maintain and enhance the scenic beauty of the city, improve air quality, abate soil and slope erosion, and to preserve and enhance property values. Chapter 13.12 allows for oak trees (and other trees) to have normal seasonal trimming, shaping, thinning or pruning of a tree necessary to its health and growth on less than one-fourth of the tree's foliage, within national pruning standards as defined in the ANSI 300A Standards. Oak trees and other tree species on private property may be trimmed in excess of one-fourth of their foliage, or removed, with a City-approved Tree Permit, only when the removal meets the regulations within DMC Chapter 13.12. Please contact the Planning Division to obtain a Tree Permit or to discuss details on any necessary procedures prior to trimming or removing any tree, especially oak and other native trees. Please be advised that oak trees, in particular, are very sensitive and should only be removed or trimmed after consulting with a professional tree arborist or expert tree trimmer.

Yes, a no fee permit is required and can be obtained in the Community Development Department. Every residentially zoned property is allowed a maximum of two (2) yard sales per calendar year and each sale can be a maximum of two (2) consecutive days.

There are some properties that have a Duarte mailing address but are actually outside of the jurisdiction of the City and located within L.A. County boundaries. Generally, these properties are located west of Mountain Avenue and south of Duarte Road. Please contact the L.A. County Department of Building and Safety office at 626-574-0941 for information on your property. If you are unsure, the L.A. County Service Locator can assist you in finding contact information for services for your property.

Insurance companies usually require this information: Zone D, Panel # 065026, Map Date March 22, 1999.

The California Department of Consumer Affairs’ publication “California Tenants – A Guide to Residential Tenants’ and Landlords’ Rights and Responsibilities” is an information guide and practical resource for both tenants and landlords, which answers many frequently asked questions like the one above. The publication provides contact information for assistance resources in the L.A. County area. You can view the publication online from the Department of Consumer Affairs’ website.

The General Plan sets out a long-range vision and comprehensive policy framework for how the City should plan for projected growth and development, provide public services, and maintain the qualities that define Duarte over the next 20 to 30 years. Since the Plan provides these policies on future growth and development, the General Plan gives property and business owners certainty about what you generally can do with your land. In addition, State law requires that zoning be consistent with General Plan policies and land use map. If changes in the land use designation are proposed for your property, this change may also require a change in the zoning designation in order to be consistent with the new land use designation.

Zoning is the regulation of the use of property by local government. Properties are assigned a specific zoning district, such as areas that can be used for residential, commercial or industrial uses. These zones contain a series of specific rules and development standards that apply to these zoning districts. Examples of zoning regulations include: permitted/prohibited uses, maximum building heights, required parking and open space requirements. The Duarte Municipal Code that can be found online (see link below) and describes the types of uses and development standards that apply to each of these zones. Anyone interested in purchasing property or starting a new business in the City should consult the zoning code to understand how much you can develop the property or to determine if the business you are considering is allowed in the zone.

Zoning rules and standards also guide the orderly development of each particular zone, thereby creating consistency within the zone, preserving the desirable characteristics of each setting and maintaining property values of the identified areas. Zoning maps and policies must be consistent with those of the General Plan. Furthermore, zoning implements the goals and policies of the General Plan.

The City’s Community Development Department is available to assist property owners in order to understand what they need to do to build an addition or other improvements on their property. Most construction requires plans of the proposed project, city approvals and building permits. It is generally best to start this process by visiting the Planning Department with a conceptual drawing of the property and proposed construction. After this meeting, your plans will be given a preliminary review and comments will be provided. Depending upon the size and location of your construction, the planner and owner will discuss the remainder of the plan review process, including but not limited to: the quality and quantity of professionally made plans, zoning code requirements, design review and public noticing (if applicable). Construction can generally begin after construction drawings have been approved as part of the Building Department plan check process and/or building permits have been issued.

Projects that involve new and/or substantial construction, second stories or have visual or architectural impacts facing the public right-of-way are subject to a more thorough architectural review process. A planner will work with you in determining if architectural review before the Architectural Review Board (ARB) or Planning Commission applies to your project.

Generally, this process begins similar to how an addition would be reviewed by the City, but also involves additional information, plans and/or material boards from the applicant. The proposed project plans, along with any additional information/plans/boards, will be reviewed by the planner and architectural design comments will be discussed in more detail. Once the plans and other materials are ready, a public meeting and presentation will be held with the ARB. The ARB will render a decision and, if approved, provide conditions of approval applicable to the project. New buildings or substantial construction may also require architectural review before the Planning Commission. If this is the case, a planner will explain that step early in the architectural review process.

Most small sheds can be constructed on your property without a building permit, but still require City approval for location and architectural design. Pre-fab or custom-built sheds, 120 square feet or less and no taller than 8 feet in height, can be built without a building permit. If you would like the shed to have lighting or power, a separate electrical permit is required. City approval for sheds is provided through an approval stamp on a plan provided by the property owner.

Although a building permit is not required to build a new or repair/replace a non-retaining wall, site plan approval from the Planning Division is required to ensure your proposal will meet zoning requirements including the height and location of the wall or fence. Typically, a planner can approve this type of plan over the counter. Submit a site plan with the proposed location, height, length and material to be used on the fence or wall to the Community Development Department.

Typically, a residential driveway that leads to a legal/permitted garage can be widened beyond the width of the garage. Widening the driveway is typically allowed to create an additional walking surface, such as a pathway that leads to the front door or side yard, or in some cases with a special approval to accommodate an alternate parking area. A permit is not required for widening the driveway, however Planning Division approval is required. A site plan depicting the current driveway and your proposed expansion must be provided to the Planning Division for review and approval before you begin any work on the driveway. Keep in mind, this only applies to the driveway portion that is on your private property and does not include the driveway approach from the street. Changes to the driveway approach will require a separate review and right-of-way permit from the Public Works Division. Contact the Community Development Department at 626-357-7931, ext. 230 or 235 for more information.

Many large private projects (e.g. subdivisions, conditional use permits) and proposed second-story construction requires notification to property owners. The distance at which owners are notified within a geographic area surrounding a project is addressed by both State and local laws. Significant public works projects (e.g. street repaving, gas main replacement) include requirements for utilities/contractors to notify affected residents.

Easements are usually recorded on your property’s title, which should have been identified by your title company when you bought your home. You should have a copy of the title report with the documents you received when you purchased your property. If you have lost your copy of the property’s title report, please contact the title company that prepared your original title report or a real estate professional.

The City allows a variety of business types throughout the City, however some types of business are only allowed in certain areas or zones (see FAQ on Zoning). If you’re interested in starting a new business in the City the first step is to contact the Planning Division and provide an address of the location you’re interested in opening your business and general information about the type of business. Some businesses are allowed with a special permit, and others may not be allowed at all. The Planning Division will see if your type of business is allowed in the location you’re interested in and if a special permit will be required. If your business requires a special permit the Planning Division can assist you with information and details on how to begin that permit process. It is very important to contact the Planning Division about your new business before you sign a lease or enter into any agreement with a landlord or property owner. If a lease is signed and your business is not allowed at that location you will not be able to operate. The Planning Division can be reached at 626-357-7931, extension 230 or 235. If the Planning Division approves your business, you will need a business license to begin operation. For more information on business licenses you can contact the Finance Division at 626-357-7931, extension 211.