San Benito County, CA Building Permits & Zoning Rules

Unincorporated San Benito County, California requires a building permit for new construction and enforces its own zoning code outside the city of Hollister¹². The county's Resource Management Agency issues building permits and administers zoning, and Environmental Health permits septic systems under state and county rules³⁴. Rural zoning districts here carry real minimums: the Agricultural Rangeland district alone requires 40 acres per lot⁵.

At a glance

Building permit: Required, issued by the Resource Management Agency's Building Division¹
Zoning: Yes, countywide in the unincorporated area with AR, AP, R, RT, RR, R-1 and RM districts²⁶
Minimum lot size: 40 acres in Agricultural Rangeland, down to 2.5 acres in Rural Transition, and as small as half an acre in some residential districts⁵⁷
Septic: County-issued by Environmental Health; a new system permit runs $855⁸⁹
Owner-builder: Allowed with a signed owner-builder declaration; you become the responsible party of record¹⁰
Tiny home: Allowed outside Hollister as a primary home or ADU, 150 to 400 square feet, meeting a detailed county checklist¹¹
RV living: Not established as a full-time option outside a mobile home or special occupancy park unless a local ordinance says otherwise¹²
Wells: Permitted through the San Benito County Water District¹³

Who to call

Building permits

San Benito County Resource Management Agency — Building & Code Enforcement Division

Building permit applications, plan review and inspections for unincorporated San Benito County

831-637-5313

2301 Technology Parkway, Hollister, CA 95023

Zoning

San Benito County Resource Management Agency — Planning Division

Zoning applications, variances and subdivision review for unincorporated San Benito County

831-637-5313

2301 Technology Parkway, Hollister, CA 95023

Septic permits

San Benito County Environmental Health

Onsite wastewater treatment system (septic) permits, site evaluations and inspections for San Benito County

(831) 636-4035

[email protected]

351 Tres Pinos Rd. C-1, Hollister, CA 95023

Well permits

San Benito County Water District

New and modified well permits and groundwater-protection standards in San Benito County

(831) 637-8218

30 Mansfield Road, Hollister, CA 95023

Contact details are copied from each office’s official page and were checked against it on September 25, 2026.

Do you need a building permit in San Benito County, California?

San Benito County, California requires a building permit before you build, add onto, alter, move or demolish most structures in the unincorporated county¹. The Resource Management Agency's Building Division reviews plans and issues permits under the California Building Code, the International Code Council's model codes and the National Electric Code³. California's own permit statute puts it plainly: no building or structure may be erected, altered, repaired, moved or demolished without a separate permit from the local building official¹⁴. The state adopted the 2025 California Building Standards Code, effective at the start of 2026, and it applies to any San Benito County permit application filed after that date¹⁵.

Who is the San Benito County building department and how do you reach them?

San Benito County's Resource Management Agency (RMA) issues building permits and reviews plans through its Building and Code Enforcement Division³. RMA brings together planning, building, code compliance and public works under one roof at 2301 Technology Parkway in Hollister, with a front counter open Monday through Friday³. The same office and phone line handle San Benito County's Planning Division, which reviews zoning applications, variances and subdivision maps for the unincorporated county¹⁶. Call ahead if you are combining a building permit application with a zoning review, since both divisions share the same counter³¹⁶.

Does San Benito County have zoning?

San Benito County zones the entire unincorporated county, dividing it into districts such as Agricultural Rangeland (AR), Agricultural Productive (AP), Rural (R), Rural Transition (RT), Rural Residential (RR), single-family Residential (R-1) and Multifamily Residential (RM), each with its own base zone and development rules²⁶. Minimum lot sizes get large fast in the county's rural zones: 40 acres in AR, 5 acres in both AP and R, and 2.5 acres in RT, while the residential districts run from about half an acre up to a few acres depending on whether public water and sewer serve the parcel⁵⁷. Setbacks and height limits follow the same pattern: the agricultural and rural districts cap building height at 35 feet, with front setbacks of 30 feet in AR and 25 feet in AP, R and RT, and side setbacks of 32 feet across all four¹⁷¹⁸. San Benito County's zoning ordinance governs only the unincorporated county — the city of Hollister runs its own separate zoning ordinance that it is currently overhauling, so a mailing address alone will not tell you which rulebook applies¹⁹.

