Bolthole Index

Merced County, California

Zoning, building permits and septic rules in Gustine, California

Gustine, California, a city in Merced County, adopts and enforces its own zoning and subdivision code, so lot and land-use questions inside city limits go to City Hall, not the county planning counter1. Sleeping in an RV on a residential lot needs a Temporary Use Permit2. Merced County's Division of Environmental Health runs the county's septic permits3; we could not confirm who issues building permits inside Gustine.

At a glance

Zoning
Gustine's own zoning and subdivision code applies inside city limits1
Building permits
Not confirmed for the city; call Gustine City Hall before you plan work4
Septic
Merced County Division of Environmental Health permits septic systems countywide; how that applies inside the city is unconfirmed3
RV as sleeping quarters
Needs a Temporary Use Permit from the City, except in mobile home parks or the T district2
Camping on a lot
Unlawful, with a guest exception up to 3 consecutive nights per calendar month5
Accessory dwelling units
ADUs and junior ADUs are allowed under the city code6
Owner-builder
California exempts owner-builders from contractor licensing, not from local permits7

Who to call

Zoning

City of Gustine (City Hall)

Main number for the city's Community Development department, which lists a Building Division and a Planning Division on the city site

(209) 854-6471

352 Fifth Street, Gustine, CA 95322

Septic permits

Merced County Division of Environmental Health

Septic and well permits for Merced County

(209) 381-1100

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

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

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Does Gustine have zoning, and what does it mean for lots and setbacks?

Yes. Gustine, in Merced County, California, has a Zoning-Subdivision Code of its own, with planning permits decided by the city's Director1. The county's zoning ordinance covers only the unincorporated area, so Merced County's lot-size and setback tables do not govern a parcel inside Gustine8.

The city's code names districts, including a mobile home park combining district called T2. Dimensional rules differ by district, so look up the district for your exact parcel with City Hall before you assume a lot size, setback or dwelling size. We could not confirm a minimum dwelling size or single-lot manufactured-home rules in the city code.

Do you need a building permit in Gustine, and who issues it?

We could not confirm an official Gustine rule on general building permits, inspections or certificates of occupancy. The city's code does refer to building permits for accessory dwelling units6, and the city site lists a Building Division under Community Development4.

The Merced County Building and Safety Division issues building permits only for the unincorporated areas of Merced County, so it is not the office for a lot inside Gustine9. Call Gustine City Hall at (209) 854-64714 to confirm who reviews plans, which California code edition applies and what the fees are before you draw anything up. California's 2025 Building Standards Code applies to applications filed on or after January 1, 202610.

How do septic permits work in Gustine?

Merced County's Division of Environmental Health administers onsite wastewater permits under Merced County Code Chapter 9.543. The county requires an approval and construction permit before a new onsite sewage system is built or an existing one is repaired11.

We could not confirm whether a lot inside Gustine is required to connect to city sewer or may use a septic system, because the city's connection ordinance was not located. Ask City Hall first, then the Division of Environmental Health at (209) 381-110012. Soils matter too: only 4.6% of soils in Merced County rate as not limited for a conventional drain field, so a lot that needs septic will likely need a site evaluation or an engineered system13. Merced County's well permits are issued by the same Division14.

Can you live in an RV or tiny home in Gustine?

Gustine does not allow an RV or boat to be used as sleeping quarters on a residential site unless the City issues a valid Temporary Use Permit2. Exceptions in the city code: mobile home parks and the T district, emergency use after a home calamity with City Manager permission, and houseguests, who may stay up to 2 weeks in any 12-month period without a permit2.

Camping on public or private property in Gustine is unlawful, except friends or family of the owner with the owner's consent for up to 3 consecutive nights per calendar month; the City Manager can issue a camping permit for longer stays on private residential property5.

We found no tiny-home provision in the city's code. State guidance says RVs are generally limited to mobilehome parks or special occupancy parks unless a local ordinance allows otherwise15. Ask City Hall about tiny homes.

Can you build an accessory dwelling unit in Gustine?

Yes. Gustine's code allows accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) and requires them to comply with California Government Code sections 65852.2 and 65852.226. Conversions and limited detached ADUs need only a building permit; other ADUs need a building permit and an ADU permit6.

A detached ADU that goes through the building-permit-only route is capped at 800 square feet with side and rear setbacks of at least 4 feet, and a JADU is capped at 500 square feet6. The city section continues with height, parking and other standards that we did not confirm.

Building a home in Gustine: the steps, in order

  1. Call Gustine City Hall at (209) 854-64714 and ask which zoning district your parcel is in and whether a planning permit is needed1.
  2. Ask the City which office issues building permits and inspections for the lot, since that was not confirmed.
  3. Ask the City whether the lot must connect to city sewer; if it does not, apply to Merced County Environmental Health for a septic construction permit11.
  4. If you plan to live on site during construction, ask about a Temporary Use Permit before parking an RV2.
  5. As an owner-builder you may be exempt from California contractor licensing, but not from local permits or inspections7.

What stays with Merced County, and what to check before you buy

Septic and well permits sit with Merced County's Division of Environmental Health3. Land outside Gustine city limits falls under the county's rules, where the county requires building permits for new construction in unincorporated areas16; see the Merced County page for those rules.

