Bolthole Index

Santa Clara County, California

Building permits, zoning and land rules in the Town of Los Gatos, California

The Town of Los Gatos, California runs its own zoning under Chapter 29 of the Town Code, and its Building Division reviews plans and inspects new construction, additions and remodels inside town limits12. Septic permits for Los Gatos addresses without public sewer come from Santa Clara County Environmental Health, not the Town3. Santa Clara County's unincorporated-area rules do not apply inside the town.

At a glance

Building permit
Town Building Division reviews plans for new construction, additions and remodels2
Building code
Town adopts the 2025 California Residential Code with local amendments4
Zoning
Town zoning under Chapter 29, with published districts and a zoning map15
Septic
Santa Clara County Environmental Health permit where no public sewer connects36
Sewer connection
Required when an approved public sewer is within 200 feet7
Owner-builder
Available, with an owner-builder verification before the permit issues8

Who to call

Building permits

Town of Los Gatos Building Division

Plan review, building permits and construction inspections inside Los Gatos town limits

408-354-6876

110 E. Main St., Los Gatos, CA 95030

Online permits →

Septic permits

Santa Clara County Department of Environmental Health

Septic (onsite wastewater treatment system) permits and installation inspections in Santa Clara County, including addresses inside Los Gatos

[email protected]

1555 Berger Drive, Building #2, Suite 300, San Jose, CA 95112

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

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

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Do you need a building permit in Los Gatos, California?

Plan on it. The Town of Los Gatos Building Division is responsible for plan review of all new construction, additions and remodels, residential and commercial, and for inspecting that work2. The Town enforces the 2025 California Residential Code, adopted by reference with local amendments4. A short list of work is exempt from building permits, so check the Town's published list of exempt work before assuming a small project needs one2.

Santa Clara County's building permit rules cover only unincorporated land and do not apply inside Los Gatos9. A certificate of occupancy is not required for a new single-family home, two-family home or accessory dwelling unit, but it is required for a change of occupancy10. Owner-builders can pull their own permit; see the steps below.

Who issues building permits in Los Gatos, and how do you reach them?

The Town of Los Gatos Building Division issues building permits for land inside town limits2. Call 408-354-6876 or visit 110 E. Main St., Los Gatos, CA 950302. Permit applications and inspection scheduling run through the Town's online permit portal2.

The Town publishes a fee schedule, and the plan-review fee is charged on top of the building permit fee at 65 percent of that fee11. Septic permits are a separate approval from the county: the Town does not issue them3. The Santa Clara County Planning and Development office that issues building permits in unincorporated areas does not handle Los Gatos addresses12.

Does Los Gatos have zoning, and what does it mean for lot size and setbacks?

Yes. The Town adopts and administers its own zoning regulations in Chapter 29 of the Town Code, and publishes a zoning map15. The districts include HR, R-1, R-1D, R-D, R-M, O, C-1, C-2, CH, CM, LM and RC, and standards differ by district5. For property inside a city, the county directs people to the city's own planning department for zoning12.

Two examples show how much the district matters. In the RC Resource Conservation zone, the minimum lot area is 20 acres and principal buildings top out at 30 feet1314. In the R-1 single-family zone, an 8,000-square-foot lot has a 25-foot front, 8-foot side and 20-foot rear setback, and 15 feet on a side abutting a street15. Confirm the parcel's district before you rely on either.

How do septic permits work in Los Gatos?

Inside Los Gatos, septic permits come from Santa Clara County Environmental Health, which acts as the health authority for land in the town where public sewer is unavailable3. The Town code requires plans for sewage disposal to be submitted to the Health Officer, with a permit before construction or rebuilding, and the plans must show a plot plan, elevations, tank size and type, and absorption-field dimensions6.

First check whether sewer is required: every building where people live must connect to an approved public sanitary sewer that abuts the lot or is within 200 feet7. If no sewer is available, the Town code requires a water-flush toilet or, with the Health Officer's approval, a privy, and a septic tank with an underground drain system for small households16. Soils are a real constraint: only 1% of Santa Clara County soils are rated without severe limits for a conventional drain field, so expect an engineered design17.

Can you live in an RV or tiny home in Los Gatos?

We could not confirm a Town rule that allows or bars living in an RV or a tiny home on a private lot, so ask the Building Division before you plan on either2. What the Town code does say is narrow: an RV in a flood hazard area must be on site fewer than 180 consecutive days or be fully licensed and ready for highway use18. Overnight camping in Town parks is prohibited without a special use permit19.

The county rule that bars living in an RV on a residential lot, and the county's tiny-home accessory-dwelling rules, apply only to unincorporated land2021. California's state accessory-dwelling law may give a Los Gatos owner another path, but it comes with local standards, so confirm with the Town22.

