Bolthole Index

El Dorado County, California

Building permits, zoning and land rules in El Dorado County, California

46Index Score / 100
#21 of 58 in California

Unincorporated El Dorado County, California requires building permits for new construction, major renovations, electrical and plumbing work, and structural changes; work cannot begin before approval1. Title 130 zoning also applies across the unincorporated county, subject to listed exemptions2. Septic permits come from the county's Environmental Management Department, not the Building Division, and require a percolation test and site evaluation first345.

At a glance

Building permit
Required for regulated construction and alterations, with limited exceptions1
Zoning
Countywide under Title 130; lot sizes and setbacks vary by district26
Septic permit
County-issued after a percolation test and site evaluation34
Owner-builder
Available, but the owner accepts legal and financial responsibility7
Tiny home
Under 400 sq ft on a permanent foundation, built to Title 24 code8
Accessory dwelling
Allowed by right in residential zones, subject to parcel and project rules9
RV living
Not allowed in residential zones; campgrounds and RV parks have a 30-day stay limit10
Well permit
Required for construction, destruction, deepening or repair of a well11

Who to call

Building permits

El Dorado County Building Division

Building permits and inspections for unincorporated El Dorado County; a separate South Lake Tahoe office covers the Tahoe Basin

(530) 621-5315

2850 Fairlane Court, Placerville, CA 95667

Online permits →

Building permits

El Dorado County Building Division

The county's own explanation of the building-permit process, including permit expiration

Planning & zoning

El Dorado County Planning Division

Zoning, rezoning, subdivisions and site-plan review for unincorporated El Dorado County

530-621-5355

planning@edcgov.us

Building C, 2850 Fairlane Court, Placerville, CA 95667

Septic permits

El Dorado County Environmental Management Department

Septic (private sewage disposal) permits, food-facility permits and the county's Water Well Program for unincorporated El Dorado County

(530) 621-5300

emd.info@edcgov.us

2850 Fairlane Court, Building C, Placerville, CA 95667

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

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Do you need a building permit in El Dorado County, California?

Yes. Unincorporated El Dorado County requires building permits for new construction, major renovations, electrical and plumbing work, and structural changes, and work cannot begin before approval1. Required inspections depend on project scope and can include foundation, framing, plumbing, electrical, sheetrock and final inspections; required grading work must be cleared before building inspections begin12. A covered building, trailer, coach or manufactured housing unit cannot be occupied until the final inspection is approved and a Certificate of Occupancy is issued; required utilities, road work and fire-district approval must also be complete13. Applications dated in 2026 or later use the 2025 California Building Standards Code, while projects initiated earlier remain under the previous code during plan check and inspections14. The county publishes fee schedules, collects half the building permit fee and the full planning fee at application, and collects the balance and other agency fees at issuance15.

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

El Dorado County's Building Division issues building permits and conducts inspections for regulated work in the unincorporated county11216. Reach the Placerville office at 2850 Fairlane Court, Placerville, CA 95667, phone (530) 621-5315, with an alternate line at (530) 621-5377 for inspections16. Walk-ins run 8 am to noon Monday through Friday except Wednesday, when walk-in hours shift to 9 am to noon, with appointments only from 1 to 4 pm16. For land in the Lake Tahoe Basin, use the South Lake Tahoe office at 924 B Emerald Bay Road, South Lake Tahoe, CA 96150, phone (530) 573-333016. The Planning Division handles zoning, rezoning and subdivision review and can be reached at 530-621-53551718.

Does El Dorado County have zoning?

Yes. El Dorado County's Title 130 zoning ordinance applies throughout the unincorporated county except listed federal, state, tribal and utility-related exemptions219. Incorporated cities use separate municipal zoning, so Title 130 does not govern land inside city limits20. Residential lot sizes, setbacks and building heights are district-specific; additional agricultural, fire-safe, timber, wetland and riparian setbacks can also apply62122. Meyers Area Plan parcels in the Tahoe Basin also have TRPA-based land-coverage rules, including special Town Center provisions23. An accessory dwelling unit or junior accessory dwelling unit is allowed by right in qualifying residential zones but remains subject to site, building, septic and fire rules9. The ordinance says dwelling area in mixed-use projects must comply with the building code but gives no numeric minimum there; ask Planning about the rule for the parcel and project2417.

How do septic permits work in El Dorado County?

Septic systems in El Dorado County go through the county's Environmental Management Department under its Private Sewage Disposal System Ordinance, not a separate state office34. You need a percolation test before a site evaluation report can be completed, then a site approval report, before the county will accept your sewage-disposal-system permit application; the permit is issued only to the owner or an authorized representative4. Reach Environmental Management's Placerville office at 2850 Fairlane Court, Building C, phone (530) 621-5300, or the South Lake Tahoe office at 924 B Emerald Bay Rd., phone (530) 573-345025. After the permit is approved, a Qualified Professional performs an open-trench inspection on every system, and the county's Environmental Management staff perform the final inspection within two weeks of that inspection26. Statewide, California's Water Boards oversee the policy that local programs like El Dorado's must follow27. Soils are a serious limiting factor here: well under 1% of El Dorado County's soils rate free of severe limits for a conventional drain field in the USDA soil survey, in a county where only about 12% of the land sits at a gentle enough slope to make site work easy, so expect the county to lean on special-design systems in a lot of places2829.

