Permits & Requirements for Accessibility Bathroom Upgrades

Modifying a bathroom for accessibility is one of the most consequential home improvements a homeowner can undertake, but the regulatory landscape surrounding this work is frequently misunderstood. Permits, code requirements, and inspection protocols exist to protect the safety of the occupant -- the very person the accessibility features are designed to serve. Skipping or misunderstanding these obligations introduces risk that directly undermines the project's purpose.

Whether you are adding grab bars and a fold-down seat or undertaking a complete walk-in shower installation with a zero-threshold entry, your project will intersect with building permits, plumbing codes, structural requirements, and potentially fair housing regulations. This guide, prepared by Oakwood Remodeling Group (License #1125321), outlines the permitting and code framework for accessibility bathroom upgrades in Sacramento County, Placer County, and the surrounding Northern California jurisdictions. We handle permit acquisition and inspection coordination on every project we build, but informed homeowners make better project partners.

When Permits Are Required for Accessibility Modifications

The threshold for requiring a permit in California is tied to the nature and scope of the work, not to the label "accessibility." Any bathroom project that involves one or more of the following triggers a permit obligation:

• Plumbing modifications: Relocating or adding drain lines, supply lines, or vent connections (e.g., moving a shower drain for curbless conversion).
• Electrical work: Adding or relocating circuits, outlets, switches, exhaust fans, or light fixtures.
• Structural framing changes: Notching or modifying floor joists for a recessed shower pan, altering load-bearing walls, or cutting headers for wider doorways.
• Layout or footprint changes: Reconfiguring the room dimensions or relocating fixtures to new positions.

A curbless walk-in shower conversion, for example, typically requires a building permit for subfloor modification and waterproofing, a plumbing permit for drain relocation and new supply connections, and possibly an electrical permit if the ventilation fan or lighting changes position. These are separate permit categories that may be issued individually or combined into a single master permit depending on the jurisdiction.

Conversely, certain accessibility additions ordinarily fall below the permit threshold. Mounting grab bars into existing blocking or studs without opening the wall, replacing a fixed showerhead with a handheld unit on the same supply line, placing a portable shower chair, and installing a non-structural fold-down seat with surface-mount hardware typically do not require permits. However, jurisdictional rules vary. The Sacramento County Department of Building Permits and Inspection, the Placer County Building Services Division, and the City of Roseville Community Development Department each publish their own exemption lists. A brief phone call to the local building department clarifies the requirements at no cost before work begins.

California Building Code: Residential Accessibility Provisions

California adopts the International Building Code with state-specific amendments compiled in Title 24 of the California Code of Regulations. For residential bathrooms, two chapters are directly relevant:

• Chapter 11A (Housing Accessibility): Technically voluntary for single-family homes and duplexes, but establishes the dimensional and performance benchmarks that inspectors and contractors reference when evaluating accessible design in residential settings.
• Chapter 11B (Accessibility to Public Buildings and Commercial Buildings): Mandatory for multi-family housing with public common areas, public accommodations, and commercial facilities. Imposes stricter dimensional requirements than 11A.

Key dimensional requirements from Chapter 11A for bathrooms include a clear floor space of at least 30 by 48 inches in front of each fixture for wheelchair approach, a turning radius of 60 inches within the bathroom (or a T-shaped turning space), a roll-in shower minimum dimension of 30 by 60 inches with no threshold exceeding one-half inch in height, grab bars at 33-36 inches above the finished floor on shower and toilet walls, and a shower seat at 17-19 inches above the finished floor. These dimensions closely mirror the federal ADA Standards for Accessible Design.

ADA Standards vs. California Title 24: Understanding the Overlap

Homeowners frequently conflate ADA requirements with California building code requirements. They are separate legal frameworks with different enforcement mechanisms that overlap substantially on dimensional criteria. The ADA Standards for Accessible Design (2010 edition) define precise measurements for accessible showers, toilets, lavatories, and clearances in public and commercial buildings. California Building Code Chapter 11B mirrors most of these dimensions but occasionally imposes stricter requirements -- for example, California mandates certain door-opening clearances that exceed federal ADA minimums.