How do septic permits work in San Benito County?

Septic systems — formally onsite wastewater treatment systems, or OWTS — fall under San Benito County Environmental Health, which permits new systems, repairs, engineered systems, commercial systems, alternative or innovative systems, and system abandonment⁸⁹. Fees are non-refundable and vary by system type: $855 for a new system or major repair, $445 for a minor repair, $980 for an engineered individual system, $1,100 for a commercial system, $2,148 for an alternative or innovative system, and $151 to abandon an old system⁹. You will need an accurate plot plan showing the system and its 100% expansion area, and you must notify Environmental Health with your installer's name and license number before work begins⁹. California's statewide OWTS policy sets minimum standards through the State Water Board and regional water boards, but San Benito County Environmental Health administers the permit locally, and its local rules must stay consistent with that statewide policy²⁰. We could not confirm from an official county source whether a separate final inspection is required before a system can be covered, so ask Environmental Health directly when you apply⁴.

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

San Benito County allows a tiny home on wheels as a primary residence or accessory dwelling unit on unincorporated land outside Hollister city limits, as long as the zoning district allows a residential dwelling or ADU and the unit meets the county's detailed standards¹¹. Those standards are specific: the tiny home must run between 150 and 400 gross square feet, sit on a paved parking pad with its wheels and undercarriage hidden behind a solid apron, connect to approved water and sewer utilities, and meet either ANSI 119.5 or NFPA 1192¹¹. A tiny home on wheels can be towed at up to 14 feet tall, though a home placed permanently on a lot may exceed that height if it still meets local roadway limits¹¹. An ordinary RV is a different case: California generally limits RV occupancy to mobile home parks or special occupancy parks unless a local ordinance says otherwise, so parking an RV on raw rural land and living in it full time is not the same thing as the county's tiny-home-on-wheels program¹². We could not confirm a San Benito County-specific ordinance allowing full-time RV living outside that tiny-home program, so check with the Resource Management Agency's Planning Division before you plan to live in a standard RV on your land¹⁶.

Building a home in San Benito County: the steps, in order

Confirm your parcel's zoning district and minimum lot size with the Resource Management Agency's Planning Division before you buy — San Benito County's rural districts require anywhere from 2.5 to 40 acres depending on the zone¹⁶⁵.
If you are dividing or combining parcels, get your map reviewed under the county's Subdivision Map Act ordinance before you record anything²¹²².
Apply for your septic permit with San Benito County Environmental Health and budget for the system-specific fee, from $151 for an abandonment to $2,148 for an alternative or innovative system⁴⁹.
If you need a new or modified well, apply through the San Benito County Water District, which coordinates with Environmental Health on groundwater-protection standards²³¹³.
Submit your building permit application to the Resource Management Agency's Building Division along with your site plan, and expect published engineering and planning fees on top of the permit itself, such as $255 for a C-District review of an existing building or $523 for new construction³²⁴.
If your land is agricultural and you are adding buildings that do not qualify for the standard agricultural impact-fee exemption, ask the Board of Supervisors about a reduction, deferral or waiver of impact fees²⁵.

What to check before you buy land in San Benito County

San Benito County's nearest metro-scale city is about 36 miles from the county's center, so factor real drive time into daily life if you are not near Hollister²⁶. Land here is not cheap relative to its rural feel: farmland recently priced around $5,362 an acre, and the typical home value is about $771,210, among the higher figures in this county-guide series²⁷²⁸. Water is the county's biggest swing factor — it gets only about 17 inches of rain a year and has been in severe drought roughly 37% of years on record, and any new or modified well needs a San Benito County Water District permit²⁹³⁰²³. Septic siting deserves real scrutiny here: only about 6% of the county's soil is rated free of severe limits for a conventional drain field, so plan on an engineered or alternative system being the norm rather than the exception, and budget accordingly³¹. Only about 20% of the county's land sits at 15% slope or less, so a lot of San Benito County is hillier than it looks on a map, and grading and access costs can add up fast³². Property taxes run a typical effective rate around 0.8%, with a median bill near $6,078 a year, reflecting the county's high home values³³³⁴.

