Bolthole Index

Santa Clara County, California

Building permits, zoning and septic rules in unincorporated Santa Clara County, California

39Index Score / 100
#37 of 58 in California

Unincorporated Santa Clara County, California requires a building permit for most construction, alterations and occupancy changes1. County zoning controls allowed uses and development standards, while the Department of Environmental Health permits septic systems where public sewer is unavailable23. An RV, camper or trailer may not be used as housing on a residential lot in unincorporated Santa Clara County4.

At a glance

Building permit
Required for most construction; small exemptions exist for sheds up to 120 sq ft, fences up to 7 ft and retaining walls up to 4 ft1
Zoning
Yes; the county's own General Plan, Ordinance Code and Zoning Ordinance govern unincorporated land52
Septic permit
Required from the County Department of Environmental Health wherever sewer isn't available within 300 feet36
Owner-builder exemption
Available under California's statewide exemption; conditions apply if you plan to sell, lease or use subcontractors7
RV, camper or trailer as housing
Prohibited on a residential lot; a registered RV may only be stored there, unused, at least 75 ft from the front line or in the rear yard4
Setbacks
District-specific: 25 ft front/rear and 5 ft side in R1/R1E/R2/A1; 30 ft on all sides in rural A/AR/HS/RR districts8
Accessory dwelling unit (ADU)
Up to one ADU plus one JADU allowed on a qualifying single-family lot9
Agricultural building exemption
Conditional for qualifying farm buildings under 10,000 sq ft on a single parcel of at least 10 acres outside a FEMA Special Flood Hazard Area10

Who to call

Building permits

Santa Clara County Department of Planning and Development - Building

Issues building permits for construction, alteration, repair and occupancy changes in unincorporated Santa Clara County, and runs the Planning Services zoning review that a building permit application must clear first

(408) 299-5700

[email protected]

70 West Hedding Street, East Wing, 7th Floor, San Jose, CA 95110

Online permits →

Septic permits

Santa Clara County Department of Environmental Health

Issues onsite wastewater treatment system (septic) permits for new construction and repairs, and inspects installation, in Santa Clara County

Contact details are copied from each office’s official page and were checked against it on September 28, 2026.

Do you need a building permit in unincorporated Santa Clara County, California?

Yes: a building permit is required before you construct, enlarge, alter, move, replace, repair, improve, convert, demolish or change the occupancy of a building or structure in unincorporated Santa Clara County1. A short list of small projects is exempt -- a one-story detached accessory structure up to 120 square feet, a fence up to 7 feet high, and a retaining wall up to 4 feet high measured from the footing -- but any retaining wall that supports a surcharge like a road, structure or hillside needs a permit regardless of height1. The county enforces the 2025 California Building, Residential, Electrical, Mechanical and Plumbing Codes, plus the 2024 International Property Maintenance Code, with its own local amendments in the County Ordinance Code11. Statewide, California's 2025 Building Standards Code applies to any permit application dated on or after January 1, 202612.

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

Santa Clara County's Department of Planning and Development handles building permits from 70 West Hedding Street, East Wing, 7th Floor, San Jose, CA 95110, at (408) 299-570013. Before you apply, confirm your property is within unincorporated Santa Clara County and that your proposed use is allowed by zoning and County Ordinance -- a property inside a city limit is a different jurisdiction, with its own separate planning department214. Normal processing takes four to six weeks, varying with seasonal workload and project complexity, and a planning application may be required before your building permit application even starts15. Fees are calculated by the size, type and valuation of your project, with plan-check fees due at submittal and building-permit, inspection and septic-system fees due at issuance16.

Does unincorporated Santa Clara County have zoning?

Yes: unincorporated Santa Clara County is zoned under the county's own General Plan, Ordinance Code and Zoning Ordinance, and any proposed use has to conform to all three52. Setbacks vary by district: the R1, R1E, R2 and A1 districts call for a 25-foot front setback, a 5-foot side setback and a 25-foot rear setback, while the rural A, AR, HS and RR districts call for 30 feet on all three sides, though numerous exceptions apply8. Lot coverage is district-specific too -- up to 50% for buildings in the R3 urban residential district, but as little as 20% for single-family development in the Stanford-area combining district17. If your property sits inside a city rather than on unincorporated county land, its zoning and permits come from that city's own planning department instead14.