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

Not in a residential zone as ordinary camping. El Dorado County's permissive zoning ordinance does not allow camping by right or by conditional use permit in any residential zone10. Selected agricultural and recreational zones can allow a campground with a conditional use permit, but campground and RV-park stays are limited to 30 days and Environmental Health must find adequate water or septic capacity10. A genuine tiny home is different: the county describes tiny homes under 400 square feet, built on a permanent foundation and meeting Title 24 building codes, as suited to long-term housing, subject to the same zoning, building, fire and septic requirements as any other home8. A manufactured home can also be a permanent primary or accessory dwelling by right in a zone that permits a detached single-family home, once it meets the county's foundation, utility, fire and septic standards30.

How do you build a home in El Dorado County, step by step?

  1. Confirm the parcel's zoning district, minimum lot size, setbacks, height limit and allowed use with the Planning Division at 530-621-53551762122.
  2. Start septic review early: obtain a percolation test, site evaluation and site approval report before Environmental Management, (530) 621-5300, accepts the sewage-disposal permit application425.
  3. Apply through Environmental Management for any well construction, destruction, deepening or repair11. A new driveway connecting to a county-maintained road needs an encroachment permit31.
  4. Submit a complete building permit application to the Building Division, (530) 621-5315; the county requires the listed plans and supporting approvals before plan check begins1631. An owner-builder must complete the county's owner-builder paperwork and remains responsible for managing and completing the work7.
  5. Schedule the inspections required by the project's scope, including any grading clearance before building inspections12.
  6. Complete utilities, road work and fire-district approval, then obtain final inspection approval and any required Certificate of Occupancy before moving in13.

What to check before you buy land in El Dorado County

Zoning and lot size: ask the Planning Division which district covers the parcel because lot size, setbacks and height limits vary by district, and a proposed subdivision must also satisfy parcel configuration, utilities, fire-safe and road standards1762118. Soils: well under 1% of El Dorado County's soils rate free of severe limits for a conventional septic drain field, and only about 12% of the county's land has a gentle slope, so budget for site-specific evaluation2829. Agricultural grading is not broadly permit-free: narrow exemptions cover conversion of less than one acre outside the Tahoe Basin and qualifying practices that use approved best management practices without substantially changing natural contours3233. Flood status is parcel-specific34. A well needs a county permit for construction, destruction, deepening or repair11. El Dorado County's typical effective property tax rate is about 0.7%, with a median annual bill near $4,5103536.

Watch-outs

  • El Dorado County runs a separate South Lake Tahoe office for the Tahoe Basin, and permits there follow the Tahoe Regional Planning Agency's own rules, including its own permit-expiration timeline instead of the county's two-year limit1637.
  • No residential zone in El Dorado County allows camping; the 30-day limit applies to stays in approved campgrounds and RV parks, not to RV living on residential land10.
  • The mixed-use rule gives no numeric minimum dwelling area and instead requires compliance with the building code; ask the Planning Division what applies to your specific parcel and project2417.

Sources

  1. What's Required and How to Submit:, quoted and re-checked
  2. El Dorado County Zoning Ordinance (2026 county census)
  3. Liquid Waste Disposal - El Dorado County (2026 county census)
  4. Private Sewage Disposal System Ordinance - El Dorado County, quoted and re-checked
  5. Liquid Waste Disposal - El Dorado County, quoted and re-checked
  6. El Dorado County Zoning Ordinance, quoted and re-checked
  7. Application Information (Part 4), quoted and re-checked
  8. Alternative Structures: A Guide to Various Uses, quoted and re-checked
  9. El Dorado County Zoning Ordinance, Section 130.40.300 Accessory Dwelling Units, quoted and re-checked
  10. FAQ's - Planning, quoted and re-checked
  11. Water Well Program - El Dorado County, quoted and re-checked
  12. What's Required and How to Submit:, quoted and re-checked
  13. Minimum Requirements for Occupancy, quoted and re-checked
  14. California Building Standards in Effect, quoted and re-checked
  15. Fee Schedule, MOU's and Sample Fees, quoted and re-checked
  16. El Dorado County Building Division (eldoradocounty.ca.gov)
  17. El Dorado County Planning Division (eldoradocounty.ca.gov)
  18. FAQ's - Planning, quoted and re-checked
  19. El Dorado County Zoning Ordinance, quoted and re-checked
  20. Zoning Ordinance Updates - El Dorado County, quoted and re-checked
  21. El Dorado County Zoning Ordinance, quoted and re-checked
  22. El Dorado County Zoning Ordinance, quoted and re-checked
  23. El Dorado County Zoning Ordinance, quoted and re-checked
  24. El Dorado County Zoning Ordinance, Title 130, quoted and re-checked
  25. El Dorado County Environmental Management Department (eldoradocounty.ca.gov)
  26. OWTS Manual, Sections 1F-1G: Application Process and Inspections, quoted and re-checked
  27. Water Quality Control Policy for Siting, Design, Operation and Maintenance of Onsite Wastewater Treatment Systems (OWTS Policy) (California statewide rule), quoted and re-checked
  28. 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
  29. Share of land at 15% slope or less: Bolthole Index county data
  30. El Dorado County Zoning Ordinance, Title 130, adopted 8/14/2018 and amended 10/16/2025, quoted and re-checked
  31. How to Obtain a Permit — Residential Accessory Structures, quoted and re-checked
  32. Grading Permit - El Dorado County, quoted and re-checked
  33. Grading Permit - El Dorado County, quoted and re-checked
  34. FAQ's - Planning, quoted and re-checked
  35. Effective property tax rate: Bolthole Index county data
  36. Median property tax bill: Bolthole Index county data
  37. El Dorado County Building Division (eldoradocounty.ca.gov)

