Madera County, CA Building Permits, Zoning & Septic

Unincorporated Madera County, California requires a building permit for a home, and the county Building Division regulates and permits buildings and structures there¹. Title 18 zoning applies to land uses and structures in the unincorporated county². The Environmental Health Division handles septic permitting³, and only 2% of county soils are rated without severe limits for a conventional drain field⁴.

At a glance

Building permit: Required in the unincorporated county, current CA Building Standards Code¹⁵
Zoning: Yes, Title 18 applies in unincorporated Madera County²
Septic: County Environmental Health issues OWTS permits; soils poor for conventional systems³⁴
Wells: County Environmental Health is the local well permitting agency⁶
Owner-builder: Allowed for your own labor; resale use capped at 4 structures/year with licensed subs⁷
RV living: Generally limited outside mobilehome/special-occupancy parks unless a local ordinance allows it; county-specific rule unconfirmed⁸
Tiny home: Must qualify as one of a fixed list of structure types to be legally occupied⁹
ADU: Allowed on qualifying residential parcels; size, height, setback and fee rules apply¹⁰¹¹¹²

Who to call

Building permits

Building & Fire Safety

Building permits, plan review and inspections for unincorporated Madera County (phone menu option 1)

559-675-7821

200 W 4th Street, Madera, CA 93637

Zoning

Planning Division

Zoning administration and land use review for unincorporated Madera County (phone menu option 2; fax 559-675-6573)

559-675-7821

200 W. 4th St., Suite 3100, Madera, CA 93637

Septic permits

Environmental Health Division

Septic (OWTS) and water well permits for unincorporated Madera County

559-675-7823

200 W 4th Street, 3rd Floor, Madera, CA 93637

Roads & driveways

Public Works Department

Roads, road closures and driveway/encroachment access onto county roads

559-675-7811

200 W. 4th Street, Madera, CA 93637

Contact details are copied from each office’s official page and were checked against it on September 29, 2026.

Do you need a building permit in Madera County, California?

Yes. The Madera County Building Division -- part of Building & Fire Safety -- regulates and permits buildings and structures in unincorporated Madera County¹. California law adopts the Title 24 building standards by reference, while leaving local zoning matters such as use zones, setbacks, yards and property-line requirements to local jurisdictions¹³. The 2025 California Building Standards Code applies to projects with a permit application dated January 1, 2026 or later⁵. Even smaller projects can trigger inspections: a ground-mounted solar array in unincorporated Madera County needs a foundation inspection before footings are poured and a final inspection to confirm bonding after installation¹⁴.

Who is the Madera County building department, and how do you reach them?

Building & Fire Safety, part of the Community & Economic Development Department, is Madera County's building department¹⁵. Reach them at 559-675-7821 (phone menu option 1), at 200 W 4th Street, Madera, CA 93637¹⁵. The Planning Division shares the same building at 200 W. 4th St., Suite 3100, and can be reached at 559-675-7821 option 2 for zoning questions before you apply¹⁶. The Environmental Health Division, on the 3rd floor of the same address, issues septic and well permits at 559-675-7823¹⁷, and Public Works, at 200 W. 4th Street and 559-675-7811, handles roads and driveway access onto county roads¹⁸.

Does Madera County have zoning?

Yes. Title 18 of the Madera County Code is the zoning ordinance for uses of land and structures in unincorporated Madera County². California law allows counties to regulate land use, building height, lot coverage, setbacks and related zoning matters in unincorporated areas¹⁹. We could not confirm the zoning district, minimum lot size or lot-coverage limit for a particular parcel, so get a parcel-specific answer from the Planning Division before buying¹⁶. Accessory dwelling units are allowed on qualifying parcels zoned residential, or in another district allowing residential uses, when the parcel contains an existing or proposed single-family or multifamily development¹⁰.

How do septic and well permits work in Madera County?

Septic systems -- called onsite wastewater treatment systems, or OWTS -- are permitted by the Environmental Health Division under a Local Agency Management Program approved by the Central Valley Regional Water Board³. California allows local agencies to administer OWTS programs consistent with statewide policy, under oversight by the State Water Board and regional water boards²⁰. Only 2% of Madera County soils are rated without severe limits for a conventional septic drain field, so establish septic feasibility before choosing a house site or closing on land⁴. Environmental Health is also the listed local agency for permits to construct, alter or destroy a well, and covered well-drilling work must be done by a licensed C-57 contractor⁶. Wells serving 15 or more connections face additional state drinking-water requirements²¹.

Can you live in an RV or tiny home on your land in Madera County?

California treats RVs as not intended for permanent occupancy, and outside a mobilehome park or special occupancy park, RV occupancy generally requires a local ordinance that specifically allows it⁸. We could not confirm that Madera County has adopted such an ordinance for private land, so ask the Planning Division before planning to live in an RV while you build¹⁶. A tiny home must qualify as an approved structure type and meet the standards for that type; a unit that fits none of the state's listed classifications and does not meet the California Building Standards Code cannot legally be occupied⁹. An ADU is one documented route to a small second dwelling on a qualifying residential parcel: detached units may be up to 850 square feet with one bedroom or 1,000 square feet with more than one, and new attached or detached ADUs generally need 4-foot side and rear setbacks¹⁰²². Detached ADU height limits are 16, 18 or 20 feet depending on ordinance criteria, while attached ADUs may reach 25 feet¹¹.