Building a home in Los Gatos: the steps, in order

  1. Ask the Town Planning Division which zoning district the parcel is in, and what lot size, setbacks and height apply51.
  1. If no public sewer is within 200 feet, start the septic application with Santa Clara County Environmental Health73.
  1. Submit plans to the Building Division for plan review and pay the plan-review fee211.
  1. If you are the owner-builder, return the owner-builder verification, because the permit does not issue until you do8.
  1. Build to the 2025 California Residential Code as amended by the Town, and schedule inspections with the Building Division42.
  1. Get a Town certificate of occupancy only if the project triggers one; check with the Building Division10.

What stays with Santa Clara County, and what should you check before you buy in Los Gatos?

Septic permits stay with Santa Clara County Environmental Health, even for lots inside town limits3. Water wells in the Santa Clara Valley Water District's service area need a Valley Water permit before digging or drilling23. If you plan to divide a lot, the Town handles parcel maps: generally 1 to 4 lots take a Parcel Map, and 5 or more residential lots need a Final (Tract) Map24.

Flood zones matter for manufactured homes and RVs, which need elevation certification and floodplain inspection inside the town25. Property taxes are set at county level: the effective rate is about 0.7%, and the median bill is about $9,766 a year2627.

Watch-outs

  • Los Gatos is a separate zoning and building jurisdiction from unincorporated Santa Clara County, so county rules for RVs, tiny homes and building permits do not carry over12.
  • Septic approval is a county Environmental Health permit, and sewer connection is required when an approved sewer is within 200 feet37.
  • Zoning standards vary by district, so a lot-size or setback figure from one zone does not apply to another5.

Sources

  1. Zoning (Town of Los Gatos), quoted and re-checked
  2. Town of Los Gatos Building Division (losgatosca.gov)
  3. Application for Septic or OWTS for new development or additional feasibility testing (Town of Los Gatos), quoted and re-checked
  4. Sec. 6.30.010. Adopted (Town of Los Gatos), quoted and re-checked
  5. Zoning (Town of Los Gatos), quoted and re-checked
  6. Sec. 22.20.035. Permit required for private sewage disposal systems (Town of Los Gatos), quoted and re-checked
  7. Sec. 22.20.020. When sewer connections required (Town of Los Gatos), quoted and re-checked
  8. Owner Builder Information (Town of Los Gatos), quoted and re-checked
  9. Apply for a Building Permit, quoted and re-checked
  10. Certificate of Use & Occupancy (Town of Los Gatos), quoted and re-checked
  11. FY 2026-2027 Comprehensive Fee Schedule (Town of Los Gatos), quoted and re-checked
  12. Planning Services, quoted and re-checked
  13. library.municode.com (Town of Los Gatos), quoted and re-checked
  14. Sec. 29.40.170. Development standards (Town of Los Gatos), quoted and re-checked
  15. Sec. 29.40.405. Yards (Town of Los Gatos), quoted and re-checked
  16. Sec. 22.20.025. Standards of construction and maintenance for private sewage disposal systems (Town of Los Gatos), quoted and re-checked
  17. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  18. Sec. 29.90.340. Temporary placement (Town of Los Gatos), quoted and re-checked
  19. Sec. 19.10.055. Closing hours for parks; overnight activities prohibited (Town of Los Gatos), quoted and re-checked
  20. plandev.santaclaracounty.gov, quoted and re-checked
  21. Santa Clara County Zoning Ordinance, quoted and re-checked
  22. Accessory Dwelling Unit Handbook March 2026 (California statewide rule), quoted and re-checked
  23. Well Permits and Inspections, quoted and re-checked
  24. Parcel Maps and Mapping (Town of Los Gatos), quoted and re-checked
  25. Sec. 29.90.340. Temporary placement (Town of Los Gatos), quoted and re-checked
  26. Effective property tax rate: Bolthole Index county data
  27. Median property tax bill: Bolthole Index county data

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Town of Los Gatos

Town of Los Gatos’s own rules

  • Owner-builder exemptionAvailable (with conditions)

    Owner-builders performing their own permitted construction inside Los Gatos town limits.

    • The owner-builder is the responsible party of record.
    • The owner must personally perform the work to avoid the warning concerning unlicensed persons.
    • If work is performed by others, the Town advises that the other person should apply for the proper permit in that person's name.
    • The building permit will not be issued until the owner-builder verification is returned.
    “as "owner-builder' you are the responsible party of record on such a permit.”
  • Building code adoptedAdopted

    Residential construction inside Los Gatos town limits.

    • The Town adopts the 2025 California Residential Code by reference with the listed amendments and appendices.
    “The 2024 International Residential Code (IRC) as amended by the State of California Building Standards Commission and known as the 2025 California Residential Code (CRC)”
  • Certificate of occupancyLimited

    New buildings or activities requiring Architecture and Site Approval or a Conditional Use Permit, and changes of occupancy inside Los Gatos town limits.