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.

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Compared with neighboring counties

Like all 6 of its neighbors, El Dorado County has countywide zoning.

RuleEl Dorado CountyPlacer CountyAmador CountyAlpine CountyNevada CountyCalaveras CountySacramento County
Building permitRequiredRequiredLimitedRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Env. Management Dept.County Env. HealthCounty Env. Health Dept.County Health Dept.County Env. Health Dept.County Env. Management AgencyEMD

County locator

El Dorado County in California

46
County map
El Dorado County highlighted among the California counties · colored by Index score

How El Dorado County scores

Seclusion30100% ev.
Self-Sufficiency57100% 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 →

$662kTypical home
0.7%Property tax
$11,768Land / acre
45.4"Annual rain
33.6% of yrsSevere drought
12.5 / yr (+8.4)Mid-century 100°F days
59.2 daysMid-century dry spell
2.71" (+5.4%)Mid-century 1-day rain
1.08×Wildfire change factor
100%Forward climate coverage
$2,306Home insurance / yr
7.9% / yrInsurance growth
4.1%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
2,960,210People within 2 hr
84,443Radius comparison (15 mi)
112.5People / sq mi
49.4%Federal land
12.2%Land at 15% slope or less
0.7%Soils rated "not limited" for septic (strict USDA rating)
6,280 acWorkable land screen
77.2%Wooded land
80.6 tonsBiomass / forest ac
54.3°FAvg temp

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Cities and towns in El Dorado County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Not yet researched: South Lake Tahoe

Answers from the rulebook for El Dorado County

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

El Dorado County rules

  • Building permitRequired

    Structures and construction work regulated by El Dorado County Building Services in the unincorporated county.

    • A permit is required when a structure is erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted, or demolished.
    • Exceptions include small sheds, small retaining walls, and fencing 7 feet high or less.
    • Limited maintenance replacement of non-structural and non-safety components may proceed without a permit.
    • Construction must not begin until the permit is approved.
    • Requirements may differ inside incorporated cities.

    fence height exception: <= 7 feet (The county FAQ identifies fencing 7 feet high or less as an example exception.)

    “The CA Building Code requires a permit any time a structure is “erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted, or demolished”. There are a few exceptions such as small sheds, small retaining walls, and fencing 7 feet high or less.”
    One more reviewed finding on this topic
    • Required — Major renovations, new construction, electrical work, plumbing, and structural changes in unincorporated El Dorado County.
      “Major renovations, new construction, electrical work, plumbing, and structural changes typically require permits.”
  • Owner-builder exemptionAvailable (with conditions)

    An owner who applies for an owner-builder building permit for construction regulated by El Dorado County Building Services.

    • The owner-builder is the legally and financially responsible party for the proposed construction.
    • Before a building permit can be issued, the owner-builder form must be completed and signed by the property owner and returned to the El Dorado County Building Department.
    • The owner-builder must comply with all applicable laws and requirements governing owner-builders and employers.
    • If persons other than California-licensed contractors are engaged and the total construction value is at least $500 including labor and materials, the owner may be considered an employer and may incur registration, payroll-tax, workers' compensation, and unemployment-compensation obligations.
    • For single-family residential structures offered for sale, the owner-builder cannot legally build them with that intent unless all work is performed by licensed subcontractors and the number of structures does not exceed four in a calendar year, or all work is performed under contract with a licensed general building contractor.
    • Private deed restrictions or CC&Rs may require separate approval.

    construction value threshold for potential employer status: >= 500 USD (Includes labor and materials.) · single-family structures sold in a calendar year: <= 4 structures (The limitation does not apply when all work is performed under contract with a licensed general building contractor.)

    “I am aware of and consent to an Owner-Builder building permit applied for in my name, and understand that I am the party legally and financially responsible for proposed construction activity at the site location above.”
    One more reviewed finding on this topic
    • Conditional — Owner-builder construction permits administered by the El Dorado County Building Safety Division.
      “Owner-as-Worker is a type of Owner-Builder where you personally perform the construction work, the permit is issued in your name”
  • Building code adoptedAdopted

    Building projects administered by El Dorado County with application dates on or after January 1, 2026.