Watch-outs

San Benito County's zoning ordinance applies only outside Hollister city limits; the city of Hollister runs its own separate zoning ordinance that it is currently overhauling, so confirm which jurisdiction actually covers your parcel¹⁹.
We could not confirm San Benito County's specific driveway or encroachment permit process from an official source, so ask the Resource Management Agency before you plan a new access point³.
Only about 6% of San Benito County's soil is rated free of severe limits for a conventional septic drain field, so budget for a site evaluation and likely an engineered or alternative system before you commit to a building site³¹.

Sources

Written September 25, 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 San Benito County scores

Seclusion35100% ev.

Self-Sufficiency4096% ev.

Admin Boringness41100% ev.

Durability25100% ev.

Property Autonomy56100% ev.

Carry Cost61100% ev.

Evidence strength: 99%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$771kTypical home

0.8%Property tax

$5,362Land / acre

17.2"Annual rain

36.9% of yrsSevere drought

10.5 / yr (+7.1)Mid-century 100°F days

105.9 daysMid-century dry spell

1.45" (+6.2%)Mid-century 1-day rain

1.1×Wildfire change factor

100%Forward climate coverage

$2,261Home insurance / yr

6% / yrInsurance growth

0.83%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

21,755Radius comparison (15 mi)

49.1People / sq mi

13%Federal land

20.3%Land at 15% slope or less

6%Septic soil without severe limits

52,643 acWorkable land screen

34.2%Wooded land

25.9 tonsBiomass / forest ac

59.3°FAvg temp

Answers from the rulebook for San Benito County

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

San Benito County rules

Owner-builder exemptionConditional
Property owners applying for an owner-builder building permit through San Benito County.
- The owner-builder declaration must be completed and signed by the property owner before the permit can be issued.
- The owner-builder is the responsible party of record and legally and financially responsible for the proposed construction.
- For single-family residential structures built with intent to offer for sale, work must be performed by licensed subcontractors and the number of structures must not exceed four in a calendar year, or all work must be performed under contract with a licensed general building contractor.
- The owner must provide a driver’s-license copy, notarization, or other agency-acceptable verification of the signature when the permit is issued.
- If the owner later hires contractors, the owner is responsible for verifying contractor licensing and workers’ compensation insurance.
construction value threshold for possible employer status: >= 500 USD (Applies when the owner employs or otherwise engages persons other than California licensed contractors.) · maximum single-family structures offered for sale under the stated owner-builder exception: <= 4 structures per calendar year (Unless all work is performed under contract with a licensed general building contractor.)
“Before a building permit can be issued, this form must be completed and signed by the property owner and returned to the agency responsible for issuing the permit.”
Application for Building Permit — Owner Builder Declaration ↗Re-checked Sep 24, 2026
County-wide zoningPresent (with conditions)
San Benito County zoning in the unincorporated county.
- The County is divided into zoning districts.
- Every parcel has a base zone establishing the primary type and intensity of permitted land use and development regulations.
- Specific plan and combining zones may add or modify regulations.
- The cited document is marked REVISED 4-15-2025; this is a revision date, not treated as an effective date.
“The County is divided into zones to allow for orderly, planned development and to implement the General Plan. Table 25.03-A (Zones Implementing the General Plan) identifies all zones in San Benito County. All zones shall be listed and appropriately designated on the official Zoning Map. A. Base Zones. Every parcel shall have a base zone that establishes the primary type and intensity of land use permitted, along with development regulations for that particular type and intensity of land use.”
25.03: Zoning Map and Zoning Districts ↗Re-checked Sep 24, 2026
Local zoningVaries (with conditions)
The countywide aggregate of local zoning in San Benito County, including County zoning in unincorporated areas and municipal zoning within incorporated Hollister.
- The County zoning ordinance applies to the unincorporated county.
- The City of Hollister separately administers its own Zoning Ordinance and zoning districts.
- Rules vary by jurisdiction and district; this aggregate claim does not treat the County as administering municipal ordinances.
“The City of Hollister is embarking on a comprehensive overhaul of its Zoning Ordinance to better reflect current planning practices, comply with evolving State laws, and create a more user-friendly framework for residents, developers, and city staff.”
25.03: Zoning Map and Zoning Districts ↗Re-checked Sep 24, 2026