How do septic (OWTS) permits work in Santa Clara County?

Septic systems in Santa Clara County -- called onsite wastewater treatment systems, or OWTS -- are permitted by the County Department of Environmental Health, which issues permits for new systems and repairs and inspects installation318. You need an OWTS permit if an approved public sewer isn't available within 300 feet of your property line; if one is within that distance, sewer connection is required instead, subject to sewer-authority and LAFCO approval6. For new construction, Environmental Health clearance has to happen before your building permit is issued, and inspections cover everything from a pre-construction site visit to tank watertightness testing to a final inspection once the system is backfilled619. Soils here make that clearance a real hurdle: only about 1% of Santa Clara County's land is rated free of severe limits for a conventional septic drain field20.

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

Santa Clara County's own code enforcement page is direct about this: RVs, campers, trailers, boats and similar vehicles may not be used as housing on a residential lot in unincorporated county land4. The county does allow a registered RV to be stored, unused, on a residential lot if it belongs to a resident of the property, isn't hooked up to electricity or plumbing except for limited maintenance, and sits at least 75 feet from the front property line or in the rear yard -- that's storage, not housing4. That local rule is stricter than California's statewide default, which limits RV occupancy generally to mobilehome parks or special-occupancy parks unless a local ordinance allows otherwise -- and here, the local ordinance doesn't21. A tiny home is a different question: it can be occupied once it's approved as one of a specific list of structure types -- a HUD-Code manufactured home, a California Residential or Building Code home, factory-built housing, an RV, a park trailer or a camping cabin -- but we could not confirm an additional county rule for tiny-home occupancy; ask the Department of Planning and Development about the parcel and proposed classification22.

Building a home in unincorporated Santa Clara County: the steps, in order

  1. Confirm your parcel is unincorporated and that your intended use is allowed under the county's zoning and General Plan before you buy2.
  2. If you won't be within 300 feet of an approved public sewer, get your OWTS/septic permit and Environmental Health clearance lined up before applying for a building permit6.
  3. Submit a Development Services Intake Form and your plans through the county's Public Permit Portal to the Department of Planning and Development at 70 West Hedding Street, San Jose, CA 9511013.
  4. Budget four to six weeks for normal plan-check processing, longer during seasonal workload spikes15.
  5. If you're an owner-builder, expect to sign an Owner-Builder Declaration at permit issuance -- it exempts you from contractor licensure but not from the permit, inspection or code requirements723.
  6. If you need a private well, get a Valley Water permit before you dig, bore or drill, and budget 10 working days of processing time on top of Environmental Health's separate well-application approval24.
  7. Budget for property tax: Santa Clara County runs about a 0.7% effective rate, with a median bill near $9,766 a year2526.

What to check before you buy land in unincorporated Santa Clara County, California

Start with jurisdiction: a parcel inside a city follows that city's planning rules, while unincorporated land follows Santa Clara County zoning14. Check the county flood map because most development in a mapped Special Flood Hazard Area needs a building or grading permit plus a local floodplain development permit27. Confirm legal access and driveway feasibility; county guidance requires at least 10 feet of unobstructed driveway width and at least 8 feet of pavement or surfacing, with greater width possible when the fire marshal requires it28. Septic suitability deserves early investigation because only about 1% of county soils are rated without severe limits for a conventional drain field20. If the parcel needs a private well within Valley Water's service area, a Valley Water permit and Environmental Health approval are required before covered well work begins24. Finally, carry the price of ownership into the offer: the typical home value is about $1,624,356, the effective property-tax rate is about 0.7%, and the median annual property-tax bill is about $9,766292526.

