Aliso Viejo Building & Safety: Permits and Inspections
The City of Aliso Viejo Building & Safety Division handles building permits, plan reviews, construction inspections, and building-code enforcement within Aliso Viejo, Orange County, California. Homeowners, contractors, and businesses can use the City’s online Customer Self-Service (CSS) portal to apply for permits, request inspections, and check permit records.
Aliso Viejo requires applicants to discuss their project and obtain applicable Planning Services approval before submitting building plans. The process begins with Zoning Compliance Form PS-240. Property-owner authorization and residential association approval may be required.
Department Contact Information
| Official department | City of Aliso Viejo Building & Safety |
|---|---|
| Jurisdiction | Aliso Viejo, Orange County, California |
| Office address | 12 Journey, Suite 100, Aliso Viejo, CA 92656 |
| Telephone | 949-425-2540 |
| Building@avcity.org | |
| Building Official | Justin Berry |
| Counter hours | Monday–Friday, 8:00 a.m.–1:00 p.m. Last check-in at 12:30 p.m. |
| Office closures | Alternate Fridays and city holidays |
| Official webpage | Building & Safety Department |
All hours are Pacific Time. Confirm Friday closures before visiting. Public counter hours are different from construction and inspection hours.
How to Apply for an Aliso Viejo Building Permit
Follow this sequence to avoid submitting incomplete plans or missing the City’s Planning review requirement.
- Confirm the property and proposed work. Check that your address is within Aliso Viejo’s jurisdiction. Use the City’s GIS and online services to locate property information. Describe whether the project involves an addition, remodel, electrical work, plumbing, HVAC, exterior alteration, or another improvement.
- Obtain Planning review. Download Zoning Compliance Application PS-240. Enter the project address, proposed work, owner details, and applicant information. Attach the applicable site plan, elevations, floor plan, and association authorization. Submit it to Planning Services using the City’s current submission instructions. Questions: 949-425-2525.
- Prepare the building application and plans. Use the Building/Grading Permit Application. Include the contractor or owner-builder information, written scope of work, job valuation, and appropriate construction drawings. Additional documents depend on the project.
- Submit through the official portal. Open the Aliso Viejo CSS Portal, choose Log In or Register, and follow the permit application instructions. Enter the project details and upload the required documents. If the applicable permit type is unavailable, contact Building & Safety rather than choosing an unrelated category.
- Complete plan review and payment. Monitor the application for review comments or correction requests. Submit revised documents as instructed, resolve outstanding approvals, and pay assessed fees. Do not start permit-required work before the permit is issued.
- Schedule inspections and close the permit. After approval, follow the inspection sequence assigned to the permit. Resolve corrections and obtain final inspections and any required agency clearances.
Permit Types and Required Documents
The City publishes project-specific checklists and handouts. The table below identifies common starting documents, not a guarantee that every listed project requires a permit.
| Project | What to prepare or check |
|---|---|
| Home addition or structural remodel | Site, floor, foundation, roof and structural plans; calculations and energy documentation when required. |
| Kitchen or bathroom remodel | Scope of plumbing, electrical and mechanical changes; applicable remodel checklist. |
| Windows and doors | Opening dimensions, replacement specifications and structural changes, if any. |
| Patio cover, fence or wall | Plot plan, dimensions, setbacks, structural details and applicable Planning/HOA approval. |
| Pool or spa | Site and equipment plans, required safety barriers and applicable pool documentation. |
| Solar or EV charger | Electrical details, equipment specifications and the relevant city submittal guidelines. |
| Commercial tenant improvements | Tenant-improvement plans, occupancy/use information, accessibility review and applicable agency clearances. |
Useful official documents: Residential submittal checklist (updated December 31, 2025), all building handouts, and Planning and Public Works forms.
Important local construction requirements
Aliso Viejo’s residential checklist identifies local soil conditions as a design concern, including expansive soils and sulfates. Projects involving foundations or structural modifications may require specific foundation details, concrete specifications and professional engineering. The checklist also addresses roofing, structural calculations, and energy compliance. Use the current checklist and approved project plans rather than assuming general construction specifications are sufficient.
Some projects also require Public Works review. The City’s building application includes questions about soil disturbance, construction waste, and related permits. Discuss these requirements before work begins.
Building Permit Fees in Aliso Viejo (2026)
The City’s FY 2026–27 Building Fee Schedule includes separate plan-check, building-permit and permit-issuance charges. Building fees depend on the assessed project valuation; trade permits use additional item-based calculations.
| Project valuation | Plan check | Permit | Issuance | Listed total |
|---|---|---|---|---|
| $0–$1,000 | $17.34 | $26.67 | $25.26 | $69.27 |
| $1,000.01–$2,000 | $43.34 | $66.67 | $25.26 | $135.27 |
| $4,000.01–$5,000 | $118.19 | $181.83 | $25.26 | $325.29 |
| $9,000.01–$10,000 | $243.47 | $374.58 | $25.26 | $643.31 |
Source: City of Aliso Viejo FY 2026–27 fee schedule. These are published building-fee table amounts, not guaranteed final project totals. Additional trade, agency, grading, or other applicable charges may increase the amount due.
For plumbing, electrical and mechanical permits, the schedule also lists item charges, a $58.83 base permit fee, and applicable issuance and plan-check fees. The actual invoice depends on the work. The City’s schedule warns that starting permit-required work without obtaining a permit may result in doubled required permit fees.
View the full official 2026–27 Building Fee Schedule (PDF) →
Schedule a Building Inspection
Aliso Viejo accepts building inspection requests through its CSS portal. A portal account and issued permit are required.
- Visit the official CSS Portal and log in.