    • The 2025 California Building Standards Code is effective for applications dated January 1, 2026, or later.
    • Projects or applications initiated before January 1, 2026 continue under the previous 2022 Codes during construction inspections and plan check.
    • The County page identifies County of El Dorado Ordinances, including Building Title 110, alongside the state Title 24 codes.
    • Tahoe Basin projects have special conditions according to the County building guidance.

    effective date: 2026-01-01 (Projects initiated before this date remain subject to the previous 2022 Codes during inspections and plan check.)

    “Effective January 1, 2026, the 2025 CA Building Standards Code (California Code of Regulations, Title 24) as shown below will become effective on a statewide basis. [...] The 2025 Codes apply to all building projects with an application date of January 1, 2026, or later. However, if your project or application was initiated before this date, the previous 2022 Codes will still apply during construction inspections and the plan check process.”
  • InspectionsRequired

    Permitted construction projects regulated by El Dorado County Building Services.

    • Inspection types depend on project scope.
    • The county identifies foundation, framing, plumbing, electrical, sheetrock, and final inspections as possible construction inspections.
    • A final inspection is required before occupancy under the county's occupancy policy.
    • Additional approvals may be required from the appropriate fire district and other authorities.
    “Inspections can include foundation, framing, plumbing, electrical, sheetrock and final inspections, depending on the project scope.”
    One more reviewed finding on this topic
    • Required — Building construction projects in unincorporated El Dorado County, with inspection types determined by project scope.
      “Inspections can include foundation, framing, plumbing, electrical, sheetrock and final inspections, depending on the project scope.”
  • Certificate of occupancyRequired

    Occupancy of a building structure, trailer, coach, or manufactured housing unit under El Dorado County Building Services requirements.

    • The final inspection must be approved before occupancy.
    • All required utilities must be installed and functional.
    • Road encroachment installation must be complete and meet all requirements of the El Dorado County Code.
    • Before Development Services Department approval, the building site and driveways must meet the SRA Fire Safe Regulations with final occupancy approval from the local fire district.
    • The policy states that it is unlawful to occupy the covered structure or unit until the final inspection has been approved and a Certificate of Occupancy issued.
    • The County Building guidance states its information is exclusive of the Tahoe Basin and that special conditions apply there.
    “until the final inspection has been approved and a Certificate of Occupancy issued.”
    One more reviewed finding on this topic
    • Required — Occupancy of a building structure, trailer, coach, or manufactured housing unit regulated by El Dorado County Building Services.
      “It shall be unlawful for any person to occupy a building structure, trailer, coach, or manufactured housing unit until the final inspection has been approved and a Certificate of Occupancy issued.”
  • County-wide zoningPresent (with conditions)

    El Dorado County Title 130 zoning regulation for lands in the unincorporated area of the county.

    • The ordinance applies to all lands within the unincorporated area except listed exemptions.
    • Exemptions include federal activities on federally owned or leased land; state activities on state-owned or leased land; activities of local agencies as provided in California Government Code Sections 53090 et seq.; certain water and electrical energy facilities under Government Code Section 53091; tribal lands not subject to county jurisdiction; and existing or future state-law preemptions of local land-use authority.
    • For areas covered by an adopted specific plan, the specific plan zones, development standards, and implementing ordinance supersede Title 130; if the specific plan does not address an issue, Title 130 applies.
    • The ordinance states that it was adopted on 8/14/2018 and amended 10/16/2025.
    “The provisions of this Title shall apply to all lands within the unincorporated area of the County of El Dorado”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across El Dorado County: County Title 130 regulates unincorporated areas, while incorporated municipalities may be governed by their own local land-use authorities and ordinances.

    • The cited county zoning ordinance expressly applies to unincorporated areas, not all incorporated municipalities.
    • Specific plans may supersede Title 130 within their adopted areas.
    • The county ordinance contains exemptions for governmental, tribal, and state-law-preempted activities.
    “The City's Zoning Ordinance (Municipal Code Title 10) may be accessed through Sterling Codifier”
  • Zoning districtsPublished (with conditions)

    Zoning districts and zoning ordinance materials for unincorporated El Dorado County.

    • The County publishes Title 130 as its zoning ordinance through the County Zoning page and links to the ordinance code.
    • The County zoning FAQ identifies parcel-specific zoning designations and directs users to zoning chapters for Agricultural/Rural/Resource, Commercial, Industrial/R&D, Residential, and Special Purpose zones.
    • The County states that allowed uses may be permitted by right, conditional, temporary, minor, or administrative permit, or not allowed.
    • Ordinance amendments may have separate adoption and effective dates; the County page identifies 2026 amendments adopted August 18 or August 25, 2026, with effective dates September 16 or September 23, 2026.
    “El Dorado County Ordinance Code Municode: Title 130 - Zoning”
  • Minimum dwelling sizeSpecified

    Residential dwelling units in mixed-use development projects governed by El Dorado County Title 130 in the unincorporated county.