Zoning districtsPublished
County-published agricultural zoning districts and associated land-use table for unincorporated San Benito County.
- The cited table identifies Agricultural Rangeland (AR), Agricultural Productive (AP), Rural (R), and Rural Transition (RT) classifications.
- The table states that some new structures require review under Section 25.02.001.
- This claim does not establish the complete county zoning-district inventory.
“Table 25.03-B Land Uses - Agricultural Zones P = Permitted Use A = Administrative Use Permit Required C = Conditional Use Permit Required “—” = Use Not Allowed Some new structures require review, per Section 25.02.001 of this Code Land Use Classification Agricultural Rangeland (AR) Agricultural Productive (AP) Rural (R) Rural Transition (RT)”
25.03: Zoning Map and Zoning Districts ↗Re-checked Sep 24, 2026
Minimum lot sizeDistrict specific (with conditions)
Lots and building sites in the AR, AP, R, and RT agricultural and rural zoning districts in unincorporated San Benito County
- The standards apply to every lot and building site in AR, AP, R, and RT districts except where modified by a combining zone.
- AR minimum lot size is 40 acres; AP is 5 acres; R is 5 acres; RT is 2.5 acres.
- Accessory dwelling units do not count toward density.
- In R and RT zones within a state responsibility area, a vegetation-clearance easement may be required for defensible space.
AR minimum lot size: 40 acres · AP minimum lot size: 5 acres · R minimum lot size: 5 acres · RT minimum lot size: 2.5 acres
“Minimum lot size | 40 acres | 5 acres | 5 acres | 2.5 acres”
San Benito County Code, § 25.03.004 Agricultural and Rural Districts ↗Re-checked Sep 24, 2026
One more reviewed finding on this topic
- District specific (with conditions) — Lots and building sites in the RR, R-1, and RM residential zoning districts in unincorporated San Benito County
  “Minimum lot size | 0.5 to 1 acre• 0.5 acre: public sewer + public water• 1 acre: only one public water/sewer service provided) | 5,000 sq. ft., 1 acre, and 2.5 acres minimums for single family homes, depending on availability of services:3• 5,000 sq. ft.: public sewer + public water• 1 acre: septic tanks + public water• 2.5 acre: septic tanks + well water) | No minimum lot size for multi-family 2 Single family development intensity depends on availability of services: 3• 1 acre: septic tanks + public water• 2.5 acre: septic tanks + well water)”
  San Benito County Code, § 25.03.005 Residential Districts ↗Re-checked Sep 24, 2026
SetbacksDistrict specific (with conditions)
Primary structures in the AR, AP, R, and RT agricultural and rural zoning districts in unincorporated San Benito County
- The standards apply except where modified by a combining zone.
- Front setbacks are AR 30 feet, AP 25 feet, R 25 feet, and RT 25 feet.
- Side interior setbacks are 32 feet in all four districts.
- Rear setbacks are AR 35 feet, AP 35 feet required, R 35 feet, and RT 35 feet.
- Distance between buildings is subject to the California Building Code.
- R and RT state responsibility areas may require a vegetation-clearance easement.
front setback: AR 30; AP 25; R 25; RT 25 feet · side interior setback: 32 feet · rear setback: AR 35; AP 35; R 35; RT 35 feet
“Front setback | 30 feet | 25 feet | 25 feet 2 | 25 feet 2 Side, interior setback | 32 feet | 32 feet | 32 feet 2 | 32 feet 2 Rear setback | 35 feet | 35 feet required | 35 feet 2 | 35 feet 2”
San Benito County Code, § 25.03.004 Agricultural and Rural Districts ↗Re-checked Sep 24, 2026
One more reviewed finding on this topic
- District specific (with conditions) — Primary structures in the RR, R-1, and RM residential zoning districts in unincorporated San Benito County
  “Front setback | 25 | 20 | 20 feet, except the setback shall be 15 feet for parcels of less than 7,200 square feet if administrative approval by the Planning Director is granted Side setback (each side) | 15% of width (not less than 8 feet, but not more than 32 feet required) | 10% of the lot width (not less than 6 feet, but not more than 20 feet required) | 10% of the lot width (not less than 6 feet, but not more than 20 feet required) Rear setback | 20% of lot depth, not less than 20 feet, but not more than 35 feet required | 20% of lot depth, not less than 20 feet, but not more than 35 feet required | 20% of lot depth, not less than 20 feet, but not more than 30 feet required”
  San Benito County Code, § 25.03.005 Residential Districts ↗Re-checked Sep 24, 2026
Lot coverageDistrict specific (with conditions)
Lots and building sites in the RR, R-1, and RM residential zoning districts in unincorporated San Benito County
- The standards apply except where modified by a combining zone.
- Maximum lot coverage is 40 percent in RR, 40 percent in R-1, and 60 percent in RM.
- Site-specific soil characteristics may result in larger lot sizes.
RR maximum lot coverage: 40 percent · R-1 maximum lot coverage: 40 percent · RM maximum lot coverage: 60 percent
“Maximum lot coverage (percentage) | 40% | 40% | 60%”
San Benito County Code, § 25.03.005 Residential Districts ↗Re-checked Sep 24, 2026