Building a home in Madera County: the steps, in order

Confirm your parcel's zoning district and lot-specific constraints with the Planning Division before you buy or design¹⁶.
Contact Environmental Health early about septic feasibility; only 2% of county soils are rated free of severe limits for a conventional drain field⁴¹⁷.
If you need a well, arrange a licensed C-57 contractor and get the permit through Environmental Health before drilling⁶.
Submit plans to Building & Fire Safety under the California Building Standards Code that applies on your permit-application date⁵¹⁵.
For an ADU, budget separately for application fees, permit fees calculated at issuance and any applicable impact fees; an ADU under 750 square feet is exempt from impact fees¹².
If acting as an owner-builder, complete the owner-builder declaration and notice before permit issuance⁷.
Ask Public Works whether county-road access needs a driveway or encroachment permit¹⁸, then schedule all required building inspections¹⁵.

What to check before you buy land in Madera County

The nearest city of 100,000 or more is about 30 miles from the county's center, while Madera County has about 76 people per square mile and 37.1% federal land²³²⁴²⁵. Only 30.2% of the county is at a slope of 15% or less, so compare a parcel's usable terrain with the proposed house site and access route²⁶. Severe drought has occurred in about 39.7% of years on record, and average annual precipitation is about 22.4 inches, making water supply a key due-diligence item²⁷²⁸. Only 2% of soils are rated without severe limits for a conventional septic drain field, so establish septic feasibility before relying on a parcel as buildable⁴. Typical home value is about $429,474, while the effective property-tax rate is about 0.7% and the median annual bill is about $2,575²⁹³⁰³¹. Ask Planning about zoning, Environmental Health about septic and wells, and Public Works about county-road access before closing¹⁶¹⁷¹⁸.

Watch-outs

We could not confirm from official sources whether Madera County allows long-term RV occupancy on private land outside a mobilehome or special-occupancy park; call the Planning Division before moving a camper onto a rural parcel¹⁶.
Only 2% of Madera County soils are rated without severe limits for a conventional septic drain field, so establish septic feasibility before treating a parcel as buildable⁴.
Madera County invoices ADU application fees before an application is complete, calculates separate permit fees at issuance and exempts ADUs under 750 square feet from impact fees¹².

Sources

Written September 29, 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.

How Madera County scores

Seclusion47100% ev.

Self-Sufficiency47100% ev.

Admin Boringness41100% ev.

Durability22100% ev.

Property Autonomy56100% ev.

Carry Cost45100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$429kTypical home

0.7%Property tax

$13,239Land / acre

22.4"Annual rain

39.7% of yrsSevere drought

35.2 / yr (+18.4)Mid-century 100°F days

87.3 daysMid-century dry spell

1.91" (+4.9%)Mid-century 1-day rain

1.1×Wildfire change factor

100%Forward climate coverage

$2,340Home insurance / yr

6.8% / yrInsurance growth

3.26%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

13,228People within 30 min

2,079,362People within 2 hr

55,120Radius comparison (15 mi)

76.2People / sq mi

37.1%Federal land

30.2%Land at 15% slope or less

2%Septic soil without severe limits

20,277 acWorkable land screen

35.3%Wooded land

63.2 tonsBiomass / forest ac

56.6°FAvg temp

Answers from the rulebook for Madera County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Madera County rules