    • The rule applies to mixed-use development projects under Section 130.40.180.C.
    • At least 30 percent of the mixed-use project's gross floor area must be devoted to commercial uses, excluding inner courtyards and exterior stairwells or balconies.
    • Residential density is limited to 20 dwelling units per acre in Community Regions and 10 dwelling units per acre in Rural Centers or developments without a public sewer connection.
    • On RM-zoned land, commercial use may not exceed 15 percent of the project's gross floor area.
    • The ordinance states compliance with the building code but does not state a numeric minimum dwelling-unit area in this section.
    • The County states that Ordinance No. 5267 was adopted on 8/18/2026 and became effective on 9/16/2026.

    minimum residential dwelling unit area: Must comply with the building code; no numeric minimum stated in Section 130.40.180.C.3

    “Minimum residential dwelling unit area shall comply with the building code.”
  • Minimum lot sizeDistrict specific (with conditions)

    Residential zoning districts in unincorporated El Dorado County, including RM, R1, R20K, R1A, R2A, R3A, and RE.

    • The standards apply unless a variance is obtained or standards are modified through a Development Plan permit.
    • Interior-lot minimums are RM: 6,000 or 2,000 square feet; R1: 6,000 square feet; R20K: 20,000 square feet; R1A: 1 acre; R2A: 2 acres; R3A: 3 acres; RE: 5 acres or 10 acres as designated.
    • Corner-lot minimums are RM: 7,500 or 3,500 square feet; R1: 7,500 square feet; R20K: 20,000 square feet; R1A: 1 acre; R2A: 2 acres; R3A: 3 acres; RE: 5 acres or 10 acres as designated.
    • Lots created for access roads, parking areas, common-area landscaping, and open-space purposes are exempt from the area and width standards of the respective zones.
    • Smaller minimum lot area or lot width is allowed with attached or small-lot-design detached units.

    RM interior minimum lot size: 6,000 or 2,000 sq ft · R1 interior minimum lot size: 6000 sq ft · R20K interior minimum lot size: 20000 sq ft · R1A interior minimum lot size: 1 acre · R2A interior minimum lot size: 2 acres · R3A interior minimum lot size: 3 acres · RE interior minimum lot size: 5 or 10 acres (as designated)

    “Minimum Lot Size for Interior Lot 6,000 or 2,000 sq ft 6,000 sq ft 20,000 sq ft 1 acre 2 acre 3 acre 5 acres or 10 acres as designated”
    One more reviewed finding on this topic
    • District specific (with conditions) — Residential zoning districts in unincorporated El Dorado County, including RM, R1, R20K, R1A, R2A, R3A, and RE.
      “Minimum Lot Size for Interior Lot 6,000 or 2,000 sq ft 6,000 sq ft 20,000 sq ft 1 acre 2 acre 3 acre 5 acres or 10 acres as designated”
  • SetbacksDistrict specific (with conditions)

    Structures in unincorporated El Dorado County zoning districts.

    • The residential-zone standards vary by district.
    • Agricultural setbacks may apply under Section 130.30.030 when adjacent to agricultural zones.
    • Fire-safe setbacks may apply to lots over one acre.
    • Additional special setbacks for agricultural, timber, water-resource, wetland, riparian, and similar protections may apply.
    • Setback reductions and projections are subject to the ordinance's stated exceptions and approvals.

    residential front setback: 20 to 30 ft (varies by district) · residential side setback: 5 to 30 ft (varies by district) · residential rear setback: 10 to 30 ft (varies by district) · fire-safe setback: 30 ft (for new structures on lots with net acreage of one acre or larger unless an approved exception applies)

    “Setbacks1: (in feet) Front 20 20 30 30 30 30 30 Secondary Front 10 15 20 25 30 30 30 Side4, 5 5 5 10 15 20 30 30 Rear 10 15 30 30 30 30 30”
    One more reviewed finding on this topic
    • District specific (with conditions) — Building setbacks for residential zoning districts in unincorporated El Dorado County.
      “Setbacks1: (in feet) Front 20 20 30 30 30 30 30 Secondary Front 10 15 20 25 30 30 30 Side4, 5 5 5 10 15 20 30 30 Rear 10 15 30 30 30 30 30”
  • Lot coverageDistrict specific (with conditions)

    Land coverage in the Meyers Area Plan zones of unincorporated El Dorado County, as regulated through the TRPA Code of Ordinances and the Meyers Area Plan.

    • The County ordinance states that land coverage is further regulated under the TRPA Code of Ordinances and Attachment A of the Meyers Area Plan.
    • Detached single-family dwellings are limited to no more than 30 percent coverage under TRPA Code Section 30.4.
    • Additional TRPA Code Chapter 30 requirements apply outside the Town Center overlay.

    detached single-family dwelling coverage: <= 30 percent (TRPA Code Section 30.4)

    “Detached single family dwellings limited to no more than 30% coverage per TRPA Code Sec. 30.4.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Meyers Area Plan MAP zones in the Tahoe Basin portion of unincorporated El Dorado County.
      “Maximum Transferred Land Coverage (see TRPA Code Sec. 30.4 for additional detail) 70% of high capability land See TRPA Code Ch. 30 70% of high capability in Town Center overlay; see TRPA Code Ch. 30 for outside of Town Center”
  • Building heightDistrict specific (with conditions)

    Buildings and structures in unincorporated El Dorado County zoning districts.