Building heightSpecified
Primary structures in the RR, R-1, and RM residential zoning districts in unincorporated San Benito County
- Maximum building height is 35 feet in RR, 30 feet in R-1, and 35 feet in RM.
- The standards apply except where modified by a combining zone.
- Site-specific soil characteristics may result in larger lot sizes.
RR maximum building height: 35 feet · R-1 maximum building height: 30 feet · RM maximum building height: 35 feet
“Maximum building height (feet) | 35 | 30 | 35”
San Benito County Code, § 25.03.005 Residential Districts ↗Re-checked Sep 24, 2026
One more reviewed finding on this topic
- Specified — Primary structures in the AR, AP, R, and RT agricultural and rural zoning districts in unincorporated San Benito County
  “Maximum building height (feet) | 35 | 35 | 35 | 35”
  San Benito County Code, § 25.03.004 Agricultural and Rural Districts ↗Re-checked Sep 24, 2026
Tiny homesAllowed (with conditions)
Tiny homes on wheels on properties outside Hollister city limits in unincorporated San Benito County, when used as a primary residential dwelling unit or accessory dwelling unit and all applicable county standards are met.
- The checklist does not apply to properties within Hollister city limits.
- The zoning district must allow residential dwellings or accessory dwelling units under Chapters 25.03 and 25.08 of the County Zoning Ordinance.
- The tiny home must comply with applicable density standards.
- Maximum height is 14 feet when being towed; a tiny home placed on a lot may exceed 14 feet if roadway height limits are met, and a static tiny home's height must comply with the zone standard.
- The tiny home must comply with zoning-district setbacks, or ADU setbacks under Section 25.08.002 when used as an ADU.
- Minimum size is 150 gross square feet and maximum size is 400 gross square feet.
- Parking requirements are the same as for other residential dwelling units or ADUs.
- The undercarriage, including wheels and axles, must be hidden from view with a solid wood, metal, or concrete apron.
- A paved parking pad is required; alternative paving methods may be permitted at the Planning Director's discretion.
- Mechanical equipment must be incorporated into the structure and not be on the roof except solar panels.
- Exterior wall materials must include wood, HardiePanel, or equivalent; single-piece composite laminates, interlocked metal sheathing, or similar materials are prohibited.
- Windows must be double-pane glass or better, labeled for building use, and trimmed out.
- The tiny home must connect to approved water and sewer utilities through dedicated pipes; generators are prohibited except in emergencies; a GFI shutoff breaker is required.
- The tiny home must meet either ANSI 119.5 or NFPA 1192.
- The tiny home must be licensed and registered with the California Department of Motor Vehicles.
maximum towing height: 14 feet (A tiny home placed on a lot may exceed 14 feet if roadway height limits are not exceeded.) · minimum size: >= 150 gross square feet · maximum size: <= 400 gross square feet
“This checklist does not apply to properties within Hollister city limits. [...] Tiny homes shall be allowed as primary residential dwelling unit or an Accessory Dwelling Unit (ADU) subject to Chapter 25.03 and 25.08 of County Zoning Ordinance.”
Tiny Home on Wheels Permit Checklist ↗Re-checked Sep 24, 2026
Who permits septicCounty
County Environmental Health oversight of onsite wastewater treatment systems in San Benito County.
- The official page identifies onsite wastewater treatment systems as an area under the Department of Environmental Health's oversight.
“THE DEPARTMENT OF ENVIRONMENTAL HEALTH OVERSITE: [...] On-Site Wastewater Treatment Systems”
Environmental Health – San Benito County Health and Human Services Agency ↗Re-checked Sep 24, 2026
Septic permitRequired
New, repaired, engineered, commercial, alternative/innovative, and abandoned sewage-disposal systems covered by the San Benito County Environmental Health permit application.
- The County form is a sewage-disposal-system permit application and lists new systems, major repairs, minor repairs, engineered individual systems, commercial systems, alternative/innovative systems, and septic-system abandonment.
- The listed fees are non-refundable: $855 for a new system or major repair, $445 for a minor repair, $980 for an engineered individual system, $1,100 for a commercial system, $2,148 for an alternative/innovative system, and $151 for septic-system abandonment.
- The applicant must submit an accurate plot plan showing the sewage disposal system and 100% expansion area.
- The applicant must notify Environmental Health before installation and provide the installer's name and license number.
- The form states that false information voids the permit.
new system fee: 855 USD (fees are non-refundable) · major repair fee: 855 USD (both tank and drainfield; fees are non-refundable) · minor repair fee: 445 USD (tank or drainfield; fees are non-refundable) · engineered individual system fee: 980 USD (fees are non-refundable) · commercial system fee: 1100 USD (fees are non-refundable) · alternative/innovative system fee: 2148 USD (fees are non-refundable) · septic system abandonment fee: 151 USD (fees are non-refundable)