Watch-outs

  • Santa Clara County's own code bans using an RV, camper, trailer or boat as housing on a residential lot -- a registered RV can only be stored there, unused, at least 75 feet from the front property line or in the rear yard4.
  • Only about 1% of the county's land is rated free of severe limits for a conventional septic drain field, and a septic/OWTS clearance from Environmental Health has to happen before your building permit is issued -- start that process early206.
  • We could not confirm an unincorporated Santa Clara County rule specifically addressing tiny-home or manufactured-home occupancy beyond the statewide classifications; ask the Department of Planning and Development before planning around one22.

Sources

  1. Apply for a Building Permit, quoted and re-checked
  2. Planning Services, quoted and re-checked
  3. Onsite Wastewater Treatment System (OWTS) (2026 county census)
  4. Common violations, quoted and re-checked
  5. Planning Services (2026 county census)
  6. Other approvals that may be needed for construction, quoted and re-checked
  7. California Contractors State License Board - Owner-Builder Overview (2026 county census)
  8. Building setbacks, quoted and re-checked
  9. Accessory Dwelling Units (ADU), quoted and re-checked
  10. Agricultural (Building) Exemption, quoted and re-checked
  11. Apply for a Building Permit, quoted and re-checked
  12. Approved Building Standards (California statewide rule), quoted and re-checked
  13. Santa Clara County Department of Planning and Development - Building (plandev.santaclaracounty.gov)
  14. Planning Services, quoted and re-checked
  15. Apply for a Building Permit, quoted and re-checked
  16. Apply for a Building Permit, quoted and re-checked
  17. Santa Clara County Zoning Ordinance, quoted and re-checked
  18. Onsite Wastewater Treatment System (OWTS), quoted and re-checked
  19. Application for septic/OWTS clearance for new development, quoted and re-checked
  20. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  21. Information Bulletin 2016-01: Tiny Homes (California statewide rule), quoted and re-checked
  22. Information Bulletin 2016-01: Tiny Homes (California statewide rule), quoted and re-checked
  23. Owner-Builder Overview, quoted and re-checked
  24. Well Permits and Inspections, quoted and re-checked
  25. Effective property tax rate: Bolthole Index county data
  26. Median property tax bill: Bolthole Index county data
  27. Floodplain Ordinance, quoted and re-checked
  28. Where can I build on my property?, quoted and re-checked
  29. Typical home value (Zillow): Bolthole Index county data

Written September 28, 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

Santa Clara County in California

39
County map
Santa Clara County highlighted among the California counties · colored by Index score

How Santa Clara County scores

Seclusion20100% ev.
Self-Sufficiency50100% ev.
Admin Boringness41100% ev.
Durability33100% ev.
Property Autonomy56100% ev.
Carry Cost42100% 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 →

$1624kTypical home
0.7%Property tax
$13,303Land / acre
23.9"Annual rain
34.6% of yrsSevere drought
3 / yr (+2.1)Mid-century 100°F days
95.7 daysMid-century dry spell
1.8" (+7%)Mid-century 1-day rain
1.08×Wildfire change factor
100%Forward climate coverage
$1,365Home insurance / yr
4.3% / yrInsurance growth
0.6%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
91,336People within 30 min
8,670,211People within 2 hr
788,325Radius comparison (15 mi)
1,454.3People / sq mi
1.4%Federal land
33.3%Land at 15% slope or less
1%Septic soil without severe limits
6,104 acWorkable land screen
48.1 tonsBiomass / forest ac
58.7°FAvg temp

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Answers from the rulebook for Santa Clara County

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

Santa Clara County rules

  • Building permitRequired

    Construction, enlargement, alteration, moving, replacement, repair, improvement, conversion, demolition, or occupancy change of a building or structure in unincorporated Santa Clara County.