    • All structures and buildings must conform to the maximum height for the applicable zone unless a Development Plan or Conditional Use Permit allows additional height.
    • Height is measured from average finished grade at the building walls to the highest point of the building.
    • Retaining walls within five feet of an exterior wall may be included in the height calculation.

    maximum height: RM: 50 ft; R1: 40 ft; R20K: 40 ft; R1A: 45 ft; R2A: 45 ft; R3A: 45 ft; RE: 45 ft ft (subject to ordinance exceptions and discretionary approvals)

    “Maximum Height (in feet) 50 40 40 45 45 45 45”
    One more reviewed finding on this topic
    • District specific (with conditions) — Maximum building height in residential zoning districts in unincorporated El Dorado County.
      “Maximum Height (in feet) 50 40 40 45 45 45 45”
  • Living in an RVLimited

    Camping and recreational-vehicle-park occupancy in unincorporated El Dorado County.

    • The County zoning ordinance is permissive; a use not listed as permitted by right or requiring a Conditional Use Permit is not allowed.
    • No residential zone district allows camping by right or by Conditional Use Permit.
    • Selected agricultural and recreational zones allow campgrounds with an approved Conditional Use Permit.
    • Campgrounds and RV parks are subject to a maximum 30-day stay, a maximum of nine sites per developable acre, a minimum 1,000 square feet per campsite or RV space, and an average overnight population limit of four persons per campsite or RV space.
    • The County Environmental Health Division must determine that adequate water supply and/or septic capability is available.
    • Camping in the Timber Preserve Zone District is allowed with restrictions.

    maximum length of stay: <= 30 days (Campgrounds and recreational vehicle parks; displaced-person exceptions may apply under Chapter 130.69.) · maximum density: <= 9 sites per developable acre (Additional displaced-person sites may be authorized under Chapter 130.69.) · minimum campsite or RV-space area: >= 1000 square feet · average overnight population: <= 4 persons per campsite, RV space, or cabin

    “The maximum number of campsites, RV spaces, dormitory rooms, park model units or cabins shall not exceed nine sites per developable acre and each individual campsite or RV space shall be no less than 1,000 square feet. The average overnight population per campsite, RV space, or cabin shall not exceed four persons. [...] The County Environmental Health Division shall determine that adequate water supply and/or septic capability is available to serve the project. [...] The maximum length of stay in any campground or recreational vehicle park shall not exceed 30 days.”
  • Camping on your landLimited

    Temporary camping on private property in unincorporated El Dorado County.

    • No residential zone district allows camping by right or by Conditional Use Permit.
    • Selected agricultural and recreational zone districts may allow campgrounds with an approved Conditional Use Permit.
    • Camping is allowed in the Timber Preserve Zone District with restrictions.
    • The ordinance makes placement, maintenance, use, or occupancy of an unpermitted vehicle or temporary structure for camping, dwelling, or temporary or permanent residency for more than 30 days unlawful unless authorized under Section 130.40.100 or Section 130.52.050.

    maximum unauthorized camping/residency duration: > 30 days (Placement or occupancy may be authorized under Section 130.40.100 or Section 130.52.050.)

    “No residential zone district allows camping by right or by Conditional Use Permit. Select agricultural and recreational zone districts allow campgrounds with an approved Conditional Use Permit. Camping is allowed in the Timber Preserve Zone District (TPZ) with some restrictions.”
  • Tiny homesAllowed (with conditions)

    Tiny homes under 400 square feet built on permanent foundations for long-term housing in unincorporated El Dorado County.

    • The County guide describes tiny homes as small stationary homes under 400 square feet built on permanent foundations.
    • Construction is subject to local building codes under California Title 24.
    • Zoning, building, fire, septic, and other parcel-specific requirements may also apply.

    maximum size described for tiny home: < 400 sq. ft.

    “Tiny Home Small, stationary homes (under 400 sq. ft.) built on a permanent foundation, ideal for minimalist living. 100 to 400 sq. ft. Built similarly to traditional homes on a permanent foundation with durable materials. Subject to local building codes under Title 24. Long-term housing, vacation homes, eco-friendly living.”
  • Manufactured homesAllowed (with conditions)

    Permanent primary or accessory dwelling occupancy by manufactured homes in unincorporated El Dorado County.

    • Permanent placement must comply with County Code Chapter 110.64, applicable zone development standards, and Section 130.40.190.
    • Permanent placement as a primary or accessory dwelling is allowed by right only in zones permitting detached single-unit residential dwellings by right.
    • Manufactured homes are subject to applicable building, foundation, utility, fire, septic, and permitting requirements.
    “In all zones which permit detached, single-unit residential dwellings by right, the permanent placement of mobile/manufactured homes as primary and/or accessory dwelling units shall be allowed by right.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units and junior accessory dwelling units in unincorporated El Dorado County.