“CHECK ONE: _____ NEW SYSTEM $855.00 [...] _____ ALTERNATIVE / INNOVATIVE SYSTEM $2,148.00 _____ SEPTIC SYSTEM ABANDONMENT $151.00”
Sewage Disposal System Permit Application ↗Re-checked Sep 24, 2026
Well permitRequired
New or modified wells in San Benito County within the San Benito County Water District's permitting jurisdiction.
- The San Benito County Water District oversees the well-permit process.
- New or modified wells must comply with local and state groundwater-protection standards.
- The Water District coordinates with County Environmental Health and other regulatory bodies.
- During declared drought or water-shortage emergencies, the plan describes an expedited process that can usually approve new or rehabilitated well permits within a few days; the expedited process does not relax water-supply criteria such as proximity to other wells or water-quality requirements.
“SBCWD oversees the well permit process and ensures that all new or modified wells comply with local and state groundwater protection standards.”
San Benito County Drought Resilience Plan ↗Re-checked Sep 24, 2026
Agricultural exemptionConditional
Agricultural building projects in San Benito County seeking reduction, deferment, or waiver of county impact fees
- The Board of Supervisors may act only for projects deemed agricultural in nature that fail to qualify for the agricultural impact-fee exemption under § 21.01.111.
- The Board must find that construction, additions, and proposed uses will have minimal impact on County Fire, Sheriff, traffic, schools, or another impact-fee category.
- Impact fees in an area adopted as a Board-designated benefit area may not be reduced, deferred, or waived.
“The Board of Supervisors may reduce, defer, or waive impact fees for projects deemed by the Board to be agricultural in nature but which fail to qualify for an agricultural exemption of impact fees pursuant to § 21.01.111, above. The Board may reduce, defer, or waive impact fees individually or collectively. In order for the Board of Supervisors to reduce, defer, or waive impact fees, the Board must find that the construction and addition of buildings to the subject property, and the use that will be conducted within said structures will have a minimal impact on County Fire, Sheriff, traffic, schools, or other impact fee designation for which the reduction, deferment, or waiver is requested. Impact fees associated within an area adopted as a “benefit area” by the Board of Supervisors may not be reduced, deferred, or waived.”
San Benito County Code, § 21.01.112 Optional Impact Fee Exemption ↗Re-checked Sep 24, 2026
Subdividing landRegulated (with conditions)
All subdivisions located wholly or partially within San Benito County, including subdivision maps governed by the California Subdivision Map Act
- Subdivision maps must be prepared and presented for approval under Title 23 and the Subdivision Map Act.
- The County Engineer is authorized to enforce Title 23.
- Additional zoning, utility, septic, road, fire, open-space, and improvement standards may apply.
“All subdivisions located wholly or partially within the county shall be created, and all subdivision maps and other maps provided for by the Subdivision Map Act and this title shall be prepared and presented for approval, as provided for in this title.”
San Benito County Code, § 23.01.003 Application ↗Re-checked Sep 24, 2026
Permit feesPublished (with conditions)
Published San Benito County engineering and planning-related fees for county-administered reviews and permits.
- Fees vary by service and project type.
- The cited schedule includes engineering, CEQA, subdivision, use permit, variance, zone change, and related fees; it does not establish a single universal building-permit fee.
C-District Review – Existing Building(s): 255 USD · C-District Review – New Construction: 523 USD · CEQA Documentation: 359 USD · Major Subdivision – Tentative Map: 1485 + 15 per lot USD (Five or more lots) · Use Permit – Major (Conditional, General): 838 USD · Zone Change (Filed with Project): 208 + 1 per acre USD · Zone Change (Filed Separately): 208 + 2 per acre USD
“Service | Fee C-District Review – Existing Building(s) | $255 C-District Review – New Construction | $523 CEQA Documentation (Initial Study, Exemption Determination, Negative Declarations, Mitigated Negative Declarations, etc.) | $359”
Engineering Fees ↗Re-checked Sep 24, 2026
Permit processPartial
County building-permit applications and related application forms administered by San Benito County Building and Code Enforcement.
- The page identifies the available Building Permit Application and related forms but does not provide the complete review, payment, inspection, or approval workflow.
“Building Permit Application REQUEST FOR PERMIT & APPLICATION EXTENSION Property Inquiry Application Public Records Request Form REVISION APPLICATION/LETTER UNREASONABLE HARDSHIP WAIVER/APPLICATION SOIL IMPORTATION APPROVAL APPLICATION”
Application ↗Re-checked Sep 24, 2026