- Search for your permit by permit number or available search criteria.
- Select the highlighted permit number.
- Open Available Actions and choose the inspection scheduling option.
- Select the required inspection. Schedule inspections separately for building, mechanical, electrical or plumbing permit types as applicable.
- Check the portal on the inspection day for the assigned inspector, inspection window and subsequent results.
| Scheduling cutoff | Requests made before 4:00 p.m. are scheduled for the next business day unless otherwise specified. |
|---|---|
| Inspection days | Monday–Friday, including City Hall’s closed Fridays. |
| Morning window | 8:00 a.m.–12:00 p.m. |
| Afternoon window | 12:00 p.m.–3:30 p.m. |
| Daily schedule | Posted by approximately 8:00 a.m. on the CSS portal. |
| Cancellation | Call 949-425-2540 between 7:30 and 8:30 a.m.; online cancellation is not available. |
If inspection scheduling fails: Check whether the permit has been issued, has expired, requires an earlier inspection, or already has the requested inspection approved. Also confirm that you are logged into the correct CSS account.
Final inspections and additional approvals
Before a final inspection, some projects need sign-offs from other city departments or agencies. Depending on the work, these may include Planning (949-425-2525), Public Works (949-425-2530), the Orange County Fire Authority (714-573-6100), Orange County Health (714-433-6000), or Moulton Niguel Water District (949-831-2500).
Complete required corrections and clearances before requesting final approval. Commercial projects may also require certificate-of-occupancy documentation before the space can be used for its intended purpose.
2026 Building Codes and Construction Hours
Aliso Viejo enforces the 2025 California Building Standards Code, effective January 1, 2026, together with applicable local amendments. The City adopted relevant codes and amendments through Ordinance 2025-246.
The applicable requirements include the 2025 California Building, Residential, Electrical, Plumbing, Mechanical, Energy, Green Building, Fire and other building standards. The City also adopted local amendments affecting certain building and safety provisions, so state requirements should not be read in isolation.
Official references: Aliso Viejo Ordinance 2025-246 notice, Municipal Code, and California Title 24 code resources.
Permitted construction hours
| Monday–Friday | 7:00 a.m.–8:00 p.m. |
|---|---|
| Saturday | 8:00 a.m.–8:00 p.m. |
| Sunday | Construction not allowed |
| Federal holidays | Construction not allowed |
These are the City’s published general construction hours. Project-specific conditions may impose additional restrictions. The City identifies CR&R as its construction/demolition waste hauler; contact 800-826-9677 for waste-removal arrangements.
Search Permit History or Report a Violation
To look up an existing building permit, open the CSS Portal, search by permit number or property address, select the matching record, and review the available workflow, inspection history and results.
For suspected unpermitted work, unsafe structures or property-maintenance violations, use the City’s Code Enforcement Division. A permit search showing no result should not automatically be treated as proof that no permit exists; ask the department about older or unavailable records.
Frequently Asked Questions
1. Do I need a building permit in Aliso Viejo?
Whether a permit is required depends on the project, property and applicable code. Ask Building & Safety before starting additions, structural work, patio covers, pools or electrical and mechanical alterations. Planning approval may also be required.
2. Who issues building permits in Aliso Viejo?
The City of Aliso Viejo Building & Safety Division administers building permits and inspections within its jurisdiction. Its office is at 12 Journey, Suite 100, and the telephone number is 949-425-2540.
3. Is Planning approval required before a building permit?
Yes. The City directs applicants to obtain applicable Planning Services approval before submitting building plans. Begin with Zoning Compliance Form PS-240 and provide property-owner and association authorization when required.
4. Can I apply for an Aliso Viejo building permit online?
Yes. Use the City’s Customer Self-Service (CSS) portal to register or log in and follow the online permit application instructions. Prepare required plans and obtain applicable Planning approval before submitting.
5. What documents do I need for a building permit?
Typical documents include a building application, project description, property and contractor details, and relevant construction plans. Additions may require site, floor, foundation, roof and structural drawings, calculations and energy forms.
6. How much does an Aliso Viejo building permit cost?
Fees depend on project valuation and permit type. Under the FY 2026–27 building-fee table, the listed total for a valuation up to $1,000 is $69.27. Additional applicable charges can increase the final amount.
7. How do I schedule or cancel a building inspection?
Log in to the CSS portal, open the permit number and select Available Actions to schedule an inspection. Requests before 4:00 p.m. are generally scheduled for the next business day. To cancel, call 949-425-2540 between 7:30 and 8:30 a.m.
8. Why can’t I schedule my inspection?
Common reasons include an unissued or expired permit, missing CSS account access, an earlier required inspection that has not passed, or an inspection category already approved. Contact Building & Safety if the issue continues.
9. How can I check my permit status or inspection results?
Search the City’s CSS portal using the permit number or project address. Open the matching permit and review its workflow, available inspection history and results.
10. Which building codes apply in Aliso Viejo in 2026?
The 2025 California Building Standards Code became effective January 1, 2026. Aliso Viejo also adopted applicable local amendments through Ordinance 2025-246. Check both state codes and the City Municipal Code for project requirements.
Official Resources
- City Building & Safety — contact details, inspection procedures and construction hours.
- Planning Services — zoning review and the required planning-before-building process.
- CSS Permit Portal — applications, permit records and inspections.
- Application and Permit Handouts — project-specific forms and checklists.
- FY 2026–27 Fee Schedule — official valuation and trade-permit charges.
- California Building Standards Commission — effective state building codes.
Information checked: October 8, 2026. This is an independent informational guide, not an official City of Aliso Viejo website. The City determines permit requirements, approvals, inspections and final fees.