Owner-builder exemptionConditional
Owner-builders applying for Madera County building permits in the unincorporated county.
- An owner-builder is exempt from contractor licensure, but limitations apply.
- The owner may perform the work personally or through employees whose wages are their sole compensation when the structure is not intended or offered for sale.
- The owner may contract with properly licensed subcontractors; for a single-family residential structure, the exemption limits structures intended or offered for sale to four or fewer in a calendar year.
- The owner may contract with a general Building (B) contractor; the source states the number of structures is then unlimited.
- A homeowner improving a principal residence is exempt if the work is performed before sale, the homeowner resides there for the 12 months before completion, and the exemption has not been used on more than two structures during any three-year period.
- Property owners are prohibited from personally performing well-drilling work covered under the C-57 classification.
- Before permit issuance, the owner-builder declaration and notice to property owner must be completed and signed by the property owner; an agent cannot execute the notice.
resale structures with licensed subcontractors: <= 4 structures per calendar year (Applies to the single-family residential structure exemption.) · principal-residence occupancy before completion: 12 months (Homeowner must reside in the residence for the 12 months prior to completion.) · principal-residence exemption usage limit: <= 2 structures per three-year period
“An owner-builder is exempt from licensure, but there are limitations.”
Owner Builder Permit Application Forms ↗Re-checked Sep 24, 2026
InspectionsRequired
Ground-mounted photovoltaic systems regulated through the Madera County Building Division.
- Foundations on ground mount systems must be inspected before footings are poured.
- After new photovoltaic equipment is installed, an inspection is required to confirm proper system bonding and installation according to the design drawings.
- The form also requires an Owner Builder Authorization form or Contractor Authorization form and a Madera County Plot Plan for ground-mount systems.
“Foundations on ground mount systems shall be inspected prior to pouring footings. After the new equipment has been installed, an inspection is required to confirm proper system bonding and installation per design drawings.”
Photovoltaic Permit Application ↗Re-checked Sep 24, 2026
SetbacksSpecified
Eligible accessory dwelling units on qualifying parcels in unincorporated Madera County
- The guide states that ADUs are allowed on parcels zoned residential or in a zone district allowing residential uses, with an existing or proposed single-family home or multifamily development.
- Detached and attached ADUs have different setback rules.
- A converted structure may have no setback requirement when constructed in the same location and to the same dimensions as the existing structure; expansions must maintain the existing setback or use 4-foot side and rear setbacks.
- The guide directs users to Madera County Zoning Code Chapter 18.50.020 for all standards and requirements.
detached or attached new-construction ADU side setback: >= 4 feet · detached or attached new-construction ADU rear setback: >= 4 feet · ADU front setback: same as primary dwelling
“Front Yard: Same as Primary dwelling Side Yard: 4 ft. min. Rear Yard: 4 ft. min.”
Guide to Accessory Dwelling Units ↗Re-checked Sep 24, 2026
Building heightSpecified
Accessory dwelling units in eligible unincorporated Madera County residential zones
- The guide states that the 16-, 18-, and 20-foot detached-ADU limits depend on criteria in the ADU ordinance.
- Attached ADUs have a 25-foot maximum height.
- The guide directs users to Madera County Zoning Code Chapter 18.50.020 for all standards and requirements.
detached ADU maximum height: 16, 18, or 20 feet (See ADU ordinance for criteria) · attached ADU maximum height: <= 25 feet
“16 ft. / 18 ft. / 20 ft. – see ADU ordinance for criteria 16 ft. / 18 ft. / 20 ft. – see ADU ordinance for criteria 25 ft. max. 25 ft. max.”
Guide to Accessory Dwelling Units ↗Re-checked Sep 24, 2026
Accessory dwellingsAllowed (with conditions)
Accessory dwelling units on parcels in unincorporated Madera County that are zoned residential or are in a zone district allowing residential uses and contain an existing or proposed single-family or multifamily development.
- The parcel must be appropriately zoned and contain an existing or proposed single-family or multifamily development.
- The County guide instructs applicants to confirm utility capacity and identify applicable utility constraints.
- The project must comply with Madera County Zoning Code Chapter 18.50.020 and the County's ADU requirements.
- All ADUs require a building permit and standard application and permitting fees; additional permits, studies, and reports may be required depending on the project.
- Inspections must be completed before occupancy; complete applications are generally acted on within 60 days or deemed approved when an existing single-family home or multifamily development is present, subject to exceptions in Chapter 18.50.020.
- Detached ADUs have maximum size limits of 850 square feet for a one-bedroom unit and 1,000 square feet for a unit with more than one bedroom; attached-unit limits and conversion exceptions are governed by the cited ordinance.
- Detached and attached new-construction ADUs generally require four-foot minimum side and rear setbacks, with stated conversion-location exceptions; height and parking standards vary by ADU type.
detached ADU maximum size: 850 sq ft (One-bedroom unit) · detached ADU maximum size: 1000 sq ft (Unit with more than one bedroom) · side setback: >= 4 ft minimum (Subject to stated conversion exceptions) · rear setback: >= 4 ft minimum (Subject to stated conversion exceptions) · application action timeline: <= 60 days (Generally applies to complete applications where an existing single-family home or multifamily development is present; Chapter 18.50.020 exceptions apply)
“ADUs are allowed on parcels in the County that are zoned residential or are within a zone district that allow residential uses and contain an existing or proposed single-family home or multi-family development.”
Guide to Accessory Dwelling Units ↗Re-checked Sep 24, 2026
Well permitRequired
Construction, modification, or destruction of water wells under Madera County Environmental Health jurisdiction.
- Permits are obtained from the local environmental health agency or local water district before construction, modification, or destruction.
- Water well construction must be performed by a licensed C-57 well drilling contractor.
- Applicable local and state well standards apply.
- Madera County Environmental Health Department is the listed local permitting agency for Madera County; incorporated-city exceptions or separate local jurisdiction rules may apply.
“regulatory authority over well construction, alteration, and destruction activities rests with local jurisdictions [...] Madera County Environmental Health Department”
Wells ↗Re-checked Sep 24, 2026
Permit feesPublished (with conditions)
Accessory dwelling unit building permit applications handled by Madera County.
- Building permit application fees are invoiced.
- All fees must be paid before the application is deemed complete.
- Building permit fees are separate from building permit application fees.
- Permit fees are calculated at the time of issuance.
- Impact fees are invoiced before building permit approval.
- ADUs less than 750 square feet are not subject to impact fees.
ADU impact-fee exemption threshold: < 750 square feet (ADUs less than 750 square feet are not subject to impact fees.)
“All fees must be paid before the application is deemed complete. [...] ADUs less than 750 square feet are not subject to impact fees.”
ADU Building Permit Checklist ↗Re-checked Sep 24, 2026
County-wide zoningPresent
Title 18 of the Madera County Code is the county Zoning Ordinance and applies to all uses of land and structures in unincorporated Madera County.
Madera County Code - Title 18 Zoning ↗Scouted from the county site, not yet independently re-checked

