Plumber quotes in San Francisco, side by side and in writing

The San Francisco Plumbing Code lists the plumbing work that needs no permit: repairing a leak, clearing a trap or sewer, or swapping a faucet, angle stop or hose bibb, each only as long as no pipe is cut into or removed. Replacing a toilet is also exempt, except in buildings with alternate water piping. Work that cuts into or replaces pipe is not on that list.

Emergency work is allowed before the permit, but the permit has to be obtained within one day of starting the work, not counting Saturdays, Sundays and legal holidays.

Plumbing permits are issued to state-licensed contractors, or to a homeowner for a single-family home the owner lives in or intends to live in. The owner or a family member has to show DBI the skills to do the work. If that work fails inspection and is not corrected, a state-licensed plumbing contractor has to correct it under a separate permit.

DBI permit fees for permits issued on and after July 12, 2026: $290 for one home's water service, sewer replacement, a single fixture, a shower pan, or one kitchen or bathroom remodel, with up to 2 inspections. Plumbing for a building with 6 units or fewer costs $549 without underground pipe and $809 with it. Each category on a permit is charged separately, and an extra inspection costs $259 per half hour.

Where a fixture's flood rim sits at or below the fresh air inlet of the house trap, the City code requires a backwater valve on the piping that serves it. Fixtures above that level must not drain through the valve.

Where the City requires a building trap, the code places it as near as possible to the curb line or just inside a basement wall under the sidewalk. It is at least 4 inches in size, with a cleanout and a fresh air inlet that ends at least 10 feet from any window or door.

A defective building sewer that is a nuisance or a hazard is repaired at the owner's expense by a licensed plumbing contractor. If the owner does not act after written notice, the City can do the repair and charge the cost to the property.

When a home is sold or remodeled, state law and chapter 12A of the San Francisco Housing Code require water-efficient fixtures. Since January 2026 the limits are 1.28 gallons per flush for toilets and 1.8 gallons per minute for showerheads, faucets and aerators. Any plumbing leak has to be repaired.

The owner owns the entire sewer lateral: the upper lateral from the building to the curb, with the vent at the sidewalk and the building trap, and the lower lateral from the curb to the main. The owner has to repair or replace the upper lateral when maintenance cannot fix a problem.

If a plumber finds a structural problem in the lower lateral, the owner reports it to 311. An SFPUC crew inspects it, and in most cases the SFPUC does the repair at no extra cost to the owner.

If the SFPUC has identified a customer-owned galvanized water service line at a property, it recommends replacing it. That part of the line is on private property, so the owner is responsible for replacing it.

Unlicensed work is limited to jobs under $1,000 that need no permit and no hired help. If a plumbing job needs a San Francisco permit, anyone hired to do it needs a contractor license, even for a job under $1,000.

In October 2026 the Air District released proposed changes to rule 9-6, its zero-NOx standard for new water heaters, that would add exemptions and extend the compliance date. The Board of Directors will consider them on November 4, 2026.

Age. Of 420,054 housing units in San Francisco, 187,797 were built in 1939 or earlier, 34,577 in the 1940s and 30,948 in the 1950s, according to the 2024 American Community Survey.

Storm backups. Most of the city is served by a combined sewer that carries wastewater and stormwater in the same pipes. In rare extreme storms, homes in low-lying areas can get backups through their own plumbing fixtures. SFPUC Floodwater Grants offer eligible owners up to $100,000 for flood protection such as backwater valves.

Low drains. The SFPUC says homes whose lowest fixture, such as a shower, floor drain or toilet, sits below the fresh air inlet of the lateral typically need the extra protection of a backwater valve.

Laterals nobody looked at. The SFPUC tells owners to have a licensed plumber inspect the lateral at least once every 5 years, even when nothing seems wrong.

Old service connections. The SFPUC estimated 1,580 utility-owned galvanized service lines that may have a lead whip, a piece of lead pipe typically 3 feet or less. Its 2025 report puts the replacement program at 96 percent complete and states that there are no known lead service lines in the system. Lead at the tap usually comes from service lines and home plumbing.

C-36 license number, so Chet can check that the license is active on the CSLB site before the quote is ranked.

Which DBI fee category the job falls under, who files the permit, and whether the fee and any extra inspection time are inside the price.

For a drain or sewer problem: a camera video before pricing, where the blockage sits (upper lateral, building trap or lower lateral), and whether a lower lateral defect should go to 311 first.

For a garage or basement bathroom: does the lowest drain sit at or below the fresh air inlet, and what would a backwater valve add?

For a remodel or a sale: which toilets, showerheads and faucets miss the 1.28 and 1.8 limits, and are their replacements in the quote?

For gas work or a water heater: is an earthquake shut-off valve included, and does the unit meet the Air District rule?

For an old galvanized service line: the length from the meter to the house, the pipe proposed, and whether concrete has to be cut.

Labor and parts warranty in writing, in years, the earliest start date, and how many hours the water will be off.