County-level figures: Merced County's effective property tax rate is 0.7%17, and the typical home value is $418,99618. Confirm flood zone status for your parcel with City Hall; Merced County's floodplain ordinance covers its own jurisdiction, and we could not confirm a floodplain rule inside Gustine19.

Watch-outs

  • Searches for Gustine building permits often land on Merced County's Building and Safety Division, which serves only unincorporated Merced County9.
  • Gustine's general building-permit process, fees and inspections were not confirmed on an official page; call City Hall at (209) 854-64714.
  • Whether a lot inside Gustine can use septic or must connect to city sewer was not confirmed; ask City Hall and Merced County Environmental Health12.
  • An RV used for sleeping on a residential lot without a Temporary Use Permit is an infraction, and each day counts as a separate violation2.

Sources

  1. Gustine Zoning-Subdivision Code Sec. 4-52-030 Limited Term Permit (Gustine), quoted and re-checked
  2. Gustine Zoning-Subdivision Code Sec. 4-44-120 Recreational Vehicle and Boat Storage (Gustine), quoted and re-checked
  3. Onsite Wastewater Treatment System Construction & Destruction Application/Permit, quoted and re-checked
  4. City of Gustine (City Hall) (cityofgustine.com)
  5. Gustine Municipal Code Sec. 3-2-82 Camping prohibited (Gustine), quoted and re-checked
  6. Gustine Zoning-Subdivision Code Sec. 4-44-140 Accessory Dwelling Units (Gustine), quoted and re-checked
  7. California Business and Professions Code Section 7044 (2026 county census)
  8. Zoning Code | Merced County, CA, quoted and re-checked
  9. Building & Safety, quoted and re-checked
  10. Approved Building Standards (California statewide rule), quoted and re-checked
  11. On-site Septic System Standards, quoted and re-checked
  12. Merced County Division of Environmental Health (countyofmerced.com)
  13. 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
  14. Well Construction, Destruction, Mining, and Export Application/Permit User Guide, quoted and re-checked
  15. hcd.ca.gov (California statewide rule), quoted and re-checked
  16. Guide to Building Permits & Inspections in Merced County (unincorporated areas), quoted and re-checked
  17. Effective property tax rate: Bolthole Index county data
  18. Typical home value (Zillow): Bolthole Index county data
  19. Merced County Unified Development Ordinance, Article 2, quoted and re-checked

Written October 16, 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 Gustine

Gustine’s own rules

  • Living in an RVTemporary only (with conditions)

    RV or boat used as sleeping quarters on residential sites inside Gustine city

    • Allowed in mobile home parks or the T district
    • Emergency use after a home calamity with City Manager permission, with discretionary time limit
    • Visitors staying beyond 72 hours need a Temporary Use Permit; time set by City Manager
    • Houseguest overnight RV occupancy exempt from a permit up to two weeks in any 12-month period (Sec. 4-52-030.D.5)
    • Violations are infractions, each day a separate violation

    houseguest RV occupancy without permit: <= 2 weeks per 12 months (residential zoning district, houseguests only)

    “No recreational vehicle or boat shall be used for sleeping quarters, unless a valid Temporary Use Permit is issued by the City”
  • Camping on your landLimited

    Camping on public or private property inside Gustine city

    • Camping on any public or private property is unlawful and a public nuisance
    • Exception: friends or family of the owner, with owner consent, up to three consecutive nights in any calendar month
    • City Manager may issue a camping permit for special events or for more than three consecutive nights on private residential property

    guest camping on residential property: <= 3 consecutive nights per calendar month (longer by City Manager permit under Sec. 3-2-86)

    “It is unlawful and a public nuisance for any person to camp, occupy camp facilities, or use camp paraphernalia in the following areas:”
  • Accessory dwellingsAllowed (with conditions)

    ADUs and JADUs inside Gustine city

    • Must comply with Gov. Code 65852.2 and 65852.22 and the section's general requirements
    • Building-permit-only for conversions and limited detached ADUs; other ADUs need building permit and ADU permit
    • Section continues beyond the fetched text (height, parking, other standards)

    detached ADU max floor area (building-permit-only): <= 800 sq ft · detached ADU min side/rear setback: >= 4 ft · JADU max size: <= 500 sq ft

    “The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs)”
  • Permit processPartial

    Planning permit procedures inside Gustine city

    • Only the Limited Term Permit procedure was opened; Director approves or disapproves; limited-term uses up to 12 months
    • Full planning and building permit process not verified on an official page

    Limited Term Permit max duration: <= 12 months

    “a limited term permit may authorize the following temporary activities within the specified time limits, but in no event for more than 12 months.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Gustine or Merced County directly.

  • Building permit — Building permits inside Gustine city
  • Owner-builder exemption — Owner-builder exemption inside Gustine city
  • Building code adopted — Building code inside Gustine city
  • Inspections — Building inspections inside Gustine city
  • Certificate of occupancy — Certificate of occupancy inside Gustine city
14 more unanswered
  • Minimum dwelling size
  • Tiny homes
  • Manufactured homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees

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 Gustine publishes no rule on the point, not that none exists. Merced County’s page lists the county offices to call.

← All of Merced County: county rules, score and offices