For private single-family homes, neither the ADA nor Chapter 11B is technically mandatory. However, building to these dimensions is strongly recommended for three substantive reasons. First, the measurements represent decades of published research into human factors and ergonomics -- they produce bathrooms that genuinely function well for people with mobility limitations. Second, a bathroom built to ADA-compliant dimensions commands broader market appeal at resale, satisfying buyers seeking accessible housing without further modification. Third, certain financial assistance programs and tax provisions require that improvements meet ADA or equivalent state standards to qualify for reimbursement, exclusion, or credit.

Grab Bar Blocking Requirements

California Building Code and ADA standards both specify that grab bars must withstand a minimum static load of 250 pounds applied at any point along the bar. This load rating cannot be achieved by fastening directly through tile and drywall into hollow wall cavities. Structural blocking -- typically 2x6 or 2x8 lumber secured horizontally between wall studs at the planned grab bar mounting height -- must be installed before the wall is closed with backer board and tile.

For new construction and full remodels where the wall framing is exposed, installing blocking at all potential grab bar locations is a best practice that costs under $200 in materials and labor. Chapter 11A recommends blocking on all shower and toilet walls to enable future installation without wall demolition. If a permit inspection is required, the framing inspector will verify that blocking is present, properly sized, and securely fastened to the studs. Blocking that is undersized, poorly attached, or positioned at incorrect heights will trigger a correction notice before the wall can be closed.

Threshold Height Limits and Door Width Requirements

For roll-in showers meeting Chapter 11A or 11B standards, the maximum threshold height is one-half inch, and the threshold must be beveled at a slope no steeper than 1:2. A true zero-threshold (completely flush) entry is preferred and is the only configuration that eliminates the tripping hazard entirely. Standard shower curbs of 4-6 inches do not meet accessible design guidelines.

Bathroom door width is another frequently overlooked regulatory element. Chapter 11A specifies a minimum 32-inch clear opening width for accessible bathrooms, measured between the face of the door and the opposite stop when the door is open 90 degrees. For wheelchair accessibility, 36 inches clear is strongly preferred and required under Chapter 11B for public accommodations. Widening a doorway from a standard 24-inch or 28-inch bathroom door to 32 or 36 inches may require modifying the header and jack studs, which triggers a framing permit and inspection.

Electrical Requirements for Powered Accessibility Features

Several accessibility-related features require electrical connections that fall under California Electrical Code and Title 24 energy provisions. Powered shower seats (rare but available for bariatric applications), ceiling-mounted patient lift tracks, heated towel bars, electric radiant floor heating, and powered ventilation upgrades all require dedicated circuits or connections to existing circuits.

All bathroom circuits must include Ground Fault Circuit Interrupter (GFCI) protection per both NEC and California Electrical Code. Any new circuit, outlet relocation, or fixture addition in a bathroom requires an electrical permit and rough electrical inspection. The inspector will verify wire gauge, circuit amperage, GFCI protection, proper grounding, and code-compliant box placement. For heated flooring, the inspector also confirms that the heating mat is compatible with the waterproofing system and that the thermostat is installed on a dedicated circuit with GFCI protection.

The Permit Application Process in Northern California

Permit procedures differ by jurisdiction, but the general sequence in Sacramento, Placer, and El Dorado counties follows a consistent pattern. Plan preparation is the first step: the submittal package typically includes a dimensioned floor plan showing existing and proposed layout, plumbing plans indicating drain and supply line locations, electrical plans if circuits are added or relocated, structural details if framing is modified, and specifications for waterproofing systems and fixtures.

Simple projects such as a straightforward shower replacement with no layout change may qualify for an over-the-counter permit, where the building department reviews and issues the permit on the spot. More complex work -- particularly projects involving subfloor modification for curbless entry -- generally requires a plan-check submittal with a review period of one to four weeks depending on the jurisdiction and current workload. Permit fees are calculated from the estimated project valuation and typically range from $400 to $1,200 for an accessibility bathroom remodel valued between $15,000 and $40,000.

Inspection Sequence for Accessibility Projects

Once a permit is issued and construction begins, the building department requires inspections at specific milestones to verify that concealed work meets code before it is covered by finished surfaces. Missing an inspection or covering work prematurely can result in mandatory demolition to expose the concealed elements for review.