California rules that apply here

Building permitRequired
Construction projects within the California Department of Health Care Access and Information Office of Statewide Hospital Planning and Development jurisdiction, including health-facility projects requiring HCAI review.
- Written plan approval must be issued before the building-permit application proceeds.
- The application must provide contractor information, Inspector of Record information, and a Testing Inspection and Observation program.
- The TIO program must be field-approved before approval and subsequent issuance of the building permit.
- This claim does not establish the permit rule for projects outside HCAI jurisdiction.
“Once a project receives written plan approval, a Building Permit application is submitted through the e-Services Portal.”
Building Permits & Construction Observation ↗Re-checked Sep 26, 2026
Building code adoptedAdopted (with conditions)
California Building Standards Code, California Code of Regulations, Title 24, including the 2025 California Building Code and related parts, for buildings and structures subject to the state code.
- The 2025 California Building Standards Code applies to buildings and structures with a permit application date on or after January 1, 2026.
- The applicable local building department or enforcing agency determines how the permit application date is established in a specific jurisdiction.
- The code includes multiple parts, including the California Building Code, California Residential Code, Existing Building Code, Electrical Code, Mechanical Code, Plumbing Code, Energy Code, Wildland-Urban Interface Code, Fire Code, and Green Building Standards Code.
effective date: 2026-01-01 · permit application date: >= 2026-01-01
“The 2025 California Building Standards Code (CBSC), California Code of Regulations (CCR), title 24, will become effective on January 1, 2026, as a result of the 2024 Triennial Code Adoption Cycle. [...] The 2025 CBSC applies to all buildings and structures with a permit application date on or after January 1, 2026.”
Approved Building Standards ↗Re-checked Sep 9, 2026
2 more reviewed findings on this topic
- Adopted (with conditions) — California building standards applicable in Madera County, including Title 24 standards adopted by reference statewide.
  “Except as otherwise specifically provided by law, the building standards adopted and submitted by the department for approval pursuant to Chapter 4 (commencing with Section 18935) of Part 2.5, and the other rules and regulations that are contained in Title 24 of the California Code of Regulations, as adopted, amended, or repealed from time to time pursuant to this chapter shall be adopted by reference, except that the building standards and rules and regulations shall include any additions or deletions made by the department.”
  California Health and Safety Code § 17922 ↗Re-checked Sep 24, 2026
- Adopted — California statewide building standards, including residential construction subject to Title 24 of the California Code of Regulations.
  “Except as otherwise specifically provided by law, the building standards adopted and submitted by the department for approval [...] shall be adopted by reference”
  California Health and Safety Code Section 17922 ↗Re-checked Sep 26, 2026
Certificate of occupancyRequired
Completed construction projects within HCAI jurisdiction involving California health facilities.
- The HCAI Compliance Officer issues the project-completion Substantial Compliance or Certificate of Occupancy once required conditions are met.
- The stated examples include delivery of all test reports to the Inspector of Record, clearance of outstanding items, and completion of the Testing, Inspection and Observation Program.
- Once construction is completed, the certificate of occupancy allows the owner to apply to the Department of Health Services for a license to operate the health facility.
“Issues the certificate of occupancy and/or construction final.”
HCAI Standard Project Process ↗Re-checked Sep 26, 2026
Zoning districtsPartial
California city and county zoning codes and the zoning districts established by those local jurisdictions.
- The city or county zoning code implements general-plan policies at the individual-parcel level.
- Local zoning codes identify allowed land uses in the jurisdiction’s zoning districts.
- Since 1971, state law requires city or county zoning codes to be consistent with the jurisdiction’s general plan, except in charter cities.
- The source does not publish a statewide list of parcel-specific zoning districts; the applicable local jurisdiction must be consulted.
“The zoning code presents standards for different land uses and identifies which land uses [...] are allowed in the various zoning districts of the jurisdiction.”
Chrome Plating Amendments Environmental and Regulatory Setting ↗Re-checked Sep 26, 2026
Minimum dwelling sizeSpecified
Efficiency units permitted by a California city, county, or city and county.
- The local jurisdiction must adopt an ordinance permitting the efficiency unit.
- Occupancy is limited to no more than two persons.
- The unit may have partial kitchen or bathroom facilities as specified by the local ordinance.
- All other applicable minimum standards under Health and Safety Code Part 1.5 continue to apply.
minimum floor area: >= 150 square feet · maximum occupancy: <= 2 persons
“Notwithstanding Sections 17922, 17958, and 17958.5, a city, county, or city and county may, by ordinance, permit efficiency units for occupancy by no more than two persons which have a minimum floor area of 150 square feet and which may also have partial kitchen or bathroom facilities, as specified by the ordinance.”
California Health and Safety Code Section 17958.1 ↗Re-checked Sep 9, 2026
Living in an RVTemporary only (with conditions)
Occupancy of recreational vehicles as residential units in California.
- RVs are not intended for occupancy as permanent dwellings.
