Permitting in Belmont can feel like alphabet soup. You see eTRAKiT, OTC, plan check, and fire review, and it is hard to know where to start. If you are buying, selling, or planning a project, you want a clear path that saves time and avoids costly do‑overs. In this guide, you will learn how Belmont’s permit pathways work, when you can use over‑the‑counter approvals, how eTRAKiT fits in, and what to expect from pickup to inspections. Let’s dive in.
Belmont permit pathways at a glance
Belmont uses eTRAKiT, an online portal for searching permits, applying for select express permits, paying fees, and scheduling inspections. The city lists several residential express permits that you can submit and pay for online, including electrical service panel upgrades, furnace and water heater replacements, roofing, alarm permits, and some tree permits. You can review the portal and registration steps on the city’s page for online permitting and inspections.
Some smaller projects may qualify for over‑the‑counter (OTC) approvals, which are same‑day or counter reviews for routine work. Belmont’s Permit Center offers walk‑in counter hours for in‑person help and submittals, and staff can confirm if your scope is eligible for OTC. Check current details and hours on Community Development’s Permit Center page.
Larger projects that change structure or layout typically require a full plan check with multi‑agency review. Plan check often moves in cycles, and review windows are commonly targeted at about 30 days per cycle, although timelines depend on resubmittals and coordination. For an overview of typical review steps, see the county’s plan check process summary.
Finally, many permits need fire review through San Mateo Consolidated Fire. SMC Fire handles plan review for Belmont and provides OTC fire review on designated days at its Office of Fire Prevention. See submission methods and hours on SMC Fire’s Fire Prevention and Life Safety page.
Which path fits your project?
A. Small trades and like‑for‑like replacements
For roofing, water heaters, furnaces, or an electrical service panel upgrade, start with eTRAKiT express permits. Licensed contractors and registered public users can apply online, pay, then schedule inspections through the portal. Review the eligible online permit list on Belmont’s online permitting page.
B. Simple interior remodels or in‑kind repairs
Many Bay Area cities treat true in‑kind kitchen or bath work as potential OTC if you are not changing the layout or impacting egress, fire, or structure. San Francisco’s guidance offers a helpful picture of typical OTC scopes in the region, though you must verify Belmont’s approach with staff. See examples in this regional OTC overview, then confirm eligibility at Belmont’s counter.
C. Decks, fences, and small exterior work
Some exterior projects may qualify for OTC if they meet height, setback, and other rules. Belmont provides code handouts and planning references that help you assess requirements. Bring a short scope and site address to the counter so staff can confirm whether plans are required. Start with the Permit Center’s main page for contacts and hours.
D. Accessory Dwelling Units (ADUs)
Belmont runs a Pre‑Approved ADU program with a two‑part process. Designers can get plan types pre‑approved, then homeowners submit a site‑specific reuse package for a building permit. The city cites a 60‑day target for the pre‑approval review. Learn how this pathway can streamline your project on the Pre‑Approved ADU program page.
E. Tree removal or protected‑tree work
Tree permits follow a defined path. Parks and Recreation reviews non‑development removals, while Community Development handles trees tied to development. Some tree permits are available in eTRAKiT, and emergency removals can be expedited with photos and a call. See Belmont’s tree permit guidance.
F. Additions, new homes, grading, and retaining walls
Expect a full plan check with reviews by Building, Planning, Public Works, Fire, and utility districts. Large projects often take multiple cycles, so plan for time to respond to comments and resubmit. For context on how plan check cycles work, see the county’s building permit process overview.
How eTRAKiT, the counter, and fire review work
- eTRAKiT basics. Use the portal to register, submit eligible express permits, pay fees, upload documents, and schedule inspections. Contractors log in with a CSLB number. See Belmont’s step‑by‑step guide on online permitting and inspections.
- Counter access. Belmont’s Permit Center offers walk‑in counter hours Monday, Wednesday, and Thursday from 8:30 to 11:30 a.m. Staff from Planning, Engineering, and Building are available during those windows. Details are on the Permit Center page.