• Rough plumbing: Verifies pipe sizing, drain slope (minimum one-quarter inch per foot), secure connections, and correct fixture rough-in locations. Conducted after pipes are installed but before shower pan and wall finishes.
• Rough electrical: Confirms wire gauge, GFCI protection on all bathroom circuits, correct box locations, grounding continuity, and ventilation fan wiring. Required when circuits are added or relocated.
• Framing: Applicable when structural members are modified. Checks that modifications maintain load-bearing capacity and that grab bar blocking is properly placed and secured.
• Waterproofing/shower pan: Some jurisdictions require this before tile installation. Verifies membrane integrity, proper overlap at seams, and correct dam or threshold height.
• Final: Conducted after all work is complete. Verifies fixture operation, drainage performance, electrical device function, ventilation adequacy, and conformance with approved plans.

Fair Housing Considerations for Property Owners

The federal Fair Housing Act and California Fair Employment and Housing Act impose accessibility requirements on certain categories of housing. Covered multi-family dwellings with four or more units built for first occupancy after March 13, 1991 must include accessible public and common-use areas, doors sufficient for wheelchair passage, reinforced walls for later grab bar installation, and usable kitchens and bathrooms with adequate clearances.

Single-family homeowners performing work on their own residence are generally not subject to Fair Housing Act accessibility mandates. However, landlords who own rental properties must permit tenants with disabilities to make reasonable accessibility modifications at tenant expense and cannot refuse such modifications. Property owners making accessibility upgrades to rental units may qualify for federal tax deductions under IRC Section 44 (Disabled Access Credit) or Section 190 (barrier removal deduction).

Sacramento County vs. Placer County Permit Comparison

Homeowners in the greater Sacramento-Roseville corridor frequently assume that permit procedures are identical across jurisdictions. In practice, Sacramento County, Placer County, and the City of Roseville each operate independent building departments with different fee structures, processing timelines, online capabilities, and inspection scheduling systems. Understanding these differences before starting a project prevents scheduling delays and budget surprises.

Sacramento County Building Permits and Inspection Division

The Sacramento County Department of Building Permits and Inspection is located at 827 7th Street, Room 102, Sacramento, CA 95814. Office hours are Monday through Friday, 8:00 AM to 4:00 PM. The department accepts both walk-in and electronic submittals through building.saccounty.gov. For accessibility bathroom remodels, the typical plan-check turnaround is 10 to 20 business days for electronically submitted plans and 15 to 25 business days for paper submittals. Over-the-counter permits are available for simple scope items such as water heater replacements or like-for-like fixture swaps, but a tub-to-curbless-shower conversion with subfloor modification will require plan-check review.

Sacramento County permit fees for a typical accessibility bathroom remodel valued between $15,000 and $40,000 range from $500 to $1,400. Fees are calculated from the project valuation using the county's published fee schedule, which includes building permit fees, plan-check fees (typically 65% of the permit fee), and individual trade permit fees for plumbing and electrical work. Technology surcharges and state-mandated fees (Strong Motion Instrumentation Program, Building Standards Administration) add approximately $30-$80. Inspection scheduling is handled online or by phone, with most inspections available within 2-3 business days of request.

Placer County Community Development Resource Agency (CDRA)

The Placer County CDRA Building Services Division is located at 3091 County Center Drive, Suite 120, Auburn, CA 95603. Office hours are Monday through Friday, 8:00 AM to 5:00 PM. Online permitting is available through permits.placer.ca.gov. Placer County has invested significantly in its electronic permitting platform, and most residential bathroom permits can be submitted, reviewed, paid, and issued entirely online. Plan-check turnaround averages 7 to 15 business days -- consistently faster than Sacramento County, partly due to lower submission volume and a streamlined electronic review workflow.

Placer County permit fees tend to be slightly higher than Sacramento County for equivalent project valuations, reflecting the county's higher median home values and cost of living. A $25,000 accessibility bathroom remodel typically generates total permit and plan-check fees of $700 to $1,200. Inspection scheduling is responsive, with most inspections available within 1-2 business days. For homeowners in Roseville, Rocklin, Lincoln, and Loomis, the Placer County CDRA is the issuing authority unless the property falls within an incorporated city that operates its own building department.

