Bolthole Index

Contra Costa County, California

Building permits, zoning and land rules in Richmond, California

Richmond, California requires a city building permit for construction, and the city now takes applications only through its online iMS permitting portal.12 Richmond sets its own zoning through the City Council-adopted code, separate from Contra Costa County's rules for unincorporated land.3 Properties with septic systems and wells go through Contra Costa Environmental Health, not the city.4

At a glance

Building permit
Required; Planning approval comes first for ADUs, then a Building Division permit1
Building code
2025 California Building Standards with a local amendment on legalizing residential construction5
Zoning
City zoning districts with an interactive zoning map36
Minimum lot (RH / RL1 / RL2)
11,000 / 6,000 / 3,750 sq ft7
Accessory dwelling
Allowed on lots with single- or multi-family housing; ministerial Planning approval8
Owner-builder
Conditional exemption under Business and Professions Code 7044; permits still needed9
Septic and wells
Contra Costa Environmental Health approves plans where a septic system or well is involved4

Who to call

Building permits

City of Richmond Building Regulations

Building permits, plan check and inspections inside Richmond

510-620-6868

450 Civic Center Plaza, Richmond, CA 94804

Online permits →

Planning & zoning

City of Richmond Planning Division

Zoning, planning approval for ADUs and land-use entitlements inside Richmond

510-620-6706

[email protected]

450 Civic Center Plaza, 2nd Floor, Richmond, CA 94804

Online permits →

Septic permits

Contra Costa Health - Environmental Health Division

Septic construction permits, well permits, and site and soil evaluations through the Land Use Program

925-608-5500

2120 Diamond Boulevard, Suite 100, Concord, CA 94520

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

Going off-grid in Richmond means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Richmond, California?

Yes. Richmond requires a building permit for construction projects, including accessory dwelling units, and the permit signals that construction may begin.1 The city applies the 2025 California Building Standards with a local amendment, section 109.4.2, covering legalization of residential construction.5 Completed work must pass a final building inspection, and required agency sign-offs come before the final inspection is scheduled.10

Contra Costa County's building permits apply to unincorporated land, not to Richmond.11

Who issues building permits in Richmond, and how do you reach them?

Richmond Building Regulations issues building permits and inspections; call 510-620-6868 or visit 450 Civic Center Plaza.12 The Building Division accepts applications through the iMS electronic portal or in person by appointment, and inspections can be scheduled by phone, text or the iMS inspection portal.2 Septic and well permits are a separate office; see below.13

Does Richmond have zoning, and what does it mean for homes?

Yes. The City Council adopts Richmond's zoning regulations, and the city publishes an interactive zoning map for looking up a property's district.36 Minimum lots are 11,000 square feet in RH, 6,000 in RL1 and 3,750 in RL2; maximum lot coverage is 40, 45 and 50 percent in those districts.714 Accessory dwelling units are allowed on lots with single-family or multi-family housing, and Planning approval is ministerial and must satisfy objective standards.8

The Planning Division at 510-620-6706 can confirm a lot's district.15 We could not confirm a city rule on RV living or tiny homes; California's statewide rule says RVs are generally occupied only in mobilehome or special occupancy parks unless a local ordinance allows otherwise.16

How do ADUs get approved in Richmond?

The first step for an ADU or junior ADU is Planning Division approval, and only then can you obtain a building permit from the Building Division.1 The Planning Division states review occurs within 60 days after it receives the application and all fees, and a JADU may be up to 500 square feet.8 The ADU must also pass a final building inspection before anyone moves in.10

What about septic, wells and owner-building in Richmond?

Contra Costa Environmental Health serves properties with septic systems and wells, and projects involving either need Environmental Health approved plans at application submittal.4 Call 925-608-5500.13 Where a sanitary or sanitation district provides sewer, its approval may also be required.4 Only 0.5% of Contra Costa County soils rate without severe limits for a conventional drain field, so a septic site needs careful evaluation.17

Richmond's building permit application lists an owner-builder option under Business and Professions Code section 7044: the owner or employees paid only wages do the work, and the structure is not offered for sale.9 That is a licensing exemption; building permits and inspections still apply.18

Building a home or ADU in Richmond: the steps, in order

  1. Look up the lot's zoning district on the city's interactive zoning map, or call the Planning Division (510-620-6706).615
  2. For an ADU, get Planning approval first.1
  3. If a septic system or well is on the property, get Environmental Health approved plans (925-608-5500) before you apply.413
  4. Apply for the building permit in the iMS portal.212
  5. Schedule inspections and pass the final building inspection.10

Watch-outs

  • Richmond accepts new permit applications only through the iMS online portal.2
  • Where public sewer is not available, Environmental Health plan approval is required before the building permit application.19
  • Owner-builder status does not waive city building permits or inspections.18

Sources

  1. Accessory Dwelling Units (ADUs) (Richmond), quoted and re-checked
  2. Building Division (Richmond), quoted and re-checked
  3. Zoning & Subdivision Regulations (Richmond), quoted and re-checked
  4. contracosta.ca.gov, quoted and re-checked
  5. Building Division (Richmond), quoted and re-checked
  6. Zoning & Subdivision Regulations (Richmond), quoted and re-checked
  7. RMC 15.04.201.030 Development Standards—RH, RL1 and RL2 Districts (Richmond), quoted and re-checked
  8. Accessory Dwelling Units (ADUs) (Richmond), quoted and re-checked
  9. Building Regulations Permit Application (Richmond), quoted and re-checked
  10. Accessory Dwelling Units (ADUs) (Richmond), quoted and re-checked
  11. Contra Costa County Frequently Asked Questions, quoted and re-checked
  12. City of Richmond Building Regulations (ci.richmond.ca.us)
  13. Contra Costa Health - Environmental Health Division (cchealth.org)
  14. RMC 15.04.201.030 Development Standards—RH, RL1 and RL2 Districts (Richmond), quoted and re-checked
  15. City of Richmond Planning Division (ci.richmond.ca.us)
  16. hcd.ca.gov (California statewide rule), quoted and re-checked
  17. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  18. California Business and Professions Code Section 7044 (California statewide rule), quoted and re-checked
  19. contracosta.ca.gov, quoted and re-checked

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Richmond

Richmond’s own rules

  • Building permitRequired

    Construction projects requiring a Richmond building permit, including ADUs.

