Bolthole Index

Modoc County, California

Building permits, zoning and land rules in Modoc County, California

47Index Score / 100
#19 of 58 in California

Unincorporated Modoc County, California requires building permits for limited-density rural dwellings and their appurtenant structures in qualifying rural areas1. Modoc County administers zoning and use restrictions parcel by parcel, while Environmental Health regulates septic systems throughout both incorporated and unincorporated areas23. Start with Building & Safety and Planning before committing to a rural parcel or design45.

At a glance

Building permit
Required for covered rural dwellings and appurtenant structures in qualifying unincorporated areas1
Zoning
Yes; allowed uses and development standards depend on the parcel's zoning district62
Septic permit
County Environmental Health regulates onsite wastewater systems countywide73
RV living
Permanent occupancy is generally not allowed unless a local ordinance provides otherwise8
Tiny home
Must qualify and be approved under a recognized housing or vehicle classification9
Owner-builder
A conditional contractor-license exemption is available, but permits and inspections still apply10
Minimum lot size
District-specific; the agricultural residential standard shown in the reviewed county material is 40 acres11
Private well
A local permit is required for construction, alteration or destruction12

Who to call

Building permits

Modoc County Building & Safety

Building permits, plan review, inspections, code guidance and permit records

530-233-6406

203 West 4th St, Alturas, CA 96101

Zoning

Modoc County Planning Department

Land use, zoning, development review, subdivisions and planning applications

530-233-6406

203 W 4th Street, Alturas, CA 96101

Septic permits

Modoc County Environmental Health

Septic and well permits, onsite wastewater regulation and land-use project review

530-233-6310

202 West 4th Street, Alturas, California

Roads & driveways

Modoc County Road Department

County roads and encroachment permits for work within road rights-of-way

530-233-6412

202 W 4th Street Suite 100, Alturas, CA 96101

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

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

Yes. In qualifying rural areas of unincorporated Modoc County, permits are required for limited-density rural dwellings and their appurtenant structures1. The cited county rule covers rural areas designated and zoned for minimum parcels of one acre or larger, subject to the chapter's stated exceptions, and a permit application must include local health-enforcement approval for private sewage disposal or an alternate waste method1. Building & Safety reviews residential, commercial and industrial permits and evaluates plans for code compliance4. For applications dated on or after January 1, 2026, the statewide 2025 California Building Standards Code applies13. A covered rural dwelling must pass the required inspections before the county issues a certificate of occupancy14. The owner-builder exemption is only an exemption from contractor licensing; it does not remove permit or inspection obligations10.

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

Modoc County Building & Safety handles building permits, plan review, inspections, code questions and permit records4. The office is at 203 West 4th St, Alturas, CA 96101, and its phone number is 530-233-64064. Bring a complete application: the county form calls for the assessor's parcel number, project address, description, valuation, water source, sewage disposal information and any road-encroachment permit15. The permit holder must be a California-licensed contractor or the property owner using the applicable owner-builder declaration, and the application also requires the relevant workers' compensation and construction-lending declarations15. Modoc County's current building-permit fee schedule could not be confirmed; ask Building & Safety for a project-specific estimate before setting a budget. For parcel zoning and allowable uses, contact the Planning Department at the same phone number and its 203 W 4th Street office5.

Does Modoc County have zoning?

Yes. The Modoc County Planning Department manages land use, zoning and development, and anyone developing a specific parcel is directed to Planning for guidance on zoning and use restrictions625. Minimum lot size, yards, setbacks and building coverage depend on the zoning district rather than one countywide rural standard111617. The reviewed development table shows a 40-acre minimum lot area and 1% building coverage for residential development in the General Agricultural district, but Planning should confirm the current designation and standards for the actual parcel1117. Setbacks can also change with recorded maps, adopted plans and road classification, and special distances apply near Timberland Production land and specified waste facilities16. A reliable current countywide minimum dwelling floor area and maximum building height could not be confirmed, so ask Planning before choosing a house footprint. Subdivisions, boundary adjustments, divisions and combinations receive county land-use review1819.

How do septic permits work in Modoc County?

Modoc County Environmental Health regulates onsite wastewater treatment systems throughout incorporated and unincorporated Modoc County73. New and replacement septic systems require permits under California's statewide policy, with local agencies such as Modoc County administering the permit203. All wastewater must be treated and dispersed through a method approved under the county rules; an off-grid property is not exempt from sanitation approval21. After construction, alteration or repair, the installer must request a pre-cover inspection before backfill unless the county waives inspection under the limited conditions in its rule22. Only 15.6% of county soils rate free of severe limitations for a conventional drain field, so make the site evaluation an early contingency rather than assuming a standard system will work23. Environmental Health is at 202 West 4th Street, Alturas, California, and can be reached at 530-233-631019.