    • A permit is not required for certain exempt work, including one-story detached accessory structures not exceeding 120 square feet, fences not over 7 feet high, and retaining walls not over 4 feet high measured from the bottom of the footing to the top of the wall.
    • All retaining walls supporting a surcharge require a building permit regardless of height.
    • The County directs applicants to California Residential Code Section R105 and California Building Code Section 105 for the complete list of permit exemptions.
    • The page instructs applicants to confirm that the property is within unincorporated Santa Clara County and that the proposed use is allowed by zoning and County Ordinance.
    • Building permit inspection, SMIP, encroachment, geologic review, and septic system fees are paid when the permit is issued.
    • Building permits are valid for one calendar year from issuance; the permit becomes invalid if work is not commenced and an inspection approved within one year, or if more than 180 days pass between approved inspections, subject to stated extensions.
    • Requirements may differ in incorporated municipalities.
    “A building permit must be obtained before you construct, enlarge, alter, move, replace, repair, improve, convert, demolish or change the occupancy of a building or structure. Building permit is not required for certain work such as one-story detached accessory structure (Sheds, Playhouse, etc.) not exceeding 120 square feet, fences not over 7 ft. high, retaining walls not over 4 ft. in height (measured from the bottom of the footing to the top of the wall), etc.”
  • Building code adoptedAdopted (with conditions)

    Building-code enforcement by Santa Clara County for construction in unincorporated areas.

    • The County lists the 2025 California Administrative, Building, Residential, Energy, Wildland Urban Interface, Fire, Existing Building, Green Building Standards, Electrical, Mechanical, and Plumbing Codes as enforced.
    • The County also lists the 2024 International Property Maintenance Code as enforced.
    • County amendments to the California Building Standards Codes are located in County Municipal Code Division C3.
    • As of July 30, 2024, the County no longer enforces the all-electric provisions in Title C, Division C3, Chapter VII, sections C3-62 through C3-63.
    • County amendments to the 2025 California Green Building Standards Code in Title C, Division C3, Chapter III remain in effect.

    California Building Standards Code edition: 2025 · International Property Maintenance Code edition: 2024

    “Below is a list of Building Codes enforced by the County of Santa Clara. [...] 2025 California Building Code [...] 2024 International Property Maintenance Code”
  • County-wide zoningPresent (with conditions)

    Zoning regulation administered by Santa Clara County in unincorporated Santa Clara County.

    • The county zoning ordinance applies to unincorporated areas; incorporated municipalities have separate zoning administration.
    • Proposed uses must conform to the County General Plan, Ordinance Code, Zoning Ordinance, and adopted land-use policies and guidelines.
    “Confirm property is within unincorporated Santa Clara County and the proposed use is allowed by zoning and County Ordinance.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across unincorporated Santa Clara County and incorporated cities within the county.

    • The County administers zoning and development information for unincorporated areas.
    • For property within a city, zoning and other development information must be obtained from the planning department of the particular city.
    • Applicable zoning, permits, and development standards therefore vary by jurisdiction.
    “The property profile provides only limited information for parcels that are located within city limits. Zoning and other development information for a property within a city can be obtained through the planning department of the particular city the property is located in.”
  • Zoning districtsPublished

    Zoning information and district identification for properties administered through Santa Clara County planning services.

    • The County Property Explorer allows searches by assessor parcel number or street address.
    • The source confirms publication/access to zoning information but does not enumerate every zoning district in the cited passage.
    • Specific zoning rules and permitted uses may vary by district and property.
    “The Department's Property Explorer application allows review of detailed property information such as jurisdiction, site constraints, and zoning. The application supports searching by 1) assessor's parcel number (APN) or 2) street address.”
  • SetbacksDistrict specific (with conditions)

    Residential buildings and structures in unincorporated Santa Clara County.

    • Setbacks vary by zoning district and structure type.
    • Detached accessory buildings have different setback requirements than dwellings.
    • Numerous exceptions apply, including exceptions for particular lot circumstances and the County's setback-exception provisions.
    • The residential standards PDF identifies, among other examples, R1/R1E/R2/A1 setbacks of 25 feet front, 5 feet side, and 25 feet rear, and rural A/AR/HS/RR setbacks of 30 feet front, side, and rear.
    • Corner lots may have a 10-foot exterior-side setback minimum where the standard would otherwise be less than 10 feet.