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
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”
  California Health and Safety Code Section 17922 ↗Re-checked Sep 26, 2026
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”
HCAI Standard Project Process ↗Re-checked Sep 26, 2026
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.”
  Owner-Builder Responsibilities ↗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
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
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
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.”
Accessory Dwelling Unit Handbook March 2026 ↗Re-checked Sep 9, 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
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
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.

Off-grid sanitation — Off-grid sanitation systems, including alternative sanitation systems, in San Benito County.
Building in a floodplain — Development in floodplain areas of unincorporated San Benito 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 San Benito 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 ↗

Pajaro Valley Basin — Critically Overdraftedpartial of county
Managed via an approved GSP-Alternative with basin-wide extraction fees; new wells subject to county permit + EO N-7-22/GSA review.
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 San Benito County, California

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

San Benito County scores 41/100 on the Bolthole Index, a marginal county profile. Its strengths: manageable long-term carry cost. Watch-outs: elevated mid-century heat, water, rain, or wildfire exposure and sparse surroundings — about 21,755 people within 15 miles.

Do you need a building permit in San Benito County, California?

San Benito County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by San Benito County Health and Human Services Agency, Environmental Health Services. 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 San Benito County?

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

Land in San Benito County runs about $5,362 per acre, based on the latest county data.

What is the water situation in San Benito County?

San Benito County gets about 17.2" of rain a year, with severe drought in roughly 36.9% of years. On water rights, San Benito County lies in the Pajaro Valley Basin — Critically Overdrafted — Managed via an approved GSP-Alternative with basin-wide extraction fees; new wells subject to county permit + EO N-7-22/GSA review..

How remote is San Benito County?

A typical private-land location has about 21,755 people within 15 miles and 10,104,048 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Building permits, zoning and septic rules in San Benito County, California

At a glance

Who to call

Do you need a building permit in San Benito County, California?

Who is the San Benito County building department and how do you reach them?

Does San Benito County have zoning?

How do septic permits work in San Benito County?

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

Building a home in San Benito County: the steps, in order

What to check before you buy land in San Benito County

Watch-outs

Sources

San Benito County in California

How San Benito County scores

Find land. Bring the promising ones back.

Parcel due diligence

Answers from the rulebook for San Benito County

San Benito County rules

California rules that apply here

Still unanswered

Water rights & wells in San Benito County

Living off-grid in San Benito County, California

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

Do you need a building permit in San Benito County, California?

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

How much does land cost in San Benito County, California?

What is the water situation in San Benito County?

How remote is San Benito County?

How San Benito compares in California