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

California does not treat an RV as a permanent dwelling, and RV occupancy is generally limited to mobilehome parks or special occupancy parks unless a local ordinance allows another arrangement8. A Modoc County ordinance allowing routine residential RV occupancy on private rural land could not be confirmed, so ask Planning about the parcel and the proposed duration before moving an RV onto it5. A tiny home may be occupied only when it complies with and is approved under a recognized classification, such as a code-compliant house, manufactured home, factory-built home, recreational vehicle, park trailer or camping cabin, and the location must be approved for that classification9. Modoc County's own tiny-home occupancy rule and a countywide minimum dwelling size could not be confirmed, so a small structure should not be assumed legal merely because it is movable or compact5. Any occupied off-grid setup still needs an approved wastewater treatment and dispersal method21.

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

  1. Ask Planning to confirm the parcel's zoning, allowed residential use, minimum lot area, setbacks and coverage limit51116.
  2. Ask Environmental Health to determine whether public sewer can serve the proposal or whether an onsite wastewater system can be approved2419.
  3. If the property needs a well, obtain the local permit before construction, alteration or destruction12.
  4. Resolve road access with the Road Department when work will occur in a county road right-of-way; a state-highway connection instead requires a Caltrans encroachment permit2526.
  5. Submit a complete building application identifying the parcel, project, valuation, water, sewage and road-encroachment information15.
  6. Complete required inspections and obtain the certificate of occupancy before treating the dwelling as finished and approved14.

What to check before you buy land in Modoc County

Confirm zoning before treating acreage as buildable because lot size, setbacks and coverage are district-specific111617. Make septic feasibility a purchase contingency: only 15.6% of county soils rate free of severe limitations for a conventional drain field, and Environmental Health must approve the wastewater approach2321. Confirm the water plan as well, because constructing, altering or destroying a private well requires a local permit12. Access needs separate review when a driveway enters a county road right-of-way or a state highway2526. Modoc County averages 17.9 inches of precipitation annually and has experienced severe drought in 44.1% of years, making water reliability a practical due-diligence issue2728. About 67.8% of the county is federal land, so verify boundaries, legal access and neighboring ownership rather than assuming nearby open land belongs with the parcel29. The effective property-tax rate is about 0.7%, with a median annual bill of about $1,4453031.

Watch-outs

  • The county's building-permit rule for limited-density rural dwellings requires sewage-disposal approval as part of the application, so septic feasibility can stop or reshape the house plan1.
  • Only 15.6% of Modoc County soils rate free of severe limitations for a conventional drain field; obtain Environmental Health's site evaluation before relying on a standard septic layout2319.
  • Modoc County rules for private-land camping, routine RV residence, tiny-home occupancy, agricultural-building exemptions and current permit fees could not be confirmed; ask Planning and Building & Safety about the exact parcel and project54.

Sources

  1. County of Modoc Building and Safety Policy and Procedure Manual, quoted and re-checked
  2. Land Use Program, quoted and re-checked
  3. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program, quoted and re-checked
  4. Modoc County Building & Safety (countyofmodoc.gov)
  5. Modoc County Planning Department (countyofmodoc.gov)
  6. Modoc County - Planning (2026 county census)
  7. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program (2026 county census)
  8. Information Bulletin 2016-01: Tiny Homes (California statewide rule), quoted and re-checked
  9. Information Bulletin 2016-01: Tiny Homes (California statewide rule), quoted and re-checked
  10. Owner-Builder Overview, quoted and re-checked
  11. Chapter 18.110 - General Development Standards, quoted and re-checked
  12. Well Standards, quoted and re-checked
  13. Approved Building Standards (California statewide rule), quoted and re-checked
  14. County of Modoc Building and Safety Policy and Procedure Manual, quoted and re-checked
  15. County of Modoc Building Permit Application, quoted and re-checked
  16. Chapter 18.110 - General Development Standards, Yards, quoted and re-checked
  17. Modoc County 5th Cycle Housing Element, quoted and re-checked
  18. Land Use Program, quoted and re-checked
  19. Modoc County Environmental Health (countyofmodoc.gov)
  20. 2023 OWTS Policy (California statewide rule), quoted and re-checked
  21. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program, quoted and re-checked
  22. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program, quoted and re-checked
  23. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  24. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program, quoted and re-checked
  25. Modoc County Road Department (countyofmodoc.gov)
  26. Encroachment Permits | Caltrans (California statewide rule), quoted and re-checked
  27. Annual precipitation: Bolthole Index county data
  28. Share of years in severe drought: Bolthole Index county data
  29. Federal land share: Bolthole Index county data
  30. Effective property tax rate: Bolthole Index county data
  31. Median property tax bill: Bolthole Index county data

Written September 27, 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.