City of Roseville Community Development Department

The City of Roseville is an incorporated city within Placer County that operates its own Community Development Department at 311 Vernon Street, Roseville, CA 95678. Office hours are Monday through Thursday, 7:30 AM to 5:30 PM, and Friday, 7:30 AM to 4:30 PM (note the compressed schedule). Roseville uses its own online permitting portal at roseville.ca.us/permits, separate from the Placer County system. Plan-check turnaround is 10 to 15 business days for residential bathroom remodels. The Roseville building department is well-regarded by contractors for clear communication and consistent inspection standards. Homeowners in Sun City Roseville and other Roseville communities should confirm that their permit applications go through the City of Roseville, not Placer County, to avoid processing delays caused by submitting to the wrong jurisdiction.

California Title 24 Accessibility Requirements Deep-Dive

California Title 24, Part 2 (California Building Code) contains the state's accessibility requirements in Chapters 11A and 11B. While most single-family homeowners are not legally required to comply with these chapters, the specific dimensional requirements they contain represent the engineering gold standard for accessible bathroom design. Understanding the key code sections helps homeowners evaluate whether a contractor's proposed design will actually function well for a person with mobility limitations -- or merely looks accessible on paper.

Door Width: Section 11A-404 and 11B-404

The minimum clear opening width for an accessible bathroom door is 32 inches, measured between the face of the door and the opposite stop when the door is open 90 degrees. For wheelchair accessibility in public or commercial facilities, Section 11B-404 requires 34 inches clear, and 36 inches clear is strongly preferred for comfortable passage. Standard residential bathroom doors are typically 24 or 28 inches wide -- both are too narrow for wheelchair access and marginal for walker use. Widening a doorway from 28 to 36 inches requires modifying the header, jack studs, and potentially the door frame, which constitutes a framing modification requiring a building permit and framing inspection. A pocket door or barn-style sliding door eliminates the swing arc entirely and can create a 36-inch clear opening in the same wall space that a 28-inch swing door occupies.

Threshold Heights: Section 11A-404.2.5 and 11B-404.2.5

The maximum threshold height at a bathroom door is 1/2 inch, and the threshold must be beveled at a slope no steeper than 1:2 (a 1/2-inch rise over 1 inch of horizontal run). At the shower entry, a roll-in shower under Section 11A-608 permits a maximum 1/2-inch threshold with the same bevel requirements. A true zero-threshold (completely flush) transition is preferred and eliminates both the tripping hazard and the dimensional compliance question entirely. Standard shower curbs of 4-6 inches violate these provisions by a factor of eight to twelve. This is one of the most commonly failed accessibility elements in permit inspections when accessible compliance is required.

Maneuvering Clearance: Section 11A-304 and 11B-304

A wheelchair requires a 60-inch turning radius (a circle 60 inches in diameter) to execute a full 180-degree turn. Alternatively, a T-shaped turning space measuring 60 inches wide by 36 inches deep with a 36-inch-wide stem provides equivalent maneuverability. These clearances must be measured at the floor level with no obstructions (cabinets, toilet flanges, door swings) encroaching into the turning space. In practice, many Sacramento area bathrooms in homes built before 1990 measure 5x8 feet or 5x9 feet -- too small for a 60-inch turning radius with standard fixture placement. Reconfiguring the layout to achieve this clearance sometimes requires combining a separate toilet room with the adjacent bathroom, relocating the vanity to create clear floor space, or extending the bathroom footprint into an adjacent closet. These modifications add cost and scope but are essential for genuine wheelchair accessibility.

Reinforced Walls: Section 11A-604.5 and 11B-604.5

Title 24 Section 11A-604.5 requires that walls in accessible bathrooms be reinforced to support grab bars at locations specified in the standard. "Reinforced" means structural blocking (2x6 or 2x8 lumber or 3/4-inch plywood) installed between wall studs at 33-36 inches above the finished floor on all walls adjacent to showers and toilets. The blocking must support a minimum 250-pound static load at any point. For new construction and remodels where the wall framing is exposed, installing blocking at all potential grab bar locations -- not just where bars are currently planned -- costs under $200 in materials and labor and eliminates the need for future wall demolition if grab bars become necessary later. This is perhaps the single most cost-effective accessibility provision: $200 during construction versus $2,000-$4,000 to retrofit blocking into finished tile walls.