    • ADU or JADU construction is allowed by right in zones permitting single-family or multi-family residential development, subject to Section 130.40.300.
    • An ADU may be rented separately from the primary residence only for a term of not less than 30 consecutive calendar days.
    • An ADU may not be sold or otherwise conveyed separately from the primary residence except as provided by California Government Code Section 65852.26.
    • Detached ADU maximum floor area is 850 square feet on lots up to 19,999 square feet, 1,200 square feet on lots from 20,000 square feet to less than one acre, and 1,600 square feet on lots of one acre or greater; units with more than one bedroom on lots up to 19,999 square feet may be up to 1,000 square feet.
    • Attached ADUs may not exceed 50 percent of the primary dwelling square footage; conversions of accessory structures are not subject to the detached-unit table maximums.
    • ADUs remain subject to applicable parking, height, setback, landscape, architectural-review, historic-resource, fire-safety, public-utility, drainage-easement, recorded-easement, building, and septic requirements.
    • The County FAQ states that ADUs are permitted on all lots zoned for single-family residential uses unless the parcel is encumbered by a Williamson Act Contract.

    minimum separate rental term: >= 30 consecutive calendar days · maximum detached ADU floor area: 850 sq. ft. (Lots up to 19,999 square feet; up to 1,000 square feet for units with more than one bedroom.) · maximum detached ADU floor area: 1200 sq. ft. (Lots from 20,000 square feet to less than one acre.) · maximum detached ADU floor area: 1600 sq. ft. (Lots of one acre or greater.)

    “In all zones that permit single-family or multi-family residential development, the expansion of the primary dwelling or the construction of a new structure for the purpose of creating an accessory dwelling unit or a junior accessory dwelling unit is allowed by right, subject to the provisions of this Section.”
  • Who permits septicCounty (with conditions)

    Onsite wastewater treatment systems and private sewage disposal systems addressed by El Dorado County’s OWTS Manual and Environmental Management Department.

    • The official county material assigns administration and review functions to the County Environmental Management Department (EMD).
    • The OWTS Manual states that applications for new installation, repair, replacement, addition, or expansion of OWTS within El Dorado County are submitted to EMD with applicable fees.
    • The cited county material does not expressly establish exclusive county authority over incorporated municipalities; municipal or other local authority may require separate verification.
    “The County of El Dorado, Community Development Services, Environmental Management Department (EMD) is responsible for protecting public health and the environment from the potential adverse health and environmental impacts associated with Onsite Wastewater Treatment Systems (OWTS).”
  • Septic permitRequired

    Installation or change of a sewage disposal system in El Dorado County.

    • A site evaluation and site approval report are also needed before the sewage disposal system permit application can be accepted, subject to the ordinance exception for acceptable pre-existing soil testing.
    • Percolation tests are required before a site evaluation report can be completed.
    • The permit is issued only to an owner or the owner's authorized representative.
    • Standard and special-design systems follow the County's stated evaluation, design, installation, and construction requirements.
    • Special-design systems include systems with percolation rates greater than 60 minutes per inch for standard leach lines, greater than 30 minutes per inch for non-standard leach lines, or less than 5 minutes per inch, and specified alternative systems.

    site evaluation report submission deadline: 60 days after completion of site evaluation · standard-system percolation rate: 5-30 minutes/inch (Other rates may require special design.)

    “A site evaluation, a site approval report and a sewage disposal system permit are needed to install or change a system. This applies whether you are an owner, contractor, company, or public agency. A permit will only be issued to an owner or the owner's authorized representative.”
  • Septic inspectionRequired

    Installation, replacement, repair, or expansion of onsite wastewater treatment systems covered by the El Dorado County OWTS Manual.

    • Inspections are performed only under a valid permit.
    • The permit number must be provided when requesting an inspection.
    • The OWTS must be accessible and ready for the requested inspection type.
    • Extra inspections may result in additional inspection fees.
    • An open-trench inspection is required after an approved construction permit; a Qualified Professional performs it on all OWTS, and EMD staff also inspect all Standard OWTS.
    • Final inspections are performed by EMD on all OWTS within two weeks of the open-trench inspection.
    • The approved as-built site plan and necessary paperwork must be available, and the Qualified Professional and Contractor must sign the approved site plan before final inspection.

    final inspection timing: 2 weeks after open-trench inspection · additional inspection fee: may be charged (if extra inspections are needed)

    “After obtaining an approved OWTS construction Permit to install, repair, replace or expand an OWTS, an open trench inspection shall be performed by the Qualified Professional on all OWTS. [...] Final inspections shall be performed by EMD on all OWTS within two (2) weeks of the open trench inspection.”
  • Well permitRequired

    Construction, destruction, deepening, or repair of water wells in El Dorado County.

    • Drillers must follow California Water Well Standards Bulletin 74-81 and supplements.
    • Environmental Management reviews applications submitted by licensed well drillers for setback and development issues.
    • Inspections may occur before permit approval, during annular-seal placement, or at any other time deemed necessary.
    • Well completion reports must be submitted within 60 days of completion and are reviewed before finalizing the permit.
    • The cited statement concerns water wells; monitoring-well, soil-boring, remediation, and site-investigation permits may have separate requirements.

    well completion report deadline: 60 days after well completion

    “Permits are required for the construction, destruction, deepening, and repair of a water well.”
  • Agricultural exemptionConditional

    Agricultural grading and related agricultural practices, including fuel reduction and fire protection, on private property in the unincorporated area of El Dorado County, outside the Tahoe Basin.