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County locator

Modoc County in California

47
County map
Modoc County highlighted among the California counties · colored by Index score

How Modoc County scores

Seclusion90100% ev.
Self-Sufficiency31100% ev.
Admin Boringness40100% ev.
Durability24100% ev.
Property Autonomy56100% ev.
Carry Cost79100% 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 →

$199kTypical home
0.7%Property tax
$4,267Land / acre
17.9"Annual rain
44.1% of yrsSevere drought
2.8 / yr (+2.6)Mid-century 100°F days
41.5 daysMid-century dry spell
1.02" (+7.4%)Mid-century 1-day rain
1.13×Wildfire change factor
100%Forward climate coverage
$1,366Home insurance / yr
6.5% / yrInsurance growth
2.07%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
201People within 30 min
1,136Radius comparison (15 mi)
2.2People / sq mi
67.8%Federal land
70.4%Land at 15% slope or less
15.6%Septic soil without severe limits
310,387 acWorkable land screen
29.9%Wooded land
23.9 tonsBiomass / forest ac
47.2°FAvg temp

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Answers from the rulebook for Modoc County

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

Modoc County rules

  • Building permitRequired

    Construction of limited-density rural dwellings and appurtenant structures in qualifying rural areas of unincorporated Modoc County.

    • The cited rule applies to rural dwellings and appurtenant structures under Modoc County Code Title 15, Chapter 15.06.
    • Permit applications must include approval for a private sewage disposal system or alternate waste disposal means from the local health enforcement agency.
    • The permit is issued after the enforcement agency reviews the application, plans, and other data for compliance.
    • The cited chapter defines rural areas as unincorporated county areas designated and zoned for one-acre minimums or larger, subject to stated exceptions.

    permit validity: 3 years (The building official may grant extensions under the standards for building-permit extensions.)

    “permits shall be required for the construction of rural dwellings and appurtenant structures.”
  • Certificate of occupancyRequired

    Limited-density rural dwellings and appurtenant structures covered by Modoc County Code Title 15, Chapter 15.06, after completion and approval.

    • The structure must be completed for occupancy.
    • All inspections required by the enforcing agency must have been conducted.
    • The work must be approved before the enforcing agency issues the certificate.
    • The chapter allows limited temporary occupancy before completion subject to approved sanitation facilities and no danger to occupants or the public, except for farm labor housing.
    “After the structure(s) is completed for occupancy and all inspections which have been required by the enforcing agency have been conclucted, and work approved, the enforcement agency shall issue a Certificate of Occupancy for such dwelling(s) and appufienant structure(s) which compiy with the provisions of this Chapter,”
  • Local zoningPresent (with conditions)

    County-administered zoning and use restrictions for specific parcels and land-use projects in Modoc County.

    • The source identifies the Modoc County Planning Department as the office providing guidance on zoning and use restrictions.
    • No separate municipal or township zoning determination was made in this research.
    “People wishing to develope a specific parcel should first visit the Modoc County Planning Department for guidance on zoning and use restrictions.”
  • Minimum lot sizeDistrict specific (with conditions)

    Residential development standards vary by Modoc County zoning district in unincorporated areas.

    • The county zoning code applies general standards in all zones unless a specific-zone standard is more specific or restrictive.
    • A legally created substandard lot may be developable only if the applicable zoning and other legal conditions are satisfied.

    AG residential minimum lot area: >= 40 acres

    “AG – General Agricultural Residential 40 acres Not specified 20 5 5 Silent 1% 2 per unit”
  • SetbacksDistrict specific (with conditions)

    Building yards and setbacks for development in unincorporated Modoc County.