When Accessibility Upgrades Trigger Full Code Compliance

One of the most consequential -- and least understood -- provisions in California accessibility law is the "disproportionate cost" threshold, commonly called the "50% rule" or the "20% rule" depending on the building classification. For private single-family homes, this provision has limited direct application. But for rental properties, home-based businesses, mixed-use buildings, and multi-family structures, understanding this trigger is essential to avoid a project that expands far beyond its intended scope.

The Path of Travel Requirement

Under Section 11B-202.4, when alterations are made to a commercial building, public accommodation, or multi-family common area, an accessible "path of travel" to the altered area must also be provided. The path of travel includes the continuous route from the building entrance to the altered space, plus the restrooms, telephones, and drinking fountains serving the altered area. If the cost of providing the accessible path of travel exceeds 20% of the total alteration cost, the obligation is capped at 20% -- but that 20% must be spent on the highest-priority path-of-travel items (accessible entrance, then accessible route, then accessible restrooms, then accessible fixtures).

For a rental property owner remodeling a bathroom in a fourplex for $30,000, this means up to $6,000 (20% of $30,000) may need to be spent on path-of-travel improvements to common areas -- entrance ramps, door hardware, hallway widths -- in addition to the bathroom work itself. This obligation catches many property owners by surprise. It does not apply to single-family owner-occupied homes but is a critical consideration for Sacramento area landlords and property investors.

The Unreasonable Hardship Exception

California Building Code Section 11B-202.4 also provides an "unreasonable hardship" exception. If full compliance with accessibility requirements is technically infeasible (due to structural constraints of the existing building) or would create a disproportionate financial burden relative to the scope of the alteration, the building official may grant a modification or exception. The exception is not automatic -- it requires a formal application to the local building department with supporting documentation of the technical or financial infeasibility. In practice, Sacramento County and Placer County building departments evaluate these requests on a case-by-case basis and expect the applicant to demonstrate that the maximum feasible level of accessibility has been achieved even if full compliance is not possible.

Tax Deductions and Credits for Accessibility Modifications

Several federal and California tax provisions can offset the cost of accessibility modifications. These provisions are frequently overlooked because homeowners and even some tax professionals are unfamiliar with the intersection of home improvement costs and medical or disability tax law. The following summary covers the most applicable provisions for Sacramento area homeowners. All tax guidance should be confirmed with a qualified tax professional for your specific situation.

IRS Publication 502: Medical Expense Deductions

Home improvements that are primarily for medical care and that do not increase the fair market value of the home may be deductible as medical expenses under IRS Publication 502. Examples specifically cited by the IRS include constructing entrance ramps, widening doorways, installing handrails and grab bars, modifying bathroom fixtures for accessibility, and grading exterior areas for wheelchair access. The deductible amount is the cost of the improvement minus any increase in the property's fair market value attributable to the improvement. A physician must recommend the modification as medically necessary.

Medical expense deductions are subject to the 7.5% AGI floor -- only expenses exceeding 7.5% of adjusted gross income are deductible. For a Sacramento area homeowner with $80,000 AGI and $12,000 in qualifying accessibility modification costs (after subtracting any value increase), the deductible amount would be $12,000 minus $6,000 (7.5% of $80,000) = $6,000. At a 22% marginal tax rate, this produces a federal tax savings of $1,320. The savings increase with higher modification costs and lower AGI.

IRC Section 44: Disabled Access Credit (Small Business)

Small businesses with gross receipts under $1 million or fewer than 30 full-time employees can claim a tax credit of 50% of eligible access expenditures between $250 and $10,250, producing a maximum credit of $5,000 per year. This credit applies to Sacramento area homeowners who operate a home-based business and make accessibility modifications to the portions of the home used for business. Eligible expenditures include removing architectural barriers, providing accessible parking, and modifying restrooms for wheelchair access. This credit is claimed on IRS Form 8826.

IRC Section 190: Barrier Removal Deduction

Any business, regardless of size, may deduct up to $15,000 per year for expenses incurred to remove architectural and transportation barriers for disabled or elderly persons. This deduction applies to Sacramento area landlords who make accessibility modifications to rental properties. Qualifying expenses include modifications to buildings, sidewalks, and parking areas. The deduction is taken in the year the expense is paid or incurred and is claimed directly on the business tax return. Amounts exceeding $15,000 must be capitalized and depreciated over the useful life of the improvement.