    R1/R1E/R2/A1 front setback: 25 ft (District-specific; accessory structures and exceptions may differ.) · R1/R1E/R2/A1 side setback: 5 ft (District-specific; corner-lot and other exceptions may apply.) · R1/R1E/R2/A1 rear setback: 25 ft (District-specific; exceptions may apply.) · A/AR/HS/RR front, side, and rear setbacks: 30 ft (District-specific; scenic-road setbacks and other exceptions may apply.)

    “R1, R1E, R2, & A1 (in USA) 25 5 25 [...] A, A1 30 30 30”
  • Lot coverageDistrict specific (with conditions)

    Building lot coverage in applicable unincorporated County zoning districts.

    • The County zoning table lists a 50% maximum building lot coverage for the R3 urban residential district.
    • The -n3 Stanford University: Upper San Juan combining district limits single-family development to 20% lot coverage and two-family/multi-family development to 35%.
    • Accessory dwelling units developed pursuant to the cited County provisions are exempt from the -n3 lot-coverage standards.
    • The -cv Coyote Valley combining district has a 7,500-square-foot maximum lot coverage per legal lot; agricultural uses ancillary to onsite agriculture and qualifying accessory dwelling units are exempt under the cited provisions.

    R3 maximum lot coverage for buildings: 50 percent (Subject to applicable notes and combining districts.) · -n3 single-family maximum lot coverage: 20 percent (Accessory dwelling units and qualifying housing are exempt.) · -n3 two-family/multi-family maximum lot coverage: 35 percent (Accessory dwelling units and qualifying housing are exempt.) · -cv maximum lot coverage: 7500 sq ft per legal lot (Agricultural uses ancillary to onsite agriculture and qualifying accessory dwelling units are exempt.)

    “Lot coverage – buildings [...] 50% [...] Single-Family development shall not exceed 20% lot coverage [...] Lot Coverage (max) 7,500 sq. ft.”
  • Living in an RVProhibited

    Use of an RV, camper, trailer, boat, or similar vehicle as housing while stored on a residential lot in unincorporated Santa Clara County.

    • The vehicle must be registered to a person who lives on the property to be maintained on a residential lot.
    • The vehicle may not be connected to utilities such as electricity or plumbing except when needed for limited maintenance.
    • The vehicle must be maintained at least 75 feet from the front property line or in the rear yard.
    • Exceptions may apply for emergency housing following a casualty such as an earthquake or fire; the cited ordinance section contains the details.
    “RVs, campers, trailers, boats, and similar vehicles may not be used as housing.”
  • Camping on your landLimited

    Camping in Santa Clara County Parks.

    • During peak season, March 1 through September 30, no person may camp in a single park for more than a cumulative total of 14 days.
    • Outside peak season, the cumulative 14-day maximum applies within any 45-day period.
    • A 45-day period begins on the first day a person or group camps and ends 45 days later.
    • Camping is subject to the applicable county park campsite and reservation rules.

    maximum camping duration during peak season: <= 14 cumulative days per single park (March 1 through September 30) · maximum camping duration outside peak season: <= 14 cumulative days within a 45-day period per single park (outside March 1 through September 30)

    “Outside of peak season the cumulative 14-day maximum is within any 45-day period.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units and junior accessory dwelling units on qualifying properties in unincorporated Santa Clara County.

    • The property must generally be a legal lot of record with an existing single-family residence, or a single-family residence being constructed, in a residential or mixed-use zone.
    • Adequate water and sewage services, minimum setback requirements, and fire and life-safety standards must be met.
    • ADUs are subject to building-code standards, planning review, and building permits, and may have additional requirements such as parking.
    • A qualifying property may have up to two units: one ADU and one JADU.
    • An ADU may be attached or detached; a JADU must be attached and contained entirely within a single-family residence, must be no more than 500 square feet, must have a separate entrance and efficiency kitchen, and may share a bathroom with the primary dwelling.
    • California State Law requires owner-occupancy of either the main residence or the JADU.

    maximum number of qualifying additional units: 2 units (one ADU and one JADU) · maximum JADU size: <= 500 square feet (must be contained entirely within a single-family residence)

    “County of Santa Clara provides for secondary dwellings (or Accessory Dwelling Units, or ADUs) in zoning districts that allow residential uses.”
  • Who permits septicCounty

    Onsite wastewater treatment systems and septic systems in Santa Clara County, including areas without public sewer service.

