Journal

Field notes on building better.

LatestResidentialJune 10, 2026

ADU Cost in Oakland 2026: What You'll Actually Pay, Neighborhood by Neighborhood

Most permitted Oakland ADUs land between roughly $200,000 and $450,000 all-in in 2026 — and where your lot sits matters more than almost anything else. The flats-vs-hills breakdown, real permit and EBMUD fee numbers, and the savings levers Oakland actually gives you.

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Tenant Improvement8 min read

Change of Use vs. Change of Occupancy in San Francisco: The Distinction That Decides Your Permit Track

Change of use is a Planning Code concept. Change of occupancy is a Building Code concept. They sometimes coincide; they often don't. Knowing which one your project actually triggers determines whether the permit clears in days or weeks — and it's a design decision, not an afterthought.

Tenant Improvement6 min read

Prop H and the Small Business Recovery Act: SF's Streamlined Path for Restaurants and Retail (2026)

Prop H + the Small Business Recovery Act streamlined SF's small-business permitting in 2020–2021: administrative OTC instead of Planning Commission hearings, no more §311/312 notification on most storefront flips, and a 30-day cap on non-Planning review. 5,600+ projects benefiting through mid-2025. Mayor Lurie's late-2025 packages widened the framework further. Here's the practical guide.

Residential7 min read

SF ADU 2026: State Program vs. Local Program — Which One to Use, and When

Most SF homeowners should default to the State ADU program for its ministerial 60-day shot clock and impact-fee exemptions. The Local program adds the unlimited-ADU bonus tied to seismic retrofits — the right call when that bonus applies. Here's the decision in detail.

Tenant Improvement7 min read

PermitSF Portal Explained: What's Online in San Francisco Permitting in 2026 (and What's Still at the Counter)

PermitSF (built on OpenGov, launched February 13, 2026) is SF's first true online permitting portal. Five permit types are online-only as of launch. Here's what's online today, what's scheduled later in 2026, what's still at the counter, and how the portal interacts with contractor instant-issuance and Bluebeam Studio Electronic Plan Review.