Window Replacement in San Francisco, California

In San Francisco, every window replacement needs a building permit. The Planning Department's window standards put it plainly: "all window replacement projects require a building permit," wherever the window sits on the building (Window Replacement Standards and Recommendations) ³. The Department of Building Inspection (DBI) lets you apply online when the new windows are the same size and in the same place, and checks the glass ratings at inspection (Replace your windows) ¹.

The second thing to know is your building's historic category. The Planning Department sorts properties into Categories A*, A, B and C, and a City Landmark or a building in a landmark or conservation district (A*) needs a preservation approval before the building permit (Replace your windows) ¹³. Contractor licensing is a state matter, covered on the California page.

Do you need a permit to replace windows in San Francisco?

Yes. Beyond the Planning Department's statement that all window replacements need a building permit ³, the city's step-by-step guide, led by DBI with SF Planning as a partner, says you need a building permit to replace exterior windows and skylights, and describes two paths (Replace your windows) ¹:

• In-kind replacement. Windows of the same size in the same location count as in-kind. You do not need to provide plans, and you can apply online ¹.
• Changed openings. If you expand or create a wall opening, you must bring plans in person to get an over-the-counter (OTC) permit, and the process includes plan review; expanding, reducing or moving an existing opening means applying at the Permit Center ¹. The Planning Department's guidance says the same: enlarging a window or adding one means including building plans and elevations with the application (Window Replacement Project) ².

The city's OTC permits page lists the PermitSF portal for online applications, including in-kind "door, window and siding replacements" (OTC permits) ⁴. The Planning Department's guide describes the paper route as the Over-the-Counter building permit form, Form 8 (the pink form), on which you state how many windows you are replacing, where they are, what they are made of and how they open ²³. At the Permit Center, the Planning counter checks the job against the Planning Code and DBI checks it against the Building Code ².

On timing and fees, the city's guide says the goal is to approve the majority of permits within two business days and that the fee is sent after review ¹. The Planning Department's standards add that a DBI inspector must do a final onsite inspection to complete the permit, and that most window replacement permits stay valid for one year ³. The sources read for this article do not list a fee amount, so ask for it when you apply.

Who applies? The city's guide says that if you use a contractor, you hire them before applying and enter their details on the form ¹. Ask every installer who quotes the job whether they will pull the permit and whether its cost is in the price. The article on whether you need a permit to replace windows explains why answers differ from city to city.

The energy and safety rules DBI checks

DBI's guide lists the U-factor values replacement windows should meet to apply online, and says it checks the ratings on the manufacturer's NFRC or ENERGY STAR label during inspection (Replace your windows) ¹:

If the windows do not meet these values, the guide says you apply in person to discuss other ways to make the building energy efficient ¹. The same guide lists the safety rules a replacement may trigger: safety glass (such as tempered or laminated) for large, low windows and for spots near doors, stairs and wet areas; a possible one-hour fire rating for windows within 3 feet of a property line; and at least one emergency escape opening in each sleeping room ¹. The articles on where tempered glass is required and egress window requirements explain the general rules; the city's guide governs your job.

Historic categories and the Planning Department's standards

Before you buy windows, look up your property in the city's Property Information Map, which shows its historic category (Window Replacement Standards and Recommendations) ³. The standards define the categories this way ³:

• **Category A\*.** City Landmarks and buildings in landmark or conservation districts. These are not eligible for over-the-counter approval; the city's guide says they need either an Administrative Certificate of Appropriateness or a Minor Permit to Alter before the building permit, and the standards say most window replacements can be handled at staff level and should not require a public hearing ¹³.
• Category A. Properties listed on or found eligible for the California or National Register, or found to be historic resources in an adopted local survey ³.
• Category B. Buildings more than 45 years old that may be historic resources and need further review ³.
• Category C. Buildings under 45 years old, or found not to be historic resources ³.

Materials changed in 2025. The standards quote Planning Code Section 136.2, passed in May 2025: the department "shall impose no restrictions related to the replacement material of any window frame or sash" that replaces an existing one. That does not apply to Category A and A\* buildings, or to enlarged or new openings ³. For Category B and C properties, the standards say the department may not control frame or sash material but asks owners to consult staff on operation and design ³.