    • The County Department of Environmental Health issues OWTS permits and conducts installation inspections.
    • State OWTS policy and other applicable state requirements may also apply.
    “Issuing permits for new OWTS and repairs to existing systems”
  • Septic permitRequired

    Construction, reconstruction, or repair of an individual onsite sewage disposal system in Santa Clara County; septic systems are used where public sewer is unavailable within 300 feet of the property line.

    • An OWTS/septic permit must be obtained from the Department of Environmental Health.
    • For new development, Environmental Health clearance is required before obtaining a building permit.
    • The OWTS construction permit is issued at building-permit issuance and must be obtained before septic/OWTS construction starts.
    • If an approved available sanitary sewer abuts the property or is within 300 feet, sewer connection requirements apply instead, subject to sewer-authority and LAFCO approvals.

    sewer availability threshold: <= 300 feet from property line (Where sewer is not available within 300 feet, an OWTS is required.)

    “A permit must be obtained from the Department of Environmental Health to construct, reconstruct, or repair an individual on-site sewage disposal system (septic system).”
  • Septic inspectionRequired

    Installation of septic/OWTS systems in Santa Clara County.

    • Environmental Health must verify installation against the approved design plan.
    • The applicant must contact Environmental Health to schedule inspections.
    • Typical inspections include pre-construction inspection for all alternative systems and challenging sites, septic tank inspection and watertightness testing, multiple dispersal-field inspections, and a final inspection.
    • The final inspection requires the system to be installed and backfilled, risers and diversion valve to be accessible, and all construction-permit conditions to be met.
    “The applicant must contact EH to schedule the required inspections.”
  • Well permitRequired

    Water wells and specified deep excavations intersecting groundwater aquifers within the Santa Clara Valley Water District service area in Santa Clara County.

    • A Valley Water permit is required before digging, boring, drilling, deepening, modifying, repairing, or destroying a covered well or specified deep excavation.
    • Water-supply well construction applications also require Santa Clara County Department of Environmental Health approval before Valley Water accepts the application.
    • Water-supply well construction permits require a completed Well Inventory Form.
    • Permit fees must accompany the application; the current fee schedule is effective January 1, 2026.
    • Applications require processing time of 10 working days.
    • Construction, reconstruction, and destruction work must begin within one year of permit issuance or the permit is voided.
    • An authorized district inspector must inspect annular-seal placement for construction or reconstruction and grouting for wells to be destroyed; at least 24 hours' notice is required.
    • Limited exceptions to certain state drought requirements apply to individual domestic wells using less than two acre-feet per year, public water systems, and certain eminent-domain replacement wells; these exceptions do not eliminate the Valley Water permit requirement stated on the page.

    permit fee schedule effective date: 2026-01-01 (The page states current fees remain in place through December 31, 2025.) · permit processing time: 10 working days (Do not schedule well drilling within this window.) · permit validity: 1 calendar year from issuance (Unused permits are voided.)

    “No person shall dig, bore, drill, deepen, modify, repair or destroy a water well”
  • Mandatory utility hookupConditional

    Wastewater utility connections for properties in Santa Clara County, especially properties in unincorporated areas subject to the County OWTS ordinance.

    • A property with a proposed occupied building must connect to an approved available sanitary sewer if the property abuts a street or alley containing one or the property line is within 300 feet of one.
    • Connection must be made in the most direct manner possible.
    • A right-of-way and necessary approval from the appropriate sewer authority and Santa Clara County Local Agency Formation Commission are required.
    • For an existing OWTS near an available sewer, connection is required upon system failure or qualifying remodeling, subject to the same approvals.

    sanitary sewer proximity: <= 300 feet from property line (The ordinance also applies where an approved available sanitary sewer abuts the street or alley.)

    “available sanitary sewer, must be connected to the sanitary sewer in the most direct manner possible”
  • Agricultural exemptionConditional

    Agricultural building permit exemptions in unincorporated Santa Clara County.