- Unless a local ordinance allows otherwise, RV occupancy generally is limited to mobilehome parks or special occupancy parks governed by the Mobilehome Parks Act or Special Occupancy Parks Act.
- Applicable state or local approval and enforcement requirements depend on the RV's location and classification.
maximum gross area: <= 400 square feet (Measured at maximum horizontal projections; internal living room area must be less than 320 square feet excluding specified built-in equipment and bath/toilet rooms.)
“RVs are not intended for occupancy as a permanent dwelling. [...] Unless otherwise allowed by a local ordinance, RVs generally may be occupied only in mobilehome parks or special occupancy parks”
Information Bulletin 2016-01: Tiny Homes ↗Re-checked Sep 9, 2026
Camping on your landLimited
Camping in units operated by the California Department of Parks and Recreation statewide.
- Camping is confined to areas designated for that purpose.
- Occupancy by the same persons, equipment, or vehicles is generally limited to 30 days in any calendar year in that unit.
- The Department may establish shorter or longer occupancy limits.
- When a shorter seasonal limit applies, the camper must vacate the campsite and may not reregister in the unit until 48 hours have expired, measured from 12:00 noon on the checkout day to 12:00 noon on the second day following.
- A district superintendent may permit one-night camping in a day-use area or portion of one, subject to Department-established fees and vehicle limitations; occupants must vacate by 9:00 a.m. the following morning.
- California State Parks' current reservation policy states that each campground has a consecutive-night limit, requires a 48-hour absence after that limit, and generally has a 30-night annual maximum, subject to individual park policies.
general annual occupancy limit: 30 days per calendar year per unit (The Department may establish shorter or longer limits of occupancy.) · return interval after shorter seasonal limit: 48 hours (Measured from 12:00 noon of the checkout day to 12:00 noon of the second day following.) · one-night camping in day-use area: 1 night (Only if permitted by the district superintendent; occupants must vacate by 9:00 a.m. the following morning.)
“Occupancy by the same persons, equipment, or vehicles of any camping facility is limited to a total of 30 days in any calendar year in that unit.”
California Off-Highway Motor Vehicle Laws 2014 ↗Re-checked Sep 26, 2026
One more reviewed finding on this topic
- Allowed (with conditions) — Temporary camping in California special occupancy parks, including parks containing recreational vehicles, tents, or camping cabins.
  ““Special occupancy park” means a recreational vehicle park, temporary recreational vehicle park, incidental camping area, or tent camp.”
  What is a Mobilehome Park or Special Occupancy Park? ↗Re-checked Sep 26, 2026
Tiny homesAllowed (with conditions)
Occupancy of a structure marketed or described as a tiny home in California.
- The tiny home must comply with applicable standards and be approved as a HUD-Code manufactured home, California Residential or Building Code home, factory-built housing, recreational vehicle, park trailer, or camping cabin.
- The location must be approved for the applicable classification.
- A tiny home that does not fit one of those classifications and does not comply with the California Building Standards Code is a noncomplying structure whose occupancy is illegal.
- Approving and enforcing agencies vary depending on whether the unit is inside or outside a mobilehome or special occupancy park.
park trailer or RV gross area limit: <= 400 square feet (Applicable classification-specific exclusions and standards apply.)
“In order to be occupied, a tiny home must comply with the standards of, and be approved as one of the following types of structures: a HUD-Code manufactured home (MH), California Residential Code or California Building Code home, factory-built housing (FBH), recreational vehicle (RV), park trailer (PT) or camping cabin (CC).”
Information Bulletin 2016-01: Tiny Homes ↗Re-checked Sep 9, 2026
Manufactured homesAllowed (with conditions)
Occupancy of manufactured homes inside or outside mobilehome parks in California.
- The manufactured home must satisfy applicable federal standards and California Manufactured Housing Act and Title 25 requirements.
- Installation and approval for occupancy are governed by the Mobilehome Parks Act.
- HCD or a local enforcement agency with assumed Mobilehome Parks Act authority is responsible for ensuring compliance with statutory construction and maintenance requirements.
- Local agency approvals may be necessary for the project.
minimum width for a new manufactured home: >= 8 body feet (The statutory definition also includes units at least 40 body feet in length.) · minimum erected floor area for a new manufactured home: >= 320 square feet
“MHs may be occupied outside or inside of mobilehome parks and installation and approval for occupancy is governed by the Mobilehome Parks Act (MPA), HSC Sections 18200, et seq., and Title 25, CCR Sections 1000, et seq.”
Information Bulletin 2016-01: Tiny Homes ↗Re-checked Sep 9, 2026
Who permits septicMixed (with conditions)
California onsite wastewater treatment systems, including septic systems primarily treating domestic wastewater through subsurface disposal.
- The State Water Resources Control Board establishes the statewide OWTS Policy.
- Local agencies, such as county environmental health departments, issue OWTS permits under the statewide policy.
- Local Agency Management Programs may establish locally tailored siting and design standards.
OWTS Policy effective date: 2013-05-13 (Except for Tier 3, local agencies could continue existing permitting programs for 60 months after the effective date.) · Tier 1 maximum flow: <= 3500 gallons per day (Applies to qualifying new or replacement OWTS where no approved LAMP applies.) · Tier 2 maximum flow: <= 10000 gallons per day (Applies under an approved LAMP.)