    • Different yards may be established by a recorded final map, parcel map, adopted plan, ordinance, or the Planned Development zone.
    • No building or structure may be placed within a required yard area.
    • For land abutting a county-system or public-use road, Title 12 requirements apply; highways and major roads designated as arterials or collectors require forty feet or seventy feet from the right-of-way centerline, whichever is greater.
    • Buildings must be set back 100 feet from Timberland Production-zoned land unless the stated no-timber exception applies.
    • Human-occupancy structures and wells must be at least 1,000 feet from specified waste-disposal facilities and sites.

    arterial or collector setback: >= 40 feet (or 70 feet from the right-of-way centerline, whichever is greater) · setback from TP-zoned land: 100 feet (May be eliminated where no timber is located on and within 100 feet of the subject TP-zoned land) · waste-facility setback: >= 1000 feet (Applies to structures and uses designed for human occupancy and wells)

    “RL – Residential Low Residential 10,000 sf with PW&PS 15,000 sf with PW Not specified 20 5 5 50 60% RR – Rural Residential Residential 1-15 acres Not specified 20 30 30 Silent Silent 2 per unit”
  • Lot coverageDistrict specific (with conditions)

    Maximum building coverage for residential development in unincorporated Modoc County zoning districts.

    • Coverage standards vary by zoning district and use.
    • The located official state housing-element table reports the AG district standard as 1 percent; current project review must confirm the applicable current zoning provision.

    AG residential building coverage: 1 percent

    “AG – General Agricultural Residential 40 acres Not specified 20 5 5 Silent 1% 2 per unit AE – Exclusive Agriculture Residential 75 acres Not specified 20 50 50 Silent 10% 2 per unit”
  • Who permits septicCounty

    Regulation of onsite wastewater treatment systems throughout incorporated and unincorporated Modoc County.

    • The program operates under authority granted by three California Regional Water Quality Control Boards: Lahontan, Central Valley, and North Coast.
    • The Central Valley Regional Water Quality Control Board is designated as lead to review and approve the LAMP because Modoc County is under multiple Regional Water Board jurisdictions.
    • The LAMP was adopted by the Modoc County Board of Supervisors on 22 November 2016 and states an effective date of 1 January 2018.
    “The Modoc County Environmental Health Department (MCEH) is responsible for regulating OWTS throughout the incorporated and unincorporated areas of the County.”
  • Septic inspectionRequired

    Construction, alteration, or repair of an onsite wastewater treatment system in Modoc County, before backfill or cover.

    • The installer must request inspection when construction is complete except for backfill and as otherwise required by the permit.
    • The agent must inspect for compliance unless the inspection is waived under the rule.
    • Inspections may be waived for a single-family dwelling or system of similar flow and waste strength if the installer submits requested photographs.
    • The installer must submit a detailed and accurate as-built plan and a list of all materials used.
    • A re-inspection fee may be required when deficiencies identified in a correction notice remain uncorrected.
    “System installers must request a pre-cover inspection when construction, alteration, or repair of a system is complete except for backfill (cover) and as otherwise required by a permit.”
  • Off-grid sanitationLimited

    Off-grid wastewater sanitation and onsite treatment/dispersal in Modoc County.

    • All wastewater must be treated and dispersed in a manner approved under the county rules.
    • Untreated or partially treated wastewater and septic tank effluent may not be discharged directly or indirectly onto the ground surface or into public waters.
    • An agent may not authorize installation or use likely to pollute public waters or create a public health hazard.
    • Approved onsite systems remain subject to permits, inspection, siting, construction, maintenance, and repair requirements.
    “All wastewater must be treated and dispersed in a manner approved in accordance with these rules.”
  • Well permitRequired

    Water well construction, alteration, or destruction in Modoc County.

    • California assigns local well permitting and enforcement to local enforcing agencies such as county environmental health departments.
    • Modoc County Environmental Health Department is listed by DWR as the permitting agency for Modoc County.
    • The Modoc County official application page provides a Well Permit application.
    • Well requirements may include local standards at least as stringent as statewide DWR standards.
    • Public water supply wells have additional State Water Resources Control Board Division of Drinking Water requirements.
    • Well completion reports must be submitted to DWR within 60 days.

    well completion report deadline: 60 days (The driller must submit the report to DWR.)

    “In California, regulatory authority over well construction, alteration, and destruction activities rests with local jurisdictions (cities, counties, or water agencies), who have the authority to adopt a local well ordinance that meets or exceeds DWR Well Standards. Permitting and enforcement are carried out by the local enforcing agency (LEA), such as the County Department of Environmental Health.”
  • Mandatory utility hookupSewer (with conditions)

    Proposed onsite wastewater systems where a sewerage system can serve the proposed sewage flow in Modoc County.