California Property Tax Reassessment Exclusion

California Revenue and Taxation Code Section 74.3 excludes from property tax reassessment any new construction or addition to an existing property that is made to accommodate a disability of a person who resides in the property. This means that the accessibility modifications will not increase the property's assessed value for property tax purposes, even if they increase the market value. The homeowner must file a claim for exclusion with the county assessor within one year of completion of the modification. In Sacramento County, the Assessor's office is located at 3636 American River Drive, Suite 200, Sacramento, CA 95864. In Placer County, the Assessor's office is at 2980 Richardson Drive, Auburn, CA 95603. The claim requires documentation of the disability (a physician's statement) and proof of the modification (building permit and final inspection sign-off). This exclusion is particularly valuable for homeowners in Sacramento County and Placer County where property tax rates effectively range from 1.1% to 1.3% of assessed value -- a $40,000 accessibility remodel excluded from reassessment saves $440-$520 annually in perpetuity.

California Homeowner Assistance Programs

Several California-administered programs provide direct financial assistance for accessibility modifications. The California Housing Finance Agency (CalHFA) offers home improvement loans for qualifying homeowners. Sacramento County administers Community Development Block Grant (CDBG) funds through the Sacramento Housing and Redevelopment Agency, which may fund accessibility modifications for low- and moderate-income homeowners. Placer County administers similar CDBG funds through its Community Development Resource Agency. Eligibility is income-based and varies by program year. The Area Agency on Aging, serving both Sacramento and Placer counties, can provide current information on available programs and application procedures.

Veterans Administration Grant Programs for Sacramento Area Veterans

Sacramento is home to one of the largest veteran populations in California, with the VA Northern California Health Care System operating facilities in Mather and McClellan Park. Placer County veterans access services through the Auburn VA Clinic at 11985 Heritage Oaks Place, Suite 30. Three VA grant programs specifically fund home accessibility modifications, and Sacramento area veterans are among the most active users of these programs in the state.

Specially Adapted Housing (SAH) Grant

The SAH grant provides up to $109,986 (2024 figure, adjusted annually for construction cost inflation) for veterans with qualifying service-connected disabilities including loss or loss of use of both legs, blindness in both eyes, loss or loss of use of one leg together with certain other disabilities, and certain severe burns. This grant amount covers comprehensive bathroom accessibility modifications including full curbless shower construction, widened doorways, reinforced walls, and associated plumbing, electrical, and finish work. SAH grants can be used up to three times, with the total not exceeding the maximum. Application requires VA Form 26-4555 submitted through the VA Regional Loan Center.

Special Housing Adaptation (SHA) Grant

The SHA grant provides up to $44,299 (2024 figure) for a different set of qualifying conditions including blindness in both eyes with 20/200 visual acuity or less, loss or loss of use of both hands, certain severe burns, and certain respiratory injuries. This grant covers bathroom modifications, including grab bars, curbless shower entry, accessible controls, and related construction. SHA grants can be used up to three times, with the total not exceeding the maximum.

Home Improvements and Structural Alterations (HISA) Grant

The HISA grant is the most commonly used VA grant for bathroom accessibility modifications because its qualifying criteria are broader. Veterans with service-connected disabilities receive up to $6,800; veterans with non-service-connected disabilities enrolled in VA healthcare receive up to $2,000. HISA applications are processed through the VA Medical Center -- for Sacramento area veterans, this is the VA Northern California Health Care System in Mather. The grant requires a physician's prescription for the home modification and a detailed contractor estimate. Processing times average 4-8 weeks from submission to approval. Oakwood Remodeling Group has experience preparing the contractor estimate documentation that VA HISA applications require, including itemized scope of work, material specifications, and compliance statements.

Permit Timing and Project Scheduling Strategies

One of the most common sources of frustration in accessibility bathroom remodels is the lag between permit application and permit issuance. The construction crew cannot begin demolition until the permit is posted, and every day of delay extends the period during which the bathroom is unusable. For homeowners with mobility limitations who are remodeling their only accessible bathroom, this timeline is not merely inconvenient -- it may require temporary alternative bathing arrangements.