“The State Water Resources Control Board [...] adopted the OWTS Policy in June 2012. The OWTS Policy authorizes local agencies [...] to issue OWTS permits.”
Onsite Waste Water Treatment Systems ↗Re-checked Sep 26, 2026
One more reviewed finding on this topic
- Mixed (with conditions) — Statewide regulation and management of onsite wastewater treatment systems, commonly known as septic systems.
  “Implementation of the OWTS Policy will be overseen by the State Water Board and the regional water quality control boards”
  Water Quality Control Policy for Siting, Design, Operation and Maintenance of Onsite Wastewater Treatment Systems (OWTS Policy) ↗Re-checked Sep 9, 2026
Septic permitLimited
New, replacement, and corrective-action OWTS in California; existing properly functioning systems may fall under Tier 0 rather than new/replacement permitting requirements.
- Tier 1 applies to qualifying new or replacement OWTS when no Regional Water Board-approved LAMP exists, with a maximum flow of 3,500 gallons per day.
- Tier 2 applies to qualifying new or replacement OWTS under an approved LAMP, with a maximum flow of 10,000 gallons per day.
- Tier 3 applies near impaired surface waters subject to a TMDL, a special LAMP provision, or within 600 feet of a water body listed on OWTS Policy Attachment 2; supplemental treatment may apply.
- Tier 4 applies to systems that are not properly functioning and require corrective action.
- Local agencies issue the permits and local LAMP requirements may differ from Tier 1.
Tier 1 maximum flow: <= 3500 gallons per day (Qualifying new or replacement OWTS without an approved LAMP.) · Tier 2 maximum flow: <= 10000 gallons per day (Qualifying new or replacement OWTS under an approved LAMP.) · Tier 3 water-body setback: <= 600 feet (Applies to a water body listed on OWTS Policy Attachment 2.)
“Tier 1 applies when a Local Agency Management Program (LAMP) has not been approved by the Regional Water Board. Maximum flow rate is 3,500 gpd.”
Onsite Waste Water Treatment Systems ↗Re-checked Sep 26, 2026
One more reviewed finding on this topic
- Required — New and replacement onsite wastewater treatment systems (OWTS), commonly known as septic systems, statewide in California.
  “Every new or replacement septic system requires a permit, either through your local jurisdiction (City or County) OR from the Central Coast Water Board.”
  2023 OWTS Policy ↗Re-checked Sep 26, 2026
Septic inspectionLimited
OWTS in a Tier 3 Advanced Protection Management Program with supplemental treatment components, including systems in specified impaired-water-body areas statewide.
- The requirement applies to OWTS in an Advanced Protection Management Program with supplemental treatment components.
- Ongoing monitoring must follow the OWTS operation and maintenance manual or occur more frequently if required by the local agency or Regional Water Board.
- Where telemetry is not possible, the owner or owner's agent must inspect at least monthly while the system is in use and notify the service provider at least quarterly of observed operating parameters.
- For systems designed to meet disinfection requirements, a service provider must inspect proper operation quarterly while the system is in use unless continuous telemetric monitoring is capable of assessing operation.
- Quarterly effluent sampling and certified-laboratory requirements apply to systems subject to the disinfection provisions.
inspection frequency where telemetry is not possible: per monthly (While the system is in use.) · inspection frequency for disinfection systems: per quarterly (While the system is in use, unless continuous telemetric monitoring is capable of assessing operation.)
“Where telemetry is not possible, the owner or owner’s agent shall inspect the system at least monthly while the system is in use as directed and instructed by a service provider and notify the service provider not less than quarterly of the observed operating parameters of the OWTS. [...] OWTS in an Advanced Protection Management Program designed to meet the disinfection requirements in Section 10.10 shall be inspected for proper operation quarterly while the system is in use by a service provider unless a telemetric monitoring system is capable of continuously assessing the operation of the disinfection system.”
2023 OWTS Policy ↗Re-checked Sep 26, 2026
Mandatory utility hookupSewer (with conditions)
Certain existing OWTS in California Tier 3 impaired-water-body areas that commit to connect to a centralized wastewater collection and treatment system regulated through waste discharge requirements.
- The OWTS must have been constructed and operating, or permitted, on or before the date the nearby water body was added to OWTS Policy Attachment 2.
- The owner must commit by legally binding document to connect to a centralized wastewater collection and treatment system regulated through waste discharge requirements.
- The owner must sign the legally binding document within 48 months after the nearby water body's initial listing on Attachment 2.
- The specified connection date may not extend beyond nine years after the date the nearby water body is added to Attachment 2.
- The rule is an exception to Section 10 requirements for qualifying existing or permitted systems; it is not a general statewide requirement that every property connect to public sewer.
deadline to sign connection commitment: 48 months (Measured from the date the nearby water body is initially listed on Attachment 2.) · maximum time to complete connection: <= 9 years (Measured from the date the nearby water body is added to Attachment 2.)
“The owner must sign the document within forty-eight months of the date that the nearby water body is initially listed on Attachment 2. The specified date for the connection to the centralized community wastewater collection and treatment system shall not extend beyond nine years following the date that the nearby water body is added to Attachment 2.”
2023 OWTS Policy ↗Re-checked Sep 26, 2026
Subdividing landRegulated (with conditions)