    • The requirement excludes single-family, two-family, and accessory dwelling units for the specified new-building/activity trigger.
    • A certificate is required before any change of occupancy except a change in residents of a dwelling or proprietors of a continuing business enterprise.
    • The cited form states that building, electrical, and mechanical permits may also be required.
    • The application fee is assessed and collected after review under the Planning Fee Schedule.
    “A Certificate of Use and Occupancy is required:”
  • Local zoningPresent

    Land inside Los Gatos town limits; the Town adopts and administers Chapter 29 zoning regulations.

    “Los Gatos Town Code - For information on zoning, refer to Chapter 29 - Zoning.”
  • Zoning districtsPublished

    Zoning districts inside Los Gatos town limits.

    • The Town publishes zoning information and a zoning map; district-specific standards vary by zone.
    • The opened official zoning materials identify HR, R-1, R-1D, R-D, R-M, O, C-1, C-2, CH, CM, LM, and RC zones.
    “The Town of Los Gatos is configured of different zones depending on the intended use of the physical property.”
  • Living in an RVLimited

    Recreational vehicles placed in flood hazard areas inside Los Gatos town limits.

    • The RV must be placed for less than 180 consecutive days, or it must be fully licensed and ready for highway use.
    • Ready for highway use requires wheels or a jacking system, only quick-disconnect utilities and security devices, and no permanently attached additions such as rooms, stairs, decks, or porches.

    maximum placement duration: < 180 consecutive days (unless fully licensed and ready for highway use)

    “shall be placed on a site for less than 180 consecutive days or shall be fully licensed and ready for highway use.”
  • Camping on your landProhibited

    Overnight activities, including camping, in Town parks.

    • A special use permit is required for the listed park-entry and overnight-activity prohibitions.
    “Overnight activities, including camping, are expressly prohibited.”
  • Off-grid sanitationLimited

    Buildings inside Los Gatos town limits without an approved public sanitary sewer.

    • A private water-flush toilet is required, or a privy may be used if the Health Officer determines conditions permit.
    • For customary users of 15 or fewer, a septic tank and underground drain system are required.
    • A cesspool or pit privy requires a Health Officer permit.
    • Chemical, septic, concrete-vault, or other unlisted privies require special Health Officer permission.
    • Sewer wells are prohibited.

    customary users: <= 15 persons (private sewage disposal system required)

    “shall be provided with a private water flush toilet, or if, in the opinion of the Health Officer, conditions permit, a privy”
  • Mandatory utility hookupSewer (with conditions)

    Every building inside Los Gatos town limits where persons reside, congregate, or are employed.

    • Connection is required when the building abuts a street or alley with an approved public sanitary sewer, or is within 200 feet of one.
    • A right-of-way must be obtainable and possible grade must be present.
    • The connection must be made in the most direct manner possible, generally with a separate connection for each home or building.
    • The Health Officer may approve an exception where pipe size is adequate and the right-of-way is deeded to the Town.

    distance to approved public sanitary sewer: <= 200 feet (provided a right-of-way can be obtained and if possible grade is present)

    “shall be connected to the sewer, by the owner or agent of the premises, in the most direct manner possible”
  • Agricultural exemptionAvailable (with conditions)

    Shade-cloth structures for nursery or agricultural purposes inside Los Gatos town limits.

    • The exemption does not include service systems.
    • The exemption does not authorize work that violates the building code or other laws or ordinances.
    “Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.”
  • Subdividing landRegulated (with conditions)

    Subdivision or reconfiguration of land inside Los Gatos town limits.

    • Parcel Maps generally apply to 1 to 4 lots.
    • Residential subdivisions with 5 or more lots require a Final (Tract) Map.
    • The Town Code requires prior approval of a Tentative Map by the Planning Division for both Parcel and Final Maps.
    • Non-residential subdivisions with 5 or more lots may use a Parcel Map if applicable Subdivision Map Act exemptions are met.
    “The Town Code requires first approval of a Tentative Map by the Planning Division for both Parcel and Final Maps.”
  • Building in a floodplainRequired

    Manufactured-home installation and replacement in flood hazard areas inside Los Gatos town limits.

    • The Floodplain Administrator must inspect or cause inspection of installations authorized by a floodplain-development permit.
    • An elevation certification is required under Section 29.90.300 before inspection.
    “authorized by issuance of a permit for floodplain development under this Article.”
  • Short-term rentalsLimited

    Short-term rentals inside Los Gatos town limits.