    • The building must be less than 10,000 square feet.
    • It must be on a single parcel of at least 10 acres.
    • It must not be in a FEMA Special Flood Hazard Area, defined on the source as the 100-year flood zone.
    • It must be designed and constructed to house farm implements, hay, grain, poultry, livestock, or other horticultural products.
    • Buildings within 100 feet of a designated scenic road remain subject to design review.
    • Exempted buildings are subject to periodic onsite inspections and limited agricultural-use restrictions; violation results in a County Ordinance Code violation.
    • The exemption does not exempt grading, electrical, plumbing, or other types of permits.
    • An agricultural exemption application requires an assessor parcel map, clearance form, land-development permit application, seven sets of scaled plans, site plans, elevations showing height, floor plans, fire-protection information, and prior septic clearance from the Department of Environmental Health.

    maximum agricultural building size: < 10000 sq ft (Source states less than 10,000 square feet; application form separately states 10,000 square feet maximum.) · minimum parcel size: >= 10 acres (Single parcel.) · scenic-road design-review distance: <= 100 ft (Buildings within this distance are subject to design review.)

    “less than 10,000 square feet, located on a single parcel at least ten (10) acres in size [...] may apply for exemption from county building regulations.”
  • Subdividing landRegulated (with conditions)

    Subdivision and recording of tract or parcel maps in unincorporated Santa Clara County.

    • A tentative map must be approved in Planning Services before tract or parcel maps for recording and improvement plans receive review and approval.
    • The application requires an approved stamped tentative map, a tract or parcel map prepared by an authorized licensed land surveyor or civil engineer, map-closure calculations, a signed parcel/tract checklist, executed forms, a map-checking fee, title and deed materials, accepted conditions of approval, a preliminary title report, and a subdivision guarantee.
    • Applicable zoning, minimum-lot-size, grading, drainage, access, septic, and other development requirements remain applicable.
    “After the Tentative Map​ is approved in the Planning Services, Tract/Parcel Maps for recording and Improvement Plans require review and approval prior to recording.”
  • Driveway accessLimited

    Driveways serving property development addressed by Santa Clara County planning guidance.

    • Driveways must maintain at least 10 feet of unobstructed width between buildings and property lines.
    • Driveway pavement or surfacing must be at least 8 feet wide.
    • The fire marshal may require greater driveway width under certain circumstances.

    unobstructed driveway width between buildings and property lines: >= 10 feet · driveway pavement or surfacing width: >= 8 feet (Greater width may be required by the fire marshal)

    “Driveways must provide for at least 10 feet of unobstructed width between buildings and property lines. Driveway pavement (or surfacing) must be at least eight (8) feet wide. Under certain circumstances, greater driveway width may be required by the fire marshal”
  • Building in a floodplainRequired

    Development within mapped Special Flood Hazard Areas, including the 100-year floodplain, in unincorporated Santa Clara County.

    • Development in Special Flood Hazard Areas is regulated by the County Department of Planning and Development.
    • In most cases, a building or grading permit is required for all development in a floodplain.
    • A local floodplain development permit is required even when state or federal permits are obtained.
    • All development must be reasonably safe from flood damage and must not result in physical damage to other property.
    • Technical analysis may be required for increased flood heights, diversion of flow, flotation of materials, release of pollutants, or floodway encroachments.
    • Development should be protected to a level two feet above the Base Flood Elevation, or two feet above the engineer-calculated flood elevation when no BFE is available.
    • Santa Clara County began regulating floodplain development on August 2, 1982.
    • No new development is permitted within a regulatory floodway unless a licensed professional engineer demonstrates no rise in the 100-year flood elevation.

    flood protection level above Base Flood Elevation: >= 2 feet (If no BFE is available, use the elevation calculated by a professional engineer) · Santa Clara County FIRM date: August 2, 1982 · floodway rise: 0 feet (Licensed professional engineer demonstration required)

    “A floodplain development permit is thus required for a wide range of activities within the mapped Special Flood Hazard Area (100-year floodplain). Site improvements that are made in conjunction with a building project and those made for other purposes must comply with standards for floodplain development.”
  • Permit feesPublished (with conditions)

    Building permits and related construction permits in unincorporated Santa Clara County.

