(a)The governing body of a local agency may authorize its enforcement agency to contract with or employ a private entity or persons on a temporary basis to perform the plan-checking function.

(b)A local agency need not enter into a contract or employ persons if it determines that no entities or persons are available or qualified to perform the plan-checking services.

(c)Entities or persons employed by a local agency may, pursuant to agreement with the local agency, perform all functions necessary to check the plans and specifications to comply with other requirements imposed pursuant to this part or by local ordinances adopted pursuant to this part, except those functions reserved by this part or local ordinance to the legislative body. A local agency may charge the applicant fees in an amount necessary to defray costs directly attributable to employing or contracting with entities or persons performing services pursuant to this section which the applicant requested.

(d)When there is an excessive delay in checking plans and specifications submitted as a part of an application for a residential building permit, the local agency shall, upon request of the applicant, contract with or employ a private entity or persons on a temporary basis to perform the plan-checking function subject to subdivisions (b) and (c).

(e)(1)The governing body of a local agency may create and implement a program whereby a building permit may be issued upon submission of plans prepared by an architect and reviewed by another unaffiliated architect.

(2)This subdivision shall apply only to the following project types:

(A)Single-family dwellings not more than two stories and basement in height.

(B)Multiple dwellings containing no more than four dwelling units of not more than two stories and basement in height.

(C)Garages or other structures appurtenant to buildings described in this paragraph, not more than two stories and basement in height.

(D)Agricultural and ranch buildings, unless the building official having jurisdiction deems that an undue risk to the public health, safety, or welfare exists.

(E)Nonstructural or nonseismic storefronts, interior alterations, or additions.

(f)For purposes of this section:

(1)“Enforcement agency” means the building department or building division of a local agency.

(2)“Excessive delay” means the enforcement agency of a local agency has taken either of the following:

(A)More than 30 days after submittal of a complete application to complete the structural building safety plan check of the applicant’s set of plans and specifications which are suitable for checking. For a discretionary building permit, the time period specified in this paragraph shall commence after certification of the environmental impact report, adoption of a negative declaration, or a determination by the local agency that the project is exempt from Division 13 (commencing with Section 21000) of the Public Resources Code.

(B)Including the days actually taken in (A), more than 45 days to complete the checking of the resubmitted corrected plans and specifications suitable for checking after the enforcement agency had returned the plans and specifications to the applicant for correction.

(3)“Local agency” means a city, county, or city and county.

(4)“Residential building” means a one-to-four family detached structure not exceeding three stories in height.