    • A Business License/TOT Registration Form and Short-Term Rental Application are submitted for Planning Division review.
    • After approval, fees are collected and a business license with a short-term rental license number is issued.
    • Annual renewal is required at the end of each calendar year.
    • Quarterly TOT remittance is required with tax payments if applicable.
    • The Town code requires a local representative and primary-residence documentation, and occupancy, parking, certificate-of-occupancy, inspection, and HOA requirements may apply.
    “Annual renewal of the Business License with Short-Term Rental License Number is required at the end of each calendar year.”
  • Permit feesPublished (with conditions)

    Town development and building services inside Los Gatos town limits under the FY 2026-2027 Comprehensive Fee Schedule.

    • The plan-review fee is separate from and additional to the building permit fee.
    • The plan-review fee is 65 percent of the building permit fee under the valuation schedule.
    • The schedule lists a $1,373 temporary certificate of occupancy fee, $240/hour after-hours inspection fee, $199/hour re-inspection fee, and $199/hour for inspections with no specific fee, with minimum-hour conditions stated in the schedule.

    plan review fee: 65 percent of building permit fee (separate from and additional to building permit fee) · temporary certificate of occupancy: 1373 USD

    “This fee is calculated at sixty-five percent (65%) of the building permit fee”

Rules another office applies inside Town of Los Gatos

Town of Los Gatos does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Minimum lot sizeSpecified

    RC Resource Conservation Zone inside Los Gatos town limits.

    minimum lot area: 20 acres

    “The minimum lot area is twenty (20) acres.”
  • SetbacksSpecified

    R-1 single-family residential zone; standards vary by lot-area category.

    • The cited table lists front, side, rear, and side-yard-abutting-street standards.
    • For an 8,000-square-foot lot, the listed standards are 25-foot front, 8-foot side, 20-foot rear, and 15-foot side abutting street.
    • For larger listed lot-area categories, the side and/or front/rear standards increase as shown in the table.

    front yard for R-1:8,000: 25 feet · side yard for R-1:8,000: 8 feet · rear yard for R-1:8,000: 20 feet · side yard abutting street for R-1:8,000: 15 feet

    “Minimum front, side and rear yards in a R-1 or single-family residential zone shall be as follows: Lot Area Front Yard Side Yard Rear Yard Side Yard Abutting Street R-1:  8,000 25 ft. 8 ft. 20 ft. 15 ft. R-1: 10,000 25 ft. 10 ft. 20 ft. 15 ft. R-1: 12,000 25 ft. 10 ft. 20 ft. 15 ft. R-1: 15,000 25 ft. 12 ft. 25 ft. 15 ft. R-1: 20,000 30 ft. 15 ft. 25 ft. 20 ft. R-1: 30,000 30 ft. 16 ft. 25 ft. 20 ft.”
  • Building heightSpecified

    Principal buildings in the RC Resource Conservation Zone inside Los Gatos town limits.

    • Height is measured as provided in Section 29.40.045 and is subject to the exception in Section 29.10.090.

    maximum principal-building height: 30 feet (subject to Sections 29.40.045 and 29.10.090)

    “The maximum height of any principal building in a RC zone is thirty (30) feet.”
  • Who permits septicCounty (with conditions)

    Septic/OWTS permitting and review for land inside Los Gatos town limits where public sewer is unavailable; Santa Clara County Department of Environmental Health is the administering health authority.

    • Los Gatos is a city/town not under the County Planning/Building Department for this process, so the construction-permit request is submitted to County DEH together with a construction permit application.
    • The Town's code separately requires submission to the Health Officer.
    “request for a Septic/OWTS Construction Permit will need to be submitted to DEH along with a Construction Permit Application.”
  • Septic permitRequired

    Construction or rebuilding of a residence or other occupied building inside Los Gatos town limits that will not connect to an approved public sanitary sewer.

    • Plans for the means of sewage disposal must first be submitted to the Health Officer.
    • A permit is required before construction, building, or rebuilding.
    • The plans must include a plot plan, elevations, septic tank size/type, and absorption-field dimensions.
    • The Town-code fee stated in the cited section is two dollars per sewage disposal system.

    sewage disposal permit fee: 2 USD (per sewage disposal system)

    “without first submitting plans of the means of sewage disposal to the Health Officer, and obtaining a permit therefor.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Los Gatos or Santa Clara County directly.

  • Minimum dwelling size — Minimum dwelling size inside Los Gatos town limits.
  • Lot coverage — Lot coverage inside Los Gatos town limits.
  • Tiny homes — Occupancy of tiny homes on land inside Los Gatos town limits.
  • Septic inspection — Installation inspection of septic/OWTS systems inside Los Gatos town limits.
  • Well permit — Private well construction, alteration, or abandonment inside Los Gatos town limits.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Town of Los Gatos publishes no rule on the point, not that none exists. Santa Clara County’s page lists the county offices to call.

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