Division of land in California that falls within the statutory definition of subdivision, including division for sale, lease, or financing.
- A parcel map is generally required unless a final or parcel map is otherwise required or the preparation is waived by local ordinance.
- Local ordinances may require a tentative map and may establish additional area, improvement, design, drainage, road, sanitary-disposal, water-supply, environmental-protection, and related requirements.
- Certain railroad-right-of-way and governmental or public-utility conveyances are excepted from the parcel-map requirement described in Government Code section 66428(a).
“A parcel map shall be required for subdivisions as to which a final or parcel map is not otherwise required by this chapter, unless the preparation of the parcel map is waived by local ordinance as provided in this section.”
California Government Code Section 66424 ↗Re-checked Sep 9, 2026
Driveway accessRequired
Driveways and driveway connections involving proposed encroachments within, under, or over State highway rights of way.
- The requirement applies to proposed activities related to placement of encroachments within, under, or over State highway rights of way.
- Applications are submitted to the appropriate District Encroachment Permits Office having jurisdictional authority over the site.
- Local or other agency requirements may also apply outside State highway rights of way.
“An encroachment permit must be obtained for all proposed activities related to the placement of encroachments within, under, or over the State highway rights of way.”
Encroachment Permits | Caltrans ↗Re-checked Sep 26, 2026
Permit processPublished (with conditions)
Construction, alteration, repair, movement, improvement, removal, conversion, or demolition of a building or structure in California.
- A separate permit for each building or structure must be obtained from the building official before the work.
- Code requirements vary by city and county; the applicable local building department must be consulted.
“no building or structure may be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit [...] has first been obtained”
Do I need a building permit for my project? ↗Re-checked Sep 9, 2026
Campground & park staysLimited
Occupancy and use of manufactured homes and mobilehomes in California mobilehome parks and other locations subject to HCD jurisdiction.
- HCD administers titling and registration for manufactured homes and mobilehomes.
- HCD-inspected mobilehome parks are subject to health and safety enforcement where local government has not assumed enforcement.
- Manufactured/mobilehome park regulations address construction, use, maintenance, and occupancy.
- Separate local land-use, building, fire, health, and utility requirements may apply.
“MHs may be occupied outside or inside of mobilehome parks and installation and approval for occupancy is governed by the Mobilehome Parks Act (MPA), HSC Sections 18200, et seq., and Title 25, CCR Sections 1000, et seq.”
Manufactured & Mobilehomes ↗Re-checked Sep 26, 2026
2 more reviewed findings on this topic
- Limited — RV and trailer camping at Silver Strand State Beach Campground in the San Diego Coast District.
  “Camping Stay Limits: Applies to persons, equipment, or vehicles and any combination thereof [...] Maximum stay of 30 days per calendar year [...] Maximum 7 consecutive days during peak season (May 15 – September 15) [...] Maximum 14 consecutive days during non-peak season”
  Silver Strand State Beach Campground Rules and Regulations ↗Re-checked Sep 9, 2026
- Limited — Occupancy and use of recreational vehicles in California special occupancy parks and designated RV sections of mobilehome parks.
  “Unless otherwise allowed by a local ordinance, RVs generally may be occupied only in mobilehome parks or special occupancy parks governed by the Mobilehome Parks Act”
  What is a Mobilehome Park or Special Occupancy Park? ↗Re-checked Sep 26, 2026
county zoning authorityGeneral
California county legislative bodies' authority to adopt zoning ordinances regulating buildings, structures, land uses, lots, yards, open space, lot coverage, intensity of use, parking, loading, and setbacks within county jurisdiction, including unincorporated areas.
- The authority is exercised pursuant to Government Code Chapter 4, Zoning Regulations.
- The statute separately authorizes city legislative bodies; incorporated municipalities may exercise their own zoning authority.
- Government Code Section 65850 also lists authority to regulate signs and billboards, building and structure location, height, bulk, number of stories, and size, lot and open-space size and use, lot coverage, intensity of land use, offstreet parking and loading, and building setback lines.
- The cited section states it was amended by Stats. 2017, Ch. 376, Sec. 1, effective January 1, 2018.
“The legislative body of any county or city may, pursuant to this chapter, adopt ordinances that do any of the following:”
California Government Code Section 65850 ↗Re-checked Sep 21, 2026
county building authorityGeneral
California counties administering and enforcing state building standards through county building departments, including residential construction in unincorporated areas.
- Each county must maintain building standards and state building regulations in the office of the building official responsible for administration and enforcement of state building standards.
- The statewide Title 24 standards apply subject to statutory exceptions and any authorized local amendments or local requirements.
- The cited HCD bulletin concerns the 2019 California Building Standards Code and its July 1, 2021 supplement; later code editions may supersede those particular edition dates.
“These codes shall be maintained in the office of the building official responsible for the administration and enforcement of state building standards”
Information Bulletin 2021-02: 2019 California Building Standards Code Supplement ↗Re-checked Sep 26, 2026