    • A sewerage system is physically available when topographic or man-made features do not make connection physically impractical.
    • For proposed subdivisions or other developments, the agent determines sewerage availability.
    • A sewerage system is legally available when it is not under a connection permit moratorium and the owner is willing or obligated to provide sewer service.
    • The rule also requires compliance with SWRCB OWTS Policy section 9.4.9.
    • When a sewerage system becomes available and the facility has connected, the onsite system must be decommissioned.
    “A sewerage system that can serve the proposed sewage flow is both legally and physically available, as described in paragraphs (A),(B), and (C) of this subsection.”
  • Subdividing landRegulated (with conditions)

    Proposed subdivisions, parcel boundary adjustments, divisions, and combinations in Modoc County.

    • Environmental Health reviews land-use projects for consistency and compliance.
    • Applicants are directed to the Modoc County Planning Department for zoning and use restrictions.
    • Other applicable zoning, wastewater, building, and safety requirements may apply.
    “Land use projects are reviewed by Environmental Health staff for consistency and compliance within Modoc County. Examples of projects most frequently reviewed are proposed subdivisions, parcel boundary adjustments, divisions and combinations.”
  • Permit processPartial

    County building-permit applications for construction in unincorporated Modoc County.

    • The application must identify the assessor's parcel number, project address, project description, work valuation, water source, sewage disposal, and any road encroachment permit.
    • The permit holder must be either a California licensed contractor or the property owner, with an owner-builder declaration available where applicable.
    • The applicant must provide the applicable workers' compensation declaration and construction-lending-agency declaration.
    • The applicant must certify compliance with applicable county ordinances and state laws and authorize county representatives to enter the property for inspections.
    • The county's application-navigation page lists Building Permit and Building Applications as county services/forms.
    “All applicable sections shall be filled out by the applicant or it will not be accepted, which may cause delay to the proposed project.”
  • County-wide zoningPresent

    The Modoc County Planning Department maintains the County General Plan and County Zoning Plan and administers land use/zoning under CEQA.

    Modoc County - Planning ↗Scouted from the county site, not yet independently re-checked

California rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    Exemption from California contractor-licensing chapter for an owner-builder who builds or improves a structure on the owner’s property; this does not itself establish exemption from local building permits, inspections, or other code requirements.

    • For work personally performed by the owner or performed by the owner’s employees, none of the improvements may be intended or offered for sale, and employee compensation must be wages as their sole compensation.
    • For work directly contracted to licensed trade contractors, the owner must directly contract with licensees duly licensed for the respective trades.
    • For single-family residential structures under the licensed-contractor arrangement, no more than four structures may be intended or offered for sale in a calendar year; this limitation does not apply if the owner contracts with a general contractor for construction.
    • For a homeowner improving a principal residence or its appurtenances, the work must be performed before sale, the homeowner must have actually resided in the residence for the 12 months before completion, and the homeowner must not have used this exemption on more than two structures more than once during any three-year period.
    • A nonprofit corporation may qualify when assisting an owner-builder participating in a mutual self-help housing program.
    • Sale or offering for sale within one year after completion creates a rebuttable presumption that the structure was undertaken for sale; sale or offering for sale of five or more structures within one year creates a conclusive presumption.
    • This is a contractor-licensing exemption and should not be treated as a building-permit exemption.

    single-family structures intended or offered for sale: <= 4 structures per calendar year (Does not apply if the owner contracts with a general contractor for construction.) · prior residence occupancy: >= 12 months before completion (Applies to the principal-residence homeowner exemption.) · owner-builder exemption use: <= 2 structures during any three-year period (The statute states the homeowner has not availed himself or herself of the exemption on more than two structures more than once during any three-year period.) · sale presumption period: 1 year after completion (Sale or offering for sale creates a rebuttable presumption; five or more structures creates a conclusive presumption.) · conclusive-presumption threshold: >= 5 structures within one year after completion (Structures sold or offered for sale by the owner-builder.)