For Category A properties, the standards say the department will require replacements to match the original windows as closely as possible, including size, glazing operation, material, finish, exterior profiles, details and arrangement; that all windows should ideally achieve a depth of 2 inches from the face of the building to the sash; and that replacement windows not visible from the street or other public rights-of-way can be of any material and operation ³. The standards also warn that windows installed without a permit are reviewed on an individual basis and may require consultation with the Enforcement Division ³. If your house may be historic, ask any installer to quote windows that fit your category, and talk to a preservation planner first. The article on historic home window replacement covers the repair-or-replace question.

Who may do the work

California's Contractors State License Board (CSLB) licenses contractors statewide; the California page explains the license rules, the window classification and the $1,000 small-job line. Is the installer licensed in the right classification? You can look up a contractor license, or a home improvement salesperson registration, in the CSLB's license check ⁵. Make sure the license number on the quote matches the business, and that the contractor named on the permit application is the one you hired ¹.

San Francisco's climate and the glass

ENERGY STAR places San Francisco County in its South-Central climate zone (ENERGY STAR climate zone finder) ⁷. There, a window qualifies under the Version 7.0 criteria with a U-factor of 0.28 or less and a solar heat gain coefficient (SHGC) of 0.23 or less, plus an air leakage limit of 0.3 cubic feet per minute per square foot (ENERGY STAR criteria) ⁶. For a single-family home, the city's own 0.27 limit is slightly tighter than the ENERGY STAR zone value, so check the city figure first ¹⁶.

The weather is mild and cool. NOAA's 1991-2020 normals for the San Francisco Downtown station show an average summer (June to August) high of 66.9°F and an average winter (December to February) low of 47.2°F, with about 3 days a year reaching 90°F and none at 32°F or colder (NOAA climate normals) ⁸. Heating degree days (2,781) far outnumber cooling degree days (121), so keeping heat in matters more than keeping sun out ⁸. Rain is seasonal: of the 22.89 inches a year, 13.53 fall from December to February and 0.27 from June to August, which puts the weight on flashing and sealing done right before the winter rains ⁸.

The energy-efficient windows explainer and the U-factor explainer go deeper.

What window replacement costs

This article does not quote a San Francisco price, because the cost surveys it relies on report national figures. As a national reference, Fixr reports an average of about $800 per window, typically $450 to $1,200 (updated January 21, 2026) ⁹. The window replacement cost guide sets several national surveys side by side. Your written quotes are the local number that matters.

Getting quotes in San Francisco

Get two or three written quotes that name the window brand and series, the U-factor of each unit, full-frame or insert installation, who pulls the permit, and whether the windows fit your historic category. The guide on how to choose a window installer and the article on how to compare window quotes show how to line them up. When you are ready, you can compare quotes from window installers in San Francisco.

About these figures

• ¹ Official record: City of San Francisco guide to replacing windows (permit for all exterior window and skylight replacement, in-kind online path, plans and the Permit Center for changed openings, two-business-day goal, fee after review, U-factor values 0.27, 0.28 and 0.58 with SHGC 0.41 and visible transmittance minimums, safety glass, 3-foot property line rule, egress, Category A\* approvals), checked October 27, 2026.
• ² Official record: San Francisco Planning Department Window Replacement Project page (Form 8, plans for enlarged or new openings, review stations), checked October 27, 2026.
• ³ Official record: San Francisco Planning Department Window Replacement Standards and Recommendations, version of May 2, 2025 (permit for all replacements, Planning Code Section 136.2 (passed in May 2025), Categories A\*, A, B and C with the 45-year line, 2-inch depth, final inspection, one-year validity), checked October 27, 2026.
• ⁴ Official record: City of San Francisco OTC permits page (PermitSF portal for window replacements), checked October 27, 2026.
• ⁵ Official record: CSLB license and home improvement salesperson lookup, checked October 27, 2026.
• ⁶ Official record: ENERGY STAR Version 7.0 window criteria (South-Central U-factor 0.28 and SHGC 0.23; air leakage 0.3), checked October 27, 2026.
• ⁷ Official record: ENERGY STAR county climate zone list (San Francisco County, South-Central), checked October 27, 2026.
• ⁸ Official record: NOAA 1991-2020 normals for San Francisco Downtown (summer high 66.9°F, winter low 47.2°F, about 3 days at 90°F or more, none at 32°F or below, 2,781 heating and 121 cooling degree days, 22.89 inches of precipitation, 13.53 in winter and 0.27 in summer), checked October 27, 2026.
• ⁹ Reported: Fixr national window replacement cost (about $800 per window, typically $450 to $1,200; updated January 21, 2026), checked October 27, 2026.