National City, CA Fence Regulations: Retaining Walls (2026)
Key Facts
- Exempt wall height
- Three feet or less, top of footing to top of wall
- Exemption conditions
- No surcharge, level backfill, not part of a building
- Exempt walls still
- Follow Regional Standard Drawings; City Engineer inspects
- Plan sets required
- Four sets, signed and stamped by registered civil engineer
- Permit life
- Six months from issue; renewals also six months
- Extension
- Up to 180 calendar days, at City Engineer's discretion
Summary
In National City, a retaining wall three feet or less in height, measured from top of footing to top of wall, is exempt from a grading permit only when no surcharge is present, the backfill is level and the wall is not part of a building. It must still follow the Regional Standard Drawings and is inspected by the City Engineer. Taller walls need a permit with four sets of engineered plans.
J104.6 Regular Grading and Retaining Wall Construction Requirements. ... Each application for a grading or retaining wall permit shall be accompanied by four sets of plans and specifications, in sufficient clarity, to indicate the nature and extent of the work, as well as supporting data consisting of a soils engineering report, engineering geology report (if necessary), drainage study, structural calculations, cost estimate, and other pertinent information as required by the City Engineer. ... A retaining wall less than or equal to three feet (3') in height measured from the top of the footing to the top of the wall, when no surcharge is present, the backfill is level, and when not an integral part of a building shall be exempt from a grading permit. However, the construction of said retaining wall shall comply with the Regional Standard Drawings, and is subject to inspection by the City Engineer or his/her designee. Grading, retaining wall, and improvement permits issued pursuant to the grading and improvement plans will expire six months after their issue.
Full Breakdown
Retaining wall permits in National City run through the grading chapter, Chapter 15.70, and not through the fence rules. Section 15.08.030 amends the California Building Code's list of work exempt from a building permit so that permits for retaining walls are specified in Chapter 15.70. The operative rule is Subsection J104.6, added by Section 15.70.065 to Appendix J of the 2019 California Building Code, as that section's heading prints it.
The line is three feet, measured from the top of the footing to the top of the wall. A wall at or below it is exempt from a grading permit when no surcharge is present, the backfill is level and the wall is not an integral part of a building. It must still comply with the Regional Standard Drawings and is subject to inspection by the City Engineer or a designee. Section 15.70.020 defines a Retaining Wall Plan as required for walls in excess of 3 feet, and for walls of 3 feet or less that support a surcharge or sloped backfill. Those walls follow the Regional Standard Drawings and the Standard Specifications or are specially engineered.
A permit application carries four sets of plans and specifications, a soils engineering report, a drainage study, structural calculations and a cost estimate, with an engineering geology report if necessary. Grading plans are signed and stamped or sealed by a registered civil engineer and by a registered soil engineer, or a registered civil engineer competent in soils engineering. Before issuance the applicant or contractor shows general liability insurance, workers' compensation, a City business license and a state contractor license under Section 15.70.070. The City Engineer requires a surety bond of one hundred percent of the engineers' cost estimate under Section 15.70.165.
Permits expire six months after issue. Renewals carry the fee-schedule renewal fee and also expire six months after issue. A written extension request can be filed no earlier than 60 calendar days before expiration, and the City Engineer can extend for up to 180 calendar days. Under Section 18.43.050, masonry walls that include a retaining wall are limited to six feet for the masonry and two feet eight inches for the retaining wall.
Violations & Fines
Starting work before a required engineering permit triggers an administrative penalty fee equal to the permit fee, on top of the permit fee itself (Section 15.70.146). Grading in violation of Chapter 15.70 is a misdemeanor, and every day the violation continues is a separate violation (Section 15.70.170). Orders of the City Engineer can be appealed to a three-member ad hoc board of appeals, then to the City Council within thirty days (Section 15.70.175).
Frequently Asked Questions
Do I need a permit for a retaining wall of three feet or less in National City?
Who must sign and stamp retaining wall plans?
How long does a retaining wall permit last?
Which inspections apply to a retaining wall?
Sources & Official References
Other rules in National City
California rules heatmap·Compare National City to another location·View the California fence regulations overview
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