Strategic timing can reduce overall project duration. Submitting permit applications 4-6 weeks before the desired construction start date allows plan review and permit issuance to occur while design selections, material ordering, and scheduling are finalized. In Sacramento County, electronic submittals process approximately 20% faster than paper, and simple scope additions (such as adding a grab bar installation to an existing active remodel permit) can sometimes be processed as minor revisions in 3-5 business days rather than requiring a new plan-check cycle. Placer County's electronic platform processes residential permits faster still, with 7-15 business day turnaround for most bathroom remodels.

For urgent accessibility modifications -- such as a bathroom remodel needed to facilitate hospital discharge for a patient who cannot safely use their current bathroom -- some jurisdictions offer expedited review. Sacramento County's expedited plan review incurs an additional fee (typically 50-100% surcharge on the standard plan-check fee) but can reduce review time to 3-5 business days. Not all project types qualify, and availability depends on department workload. Oakwood Remodeling Group coordinates with the building department on behalf of clients who need accelerated timelines, leveraging our established relationships with plan reviewers in both Sacramento and Placer County.

Common Permit Application Mistakes and How to Avoid Them

An incomplete or incorrectly prepared permit application is the single most common cause of delays in starting an accessibility bathroom remodel. The following errors occur repeatedly in applications that Oakwood Remodeling Group reviews on behalf of clients who attempted to begin the process independently:

• Missing scope items: Submitting a plumbing permit only when the project also involves electrical modifications (new fan, relocated lighting). The building department issues a stop-work order when the inspector discovers unpermitted electrical work, halting the project until a separate electrical permit is obtained and rough inspection passed.
• Incorrect jurisdiction: Submitting to Placer County for a property within the City of Roseville (or vice versa). Roseville, Rocklin, and Lincoln are incorporated cities within Placer County that operate their own building departments. Unincorporated communities (Granite Bay, Loomis, Newcastle) are under Placer County jurisdiction.
• Inadequate plans: Hand-drawn sketches without dimensions, missing sections through the shower pan and waterproofing system, or floor plans that do not clearly distinguish existing versus proposed conditions. Most jurisdictions require dimensioned plans at a minimum scale of 1/4 inch = 1 foot, with all fixtures and clearances labeled.
• Expired contractor license: If the permit is pulled under a contractor's license, the license must be active, in good standing, and the appropriate classification (B, C-36, C-10, or C-54). An expired or suspended license will result in permit denial. Homeowners can verify any contractor's license status at cslb.ca.gov before signing a contract.
• Missing owner authorization: If the homeowner is not the permit applicant (e.g., the contractor pulls the permit), some jurisdictions require a signed owner authorization letter. Sacramento County requires this on the application form itself.

Accessibility Compliance for Home-Based Businesses

The growth of home-based businesses in the Sacramento metro area -- accelerated by remote work trends since 2020 -- introduces an accessibility compliance obligation that many homeowners do not anticipate. If a portion of a private residence is used as a place of public accommodation (a home office where clients visit, a home-based therapy practice, a home daycare), that portion of the home may be subject to ADA Title III requirements and California Building Code Chapter 11B, even though the rest of the home remains a private residence.

This means that a bathroom used by clients or customers of a home-based business may need to meet full Chapter 11B accessibility standards: 60-inch turning radius, accessible fixtures, grab bars, accessible route from the entrance, and compliant door width. A homeowner remodeling a bathroom that serves both personal and business use should determine whether the business use triggers accessibility obligations before finalizing the design scope. The local building department and an attorney familiar with ADA compliance can clarify the applicability based on the specific business use. Proactively building to accessible standards eliminates the risk of a complaint or enforcement action and broadens the client base the business can serve.

Why Licensed Contractors Matter for Permitted Accessibility Work

California Business and Professions Code Section 7028 makes it unlawful to engage in contracting work without a valid Contractors State License Board (CSLB) license. For accessibility bathroom remodels, a general building contractor (B license) or specialty contractors (C-36 plumbing, C-10 electrical, C-54 tile) must pull the permits and perform the corresponding work. Hiring a licensed contractor ensures the permit is pulled under a valid license verifiable at cslb.ca.gov, the contractor carries required insurance, workmanship is subject to CSLB oversight, and warranty obligations are enforceable through regulatory channels.

Oakwood Remodeling Group holds License #1125321 and includes all permit fees, plan preparation, and inspection coordination in every project estimate. Contact us for a free consultation to discuss your accessibility project and learn how we manage the permitting process from application through final inspection sign-off.