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AB 253 private plan check, AB 507 adaptive reuse, AB 671 restaurant permits, AB 1308 inspections - answers to Pacific Beach builders' top questions about California's 2026 streamlining laws.

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AB 253, AB 507, AB 671, AB 1308: California Builder Laws 2026 - Pacific Beach Guide

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January 1, 2026 marked a significant turning point for California builders with the simultaneous implementation of four major streamlining laws: AB 253, AB 507, AB 671, and AB 1308. These laws fundamentally reshape how building permits are reviewed, how inspections are scheduled, and which projects qualify for fast-track approval in San Diego and across California.

AB 253 allows applicants for 100% residential projects of 1-10 units to hire certified private professionals to perform plan checks if San Diego Development Services doesn't complete reviews within 30 business days. The law took effect October 10, 2025. Private plan checkers must be licensed engineers or architects certified by the International Code Council or International Association of Plumbing and Mechanical Officials. Once the private checker submits their compliance report, the city has 10 business days to issue the permit or notify you of noncompliance. If the city doesn't respond within 10 days and the report confirms compliance, your permit is automatically deemed approved.

What is AB 253 and when can I use private plan check services?

AB 507, effective July 1, 2026, provides streamlined ministerial approval for projects converting nonresidential buildings to residential or mixed-use developments. At least 50% of square footage must be residential. Buildings must be less than 50 years old or meet historic preservation criteria. Projects receive by-right approval without CEQA review or discretionary hearings. Rental projects must provide either 8% very low income + 5% extremely low income units, or 15% lower income units. Owner-occupied projects must provide either 30% moderate-income units or 15% lower income units. This opens opportunities to convert underutilized commercial buildings into housing.

How does AB 507 adaptive reuse streamlining work and when does it take effect?

AB 671, effective January 1, 2026, requires building departments to approve or deny restaurant tenant improvement permits within 20 business days of receiving complete applications. For resubmissions after corrections, departments have just 10 business days. If the department doesn't act within these timeframes, the plan is deemed approved. The law also allows qualified professional certifiers (licensed architects or engineers) to certify plans. This could reduce restaurant TI permitting from 3-5 months to as little as 30 business days. Fast food restaurants are excluded from AB 671's streamlined process.

What are the fast-track timelines for restaurant tenant improvements under AB 671?

AB 1308, effective January 1, 2026, requires building departments to conduct final inspections within 10 business days after contractors notify them that residential construction is complete. This applies to new residential construction and residential additions. If departments fail to meet the 10-day deadline, it constitutes a violation of California's Housing Accountability Act. This eliminates previous delays of 2-4 weeks for final inspections, providing builders with certainty for project closeout timelines and helping bring new housing to market faster while reducing carrying costs on completed projects.

What inspection deadlines does AB 1308 impose on building departments and contractors?

As of January 2025, San Diego allows multi-family properties to build as many ADUs as the number of existing units, up to a maximum of eight detached ADUs under state law SB 1211. For example, a 4-unit building can add 4 ADUs; a 12-unit building is capped at 8 ADUs. Properties can also convert non-livable space into at least one ADU, capped at 25% of existing units. The city's August 2025 amendments require one off-street parking space per affordable/bonus ADU outside Transit Priority Areas and impose Community Enhancement Fees for bonus/affordable ADUs under 750 square feet.

How many ADUs can I build on multi-family properties in San Diego as of 2026?

Private plan check typically costs $3,000-$8,000 for residential projects of 1-10 units, but can save $20,000-$30,000 in carrying costs by reducing permit delays from 6 months to about 1 month. For a custom home with $600,000 construction financing at 8% interest, each month of delay costs $4,000 in loan interest plus $1,000-$1,500 property taxes and $500-$800 insurance. Even with $6,000 in private plan check fees, builders achieve net savings of $14,000-$24,000 while gaining timeline certainty for scheduling subcontractors and materials. The calculation varies by project size and financing costs.

What are the costs and benefits of using AB 253 private plan check versus waiting for city review?

Yes, but with limitations. AB 253 requires ministerial approval, so projects needing discretionary Coastal Development Permits (bluff-top properties, beach-fronting lots, or within 50 feet of mean high tide) may not qualify. AB 507 adaptive reuse provides by-right approval but doesn't supersede Coastal Act requirements; projects in Coastal Commission original jurisdiction or appeals areas still need coastal permits. AB 671 restaurant TI generally avoids coastal complications since most occur in existing commercial buildings without exterior changes. AB 1308's 10-day inspection requirement applies universally to all Pacific Beach residential construction regardless of Coastal Zone location, as it governs building inspections, not land use approvals.

Do these new laws apply to projects in Pacific Beach's Coastal Zone and what are the limitations?

Licensed general contractor serving Pacific Beach, La Jolla, Mission Beach, Bird Rock, and Tourmaline Surfing Park areas with expertise in navigating California's 2026 building permit streamlining laws.

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AB 253, AB 507, AB 671, AB 1308: New California Builder Laws 2026


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