    • Fees are calculated based on the size, type, and valuation of construction.
    • Plan check and PO review fees are required at plan submission.
    • Building permit inspection, SMIP, encroachment, geologic review, and septic system fees are paid when the permit is issued.
    • Plumbing, mechanical, and electrical permit fees are paid when those permits are issued.
    • Remaining fees, including the building permit fee, are payable before issuance; school fees may also apply.

    fee basis: size, type, and valuation of construction · plan check and PO review fees: per plan submission · building permit inspection, SMIP, encroachment, geologic review, and septic system fees: per permit issuance

    “Fees​ are calculated based on the size, type, and valuation of construction. Plan check and PO review fees are required at the time of plan submission. Building permit inspection, SMIP, encroachment, geologic review and septic system fees are paid at the time the permit is issued. Fees for plumbing, mechanical and electrical permits are paid at the time those permits are issued.”
  • Permit processPublished (with conditions)

    Building permit applications in unincorporated Santa Clara County.

    • Applicants must confirm the property is within unincorporated Santa Clara County and that the proposed use is allowed by zoning and County Ordinance.
    • A planning application may be required before the building permit application.
    • Applicants prepare application materials and plans, submit through the Public Permit Portal, and respond to completeness or plan-review requests.
    • Normal processing takes four to six weeks, varying with seasonal workload and project complexity.
    • Building permits are valid for one calendar year; extensions and stated exceptions apply.
    • The first building permit extension request has no fee; subsequent requests have an additional fee. Plan-check extension requests require an extension fee.

    normal processing time: 4–6 weeks (Varies with seasonal workload and project complexity) · building permit validity: 1 calendar year (Revisions, deferred submittals, and grading permits are excluded from the stated expiration rule) · building permit extension: 180 days (First request has no fee; subsequent requests subject to an additional fee) · plan-check extension: 90 days (Request must be submitted before expiration and an extension fee is due)

    “Processing of your application varies with the seasonal workload and complexity of your project. The plans will be checked for compliance with the California Code of Regulations Title 24, Zoning Ordinance, Health Code, etc. Normal processing takes four to six weeks. Any remaining fees, including the building permit fee, are payable prior to issuance of the building permit, as well as school fees, if applicable.”

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 owner-builders constructing, altering, repairing, improving, or remodeling property, including projects in unincorporated Santa Clara 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”
  • 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.”
  • 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.”
  • 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.”
  • 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.”
  • 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.

  • Short-term rentals — Short-term rental use in unincorporated Santa Clara 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 Santa Clara 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 ↗

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 Santa Clara County, California

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

Santa Clara County scores 39/100 on the Bolthole Index, a marginal county profile. Watch-outs: about 91,336 people within a 30-minute drive and elevated current hazard exposure.

Do you need a building permit in Santa Clara County, California?

Santa Clara County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Santa Clara County Department of Environmental Health. 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 Santa Clara County?

Living in an RV on your own land in Santa Clara County is prohibited: Use of an RV, camper, trailer, boat, or similar vehicle as housing while stored on a residential lot in unincorporated Santa Clara County. The vehicle must be registered to a person who lives on the property to be maintained on a residential lot. The vehicle may not be connected to utilities such as electricity or plumbing except when needed for limited maintenance. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Santa Clara County, California?

Land in Santa Clara County runs about $13,303 per acre, based on the latest county data.

What is the water situation in Santa Clara County?

Santa Clara County gets about 23.9" of rain a year, with severe drought in roughly 34.6% of years. On water rights, Santa Clara County lies in the Santa Clara & Llagas Area Subbasins — High Priority — High-priority SGMA subbasins with adopted GSP; new wells subject to GSA/EO N-7-22 review..

How remote is Santa Clara County?

A representative private-land location has about 91,336 people within a 30-minute drive and 8,670,211 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Off-grid gear

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

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How Santa Clara compares in California

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