- Fire review. SMC Fire provides plan review and inspection scheduling for fire items. Certain OTC fire reviews for Belmont are handled at SMC Fire’s Office of Fire Prevention on specific days. Find current instructions and hours on SMC Fire’s Fire Prevention and Life Safety page.
- Permit pickup. Your permit must show “READY TO ISSUE” in eTRAKiT before you book a pickup appointment. Most applicants print the approved stamped plans and bring them to issuance. OTC permits typically do not have plans posted online. Read Belmont’s permit pickup instructions.
Timelines, fees, and payments
- Timelines. Express and true OTC projects can be same day or a few days if documents and payment are complete. Pre‑Approved ADU plan types target a 60‑day pre‑approval. Full plan check projects often move in 30‑day review windows per cycle, with overall durations driven by resubmittals and multi‑agency coordination. Belmont summarizes timelines on its online permitting page.
- Fees. Belmont uses a City Council‑adopted Master Fee Schedule. For the latest figures, check the city’s applications, packets, and forms or contact the Permit Center.
- Payments and fraud safety. Pay only through eTRAKiT or official Permit Center channels. Belmont has warned about fraudulent invoice emails that impersonate staff. Review the city’s fraud notice and verify any payment request directly with the Permit Center.
Pitfalls to avoid and pro tips
- Do not assume your project is OTC. Eligibility depends on scope, code impacts, and planning constraints. Confirm at the counter before you start.
- Coordinate early on outside approvals. ADUs, sprinklers, grading, driveways, and utility work may require separate reviews and fees. SMC Fire has its own submission rules for fire items.
- Use eTRAKiT correctly. Upload required documents, verify license info, and clear fees so your permit can move to “READY TO ISSUE.”
- Bring printed plans to pickup. Follow the city’s issuance instructions to avoid delays.
Quick checklist for applicants
- Confirm your pathway: eTRAKiT express, OTC at the counter, or full plan check.
- Gather documents: scope description, contractor license, Title 24 forms if needed, site plan, and photos when requested. See typical submittals in the county’s building permit requirements.
- Register and verify your eTRAKiT account.
- Submit online or visit the counter during posted hours, then pay through official channels.
- Schedule inspections in eTRAKiT after issuance, and check SMC Fire for fire inspection steps.
Helpful resources
- Belmont online permitting, express permits, and inspections: eTRAKiT overview
- Permit Center hours and contacts: Community Development Permit Center
- Fire plan review and OTC fire schedules: SMC Fire Prevention and Life Safety
- Permit issuance and pickup steps: Pickup your approved plans
- Pre‑Approved ADU process and timelines: Belmont Pre‑Approved ADU program
- Regional examples of typical OTC projects: OTC permits overview
When you are ready to plan renovations or prepare your home for market, you deserve clear guidance that aligns with Belmont’s process. For friendly, hands‑on advice on what to permit, what to pre‑approve, and how to keep your timeline on track, connect with Mona & Raven Naber.
FAQs
What is eTRAKiT in Belmont and who can use it?
- eTRAKiT is the city’s online portal that lets licensed contractors and registered public users apply for select express permits, pay fees, and schedule inspections through Belmont’s online permitting page.
Are kitchen or bath remodels eligible for OTC in Belmont?
- Many Bay Area cities accept true in‑kind interior remodels OTC, but Belmont decides eligibility at the counter, so bring your scope and confirm with staff before you plan on an OTC visit.
How do fire reviews work for Belmont projects?
- San Mateo Consolidated Fire handles fire plan review and certain OTC fire reviews at its Office of Fire Prevention on designated days, and you should follow the submission instructions on SMC Fire’s website.
How long do permits take in Belmont?
- Express and true OTC permits can be same day or a few days, pre‑approved ADU plan types target about 60 days for pre‑approval, and full plan check projects often take multiple 30‑day cycles depending on resubmittals and agency coordination.
What do I need for permit pickup in Belmont?
- Your permit must show “READY TO ISSUE” in eTRAKiT, you typically book an appointment, and most applicants bring printed approved stamped plans because OTC permits usually do not post plans online.