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

Local zoning — Local zoning across Madera County, including county unincorporated areas and incorporated municipalities; this aggregate answer is not established.
Minimum lot size — Minimum lot size in unincorporated Madera County
Lot coverage — Lot coverage in unincorporated Madera County
Short-term rentals — Short-term rentals in unincorporated Madera County.

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.

Water rights & wells in Madera County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from California’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellPermit required — restricted

California requires no STATE permit for a domestic well — wells are permitted by the county — but under SGMA a Groundwater Sustainability Agency can meter or restrict new wells in medium/high-priority and critically overdrafted basins, and Executive Order N-7-22 requires counties in those basins to get GSA verification that a new well is consistent with the Groundwater Sustainability Plan before permitting.

Limit: 2 acre-feet/year de minimis under SGMA (Water Code §10721(e)) — largely exempt from GSA metering/fees

California DWR / State Water Board — SGMA de minimis & EO N-7-22 Action 9 FAQ ↗

Madera Subbasin — Critically Overdraftedmajority of county
Among the most stressed valley subbasins for subsidence and dry domestic wells; GSP pumping reductions; new wells subject to GSA review and EO N-7-22.
California DWR Bulletin 118 — Critically Overdrafted Basins ↗
Chowchilla Subbasin — Critically Overdraftedpartial of county
Adopted GSP with subsidence-driven pumping reductions; SGMA intervention risk; new wells subject to GSA review and EO N-7-22.
California DWR Bulletin 118 — Critically Overdrafted Basins ↗
Delta-Mendota Subbasin — Critically Overdraftedpartial of county
West-side valley subbasin; adopted GSP with pumping reductions; new wells subject to GSA review and EO N-7-22.
California DWR Bulletin 118 — Critically Overdrafted Basins ↗

Hybrid state (appropriation + riparian). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the California state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Madera County, California

Is Madera County a good place to live off-grid or homestead?

Madera County scores 44/100 on the Bolthole Index, a marginal county profile. Watch-outs: elevated mid-century heat, water, rain, or wildfire exposure and more administrative friction around building and land use.

Do you need a building permit in Madera County, California?

Madera County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Madera County Environmental Health Division (OWTS Local Agency Management Program). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Madera County?

Living in an RV on your own land in Madera County is allowed on a temporary basis only: Statewide rule. Occupancy of recreational vehicles as residential units in California. RVs are not intended for occupancy as permanent dwellings. Unless a local ordinance allows otherwise, RV occupancy generally is limited to mobilehome parks or special occupancy parks governed by the Mobilehome Parks Act or Special Occupancy Parks Act. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Madera County, California?

Land in Madera County runs about $13,239 per acre, based on the latest county data.

What is the water situation in Madera County?

Madera County gets about 22.4" of rain a year, with severe drought in roughly 39.7% of years. On water rights, Madera County lies in the Madera Subbasin — Critically Overdrafted — Among the most stressed valley subbasins for subsidence and dry domestic wells; GSP pumping reductions; new wells subject to GSA review and EO N-7-22..

How remote is Madera County?

A representative private-land location has about 13,228 people within a 30-minute drive and 2,079,362 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Building permits, zoning and septic rules in Madera County, California

At a glance

Who to call

Do you need a building permit in Madera County, California?

Who is the Madera County building department, and how do you reach them?

Does Madera County have zoning?

How do septic and well permits work in Madera County?

Can you live in an RV or tiny home on your land in Madera County?

Building a home in Madera County: the steps, in order

What to check before you buy land in Madera County

Watch-outs

Sources

Madera County in California

How Madera County scores

Find land. Bring the promising ones back.

Parcel due diligence

Answers from the rulebook for Madera County

Madera County rules

California rules that apply here

Still unanswered

Water rights & wells in Madera County

Living off-grid in Madera County, California

Is Madera County a good place to live off-grid or homestead?

Do you need a building permit in Madera County, California?

Can you live in an RV or tiny home on your land in Madera County?

How much does land cost in Madera County, California?

What is the water situation in Madera County?

How remote is Madera County?

How Madera compares in California