    • For ADUs, Planning approval comes first and a Building Division permit follows.
    • The permit signals that construction may begin.
    “The first step in the permitting process to develop an ADU/JADU is to obtain approval from the Planning Division. Once approved, you can then obtain a building permit from the Building Division.”
  • Building code adoptedAdopted (with conditions)

    Building-code administration inside Richmond city.

    • The City announced adoption of the 2025 California Building Standards with a local amendment adding section 109.4.2 for legalization of residential construction.
    “2025 California Building Standards adopted with local amendment, adding section 109.4.2 to the Building Code administrative provisions, for legalization of residential construction.”
  • InspectionsRequired

    Projects requiring Richmond building inspection, including ADUs and projects with agency sign-offs.

    • Completed ADUs must pass a final building inspection.
    • Required agency sign-offs must be obtained before scheduling the Building Division final inspection.
    “Completed units have passed a final building inspection, which checks to ensure that the unit is in compliance with building code and standards and is ready for someone to move in.”
  • Local zoningPresent

    Richmond city zoning administration and land-use regulation inside city limits.

    • The City provides an interactive zoning map and district-specific land-use regulations and development standards.
    “These regulations are adopted by the Richmond City Council”
  • Zoning districtsPublished

    Richmond zoning districts and district-specific land-use regulations.

    • The City page lists residential, mixed-use, commercial, industrial, public/parks, open-space, agricultural, overlay, and specific-plan districts.
    • Property-specific designation is obtained through the City's interactive zoning map.
    “You can look up the zoning district designation for a property by using the City's Interactive Zoning Map.”
  • Minimum lot sizeSpecified

    RH, RL1, and RL2 residential zoning districts.

    • Small Lot Single Unit, Bungalow Court, and Townhouse development is cross-referenced to RMC 15.04.201.080.

    RH minimum lot size: >= 11000 square feet · RL1 minimum lot size: >= 6000 square feet · RL2 minimum lot size: >= 3750 square feet

    “Minimum Lot Size (sq. ft.) | 11,000 | 6,000 | 3,750 | For Small Lot Single Unit, Bungalow Court, or Townhouse development, see § 15.04.201 . 080”
  • Lot coverageSpecified

    RH, RL1, and RL2 residential zoning districts.

    • Small Lot Single Unit, Bungalow Court, and Townhouse development is cross-referenced to separate standards.

    RH maximum lot coverage: <= 40 percent of lot · RL1 maximum lot coverage: <= 45 percent of lot · RL2 maximum lot coverage: <= 50 percent of lot

    “Maximum Lot Coverage (% of Lot) | 40 | 45 | 50 | For Small Lot Single Unit, Bungalow Court, or Townhouse development, see § 15.04.201.070.”
  • Accessory dwellingsAllowed (with conditions)

    ADUs on Richmond lots with single-family or multi-family housing as the primary use.

    • Planning approval is ministerial and must satisfy objective standards.
    • Planning approval precedes the Building Division permit.
    • The Planning Division states review occurs within 60 days after receipt of the application and payment of all fees.
    • JADUs may be up to 500 square feet.

    JADU maximum area: <= 500 square feet · planning review period: <= 60 days (after application receipt and payment of all fees)

    “ADUs are permitted on lots with single-family or multi-family housing as its primary use.”
  • Permit processPublished

    Richmond building and ADU permit submissions.

    • Building applications may be submitted through the iMS portal or in person by appointment.
    • ADU Planning approval precedes the Building Division permit.
    • Inspections may be scheduled by phone, text, or the iMS inspection portal.

    ADU planning review period: <= 60 days (after application receipt and fee payment)

    “The Building Division accepts permit applications through the electronic portal below:”

Rules another office applies inside Richmond

Richmond does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Owner-builder exemptionConditional

    Owner-builder construction in Richmond city under California Business and Professions Code section 7044.

    • The owner or employees must do the work with wages as sole compensation.
    • The structure must not be intended or offered for sale.
    • The application also lists an option for an owner exclusively contracting with licensed contractors.
    “I, as the owner, or my employees with wages as their sole compensation, will do the work and the structure is not intended or offered for sale (Sec. 7044)”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Richmond or Contra Costa County directly.

  • Who permits septic — Septic and onsite wastewater authority inside Richmond city limits.
  • Septic permit — Septic permits inside Richmond city limits.
  • Septic inspection — Septic inspections inside Richmond city limits.
  • Off-grid sanitation — Off-grid sanitation systems inside Richmond city limits.
  • Well permit — Private wells inside Richmond city limits.
5 more unanswered
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Richmond publishes no rule on the point, not that none exists. Contra Costa County’s page lists the county offices to call.

← All of Contra Costa County: county rules, score and offices