    “This chapter does not apply to any of the following: (1) An owner who builds or improves a structure on his or her property”
    3 more reviewed findings on this topic
    • Conditional — California contractor-license exemption for property owners acting as owner-builders, including projects in Modoc County.
      “An owner-builder is exempt from licensure, but there are limitations.”
    • Conditional — Owners who build or improve structures on their own property, and homeowners improving their principal residence or appurtenances, subject to Business and Professions Code section 7044.
      “(a) This chapter does not apply to any of the following: (1) An owner who builds or improves a structure on his or her property”
    • Available (with conditions) — California contractor-licensing requirements for an owner who builds or improves a structure on the owner’s property; this is not stated as an exemption from building permits, inspections, or other code requirements.
      “This chapter does not apply to any of the following: (1) An owner who builds or improves a structure on his or her property”
  • 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.”
    One more reviewed finding on this topic
    • 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”
  • InspectionsRequired

    Construction projects within HCAI jurisdiction involving California health facilities.

    • HCAI field personnel make periodic site visits.
    • The Inspector of Record is responsible for continuous inspection of the work.
    • The inspections address seismic, fire, life-safety, and other building-code requirements.
    “The approved IOR with the required personal knowledge performs only those duties associated with the required continuous inspections”
    One more reviewed finding on this topic
    • Required — California owner-builder projects addressed by the Contractors State License Board guidance.
      “Your project must pass codes and building inspections.”
  • 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.”
  • 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.”
  • 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”
  • 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.”
    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.”
  • 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).”
  • 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.”
  • Accessory dwellingsAllowed (with conditions)

    ADUs and junior ADUs subject to California State ADU Law.

    • Approval is ministerial and without discretionary review or a hearing.
    • Development standards must be objective and knowable in advance.
    • The local permitting agency must determine application completeness and provide written notice within 15 business days.
    • If an application is incomplete, the agency must identify missing items and explain how to complete it.
    • Local site, building, health, safety, fire, utility, and other applicable requirements continue to apply.

    written completeness determination: <= 15 business days (Measured from the permitting agency's receipt of the application.) · final written determination after appeal: <= 60 business days (Applies after receipt of the written appeal.)

    “A permit application for an accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing [...] A permitting agency shall determine whether an application to create or serve an accessory dwelling unit is complete and provide written notice of this determination to the applicant not later than 15 business days after the permitting agency received the application.”
  • 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.”
    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.”
  • 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.”
  • 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.”
    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”
    • 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”
  • 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:”
  • 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”

Still unanswered

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

  • Building height — Maximum building height in unincorporated Modoc County zoning districts.
  • Agricultural exemption — Possible agricultural building or land-use exemptions from county development or building requirements in Modoc County.
  • Short-term rentals — Short-term rentals in Modoc County.
  • Permit fees — Permit fees for county-administered building permits in Modoc 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 Modoc County

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

Actively managed

This basin is under active state management — new water use is scrutinized, though a domestic well is usually still allowed.

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 ↗
  • Tulelake Subbasin — Medium Prioritypartial of county

    Medium-priority SGMA basin (DWR 2019 Basin Prioritization) requiring an adopted Groundwater Sustainability Plan; a new well is subject to GSA consistency review under Executive Order N-7-22. De minimis domestic wells (<2 af/yr) are generally exempt from GSA metering but still need a county permit.

    California DWR — SGMA Basin Prioritization (2019) ↗
  • Big Valley Basin (5-004, Lassen-Modoc) — Medium Prioritypartial of county

    Medium-priority SGMA basin (DWR 2019 Basin Prioritization) requiring an adopted Groundwater Sustainability Plan; a new well is subject to GSA consistency review under Executive Order N-7-22. De minimis domestic wells (<2 af/yr) are generally exempt from GSA metering but still need a county permit.

    California DWR — SGMA Basin Prioritization (2019) ↗

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 Modoc County, California

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

Modoc County scores 47/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 201 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: elevated current hazard exposure and thin water margin (17.9″/yr rainfall).

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

Modoc County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Modoc County Environmental Health Department (OWTS Local Agency). 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 Modoc County?

Living in an RV on your own land in Modoc 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 Modoc County, California?

Land in Modoc County runs about $4,267 per acre, based on the latest county data.

What is the water situation in Modoc County?

Modoc County gets about 17.9" of rain a year, with severe drought in roughly 44.1% of years. On water rights, Modoc County lies in the Tulelake Subbasin — Medium Priority — Medium-priority SGMA basin (DWR 2019 Basin Prioritization) requiring an adopted Groundwater Sustainability Plan; a new well is subject to GSA consistency review under Executive Order N-7-22. De minimis domestic wells (<2 af/yr) are generally exempt from GSA metering but still need a county permit..

How remote is Modoc County?

A typical private-land location has about 1,136 people within 15 miles and 396,925 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

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

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How Modoc compares in California

Compare side-by-side →See all 58 California counties ranked →