    • The practice must not substantially change the natural contour of the land.
    • The practice must use best management practices recommended by the County Agricultural Commission and adopted by the Board of Supervisors.
    • The exemption does not apply where the grading would create a cut or fill that could potentially endanger any structure intended for human or animal occupancy, threaten the stability of any public road, or obstruct any watercourse or drainage conduit.
    • Projects located in the Tahoe Basin are not eligible for the exemption.
    • Exempt projects must comply with all other requirements of the grading chapter, CEQA, the County stormwater management plan, and all other relevant codes and ordinances.
    “do not substantially change [...] contour [...] use “best management practices” as recommended by the County Agricultural Commission and adopted by the Board of Supervisors.”
    One more reviewed finding on this topic
    • Conditional — Agricultural grading activities converting undisturbed vegetation to agricultural cropland on private property in the unincorporated area of El Dorado County, outside the Tahoe Basin.
      “Agricultural grading activities that convert less than one acre of undisturbed vegetation to agricultural cropland.”
  • Subdividing landRegulated (with conditions)

    Subdivision requests in unincorporated El Dorado County.

    • A subdivision must comply with Title 120 and Title 130, including minimum lot sizes, parcel configurations, utility/water/waste, Fire Safe, and road-development standards.
    • The subdivision must also be consistent with the parcel's General Plan land-use designation and applicable General Plan policies.
    • State Subdivision Map Act and other agency regulations also apply.
    • All subdivision requests are discretionary and individually evaluated at a public hearing.
    • Four parcels or fewer use a Tentative Parcel Map application; five parcels or more require a Tentative Subdivision Map application.

    application threshold: four parcels or less: Parcel Map Tentative; five parcels or more: Subdivision Map Tentative

    “A parcel can only be subdivided if a future subdivision would be consistent with all applicable Title 120 and Title 130 regulations (Zoning and Subdivision Ordinances), including but not limited to Zone District Development Standards, minimum lot sizes, parcel configurations, utility/water/waste regulations, Fire Safe regulations and road development standards.”
  • Driveway accessLimited

    Residential driveway connections involving an El Dorado County-maintained road right-of-way or easement.

    • An Encroachment Permit is required for work within a County-maintained road easement or right-of-way.
    • For residential driveways, the Department of Transportation permit requirement applies only on roads with speed limits greater than 25 MPH or to commercial properties.
    • Driveway permits for connections to roads with speed limits of 25 MPH or less are issued by the County Building Department.
    • The page states that applications may be submitted through the online portal, in person at the Placerville or South Lake Tahoe office front counters, or by email to listed contacts.
    • All encroachment permits abide by California Business and Professions Code Section 8771(b).

    road speed limit threshold: > 25 MPH (Connections to roads with speed limits of 25 MPH or less are issued by the Building Department.)

    “Residential driveways Only on roads with speed limits > 25 MPH or Commercial properties. Driveway permits for connections to roads with speed limits of 25 MPH or less are issued by the Building Department.”
  • Building in a floodplainLimited

    Development in El Dorado County flood hazard areas regulated under the County zoning ordinance.

    • The County regulates development in flood hazard areas through Chapter 130.25, the Flood Damage Prevention Ordinance, in coordination and consistency with FEMA requirements.
    • Flood-zone status is parcel-specific and is available through the County parcel-data lookup.
    “In coordination and consistent with FEMA requirements, the County of El Dorado regulates development in flood hazard areas through implementation of the Flood Damage Prevention Ordinance, Chapter 130.25 of the El Dorado County Zoning Ordinance.”
  • Short-term rentalsLimited

    Vacation home rentals of 30 days or less in unincorporated El Dorado County; incorporated cities administer their own rules.

    • A permit is required for rentals of 30 days or less.
    • If the permit is not active, the property may not be rented short term.
    • The County regulates, permits, and enforces vacation home rentals in the Tahoe Basin and West Slope, excluding incorporated cities.
    • South Lake Tahoe and Placerville administer VHRs within their city limits.
    • Long-term rentals over 30 days are not regulated under the County VHR ordinances.
    • VHR permits impose maximum guest limits; additional owner, signage, local-contact, and nuisance requirements apply.

    short-term rental duration: <= 30 days or less (ongoing month-to-month tenancy is treated as long-term)

    “A permit is required when a property is rented for 30 days or less. If there is an active permit, it is up to the owner or owner’s agent to keep track of when the permit expires, and to submit an application for a permit renewal before the expiration date. If the permit is not active, the property may not be rented short term.”
  • Permit feesPublished (with conditions)

    County building and planning permit fees, including permit-related agency and mitigation fees.

    • Multiple checks may be required depending on permit type, including permit, school, Air Quality, and DOT encroachment fees.
    • Card payments incur a 3.25% service fee.
    • Half of the building permit fee and the entire planning fee are collected at permit application; the remainder of the building permit fee and other agency fees are collected at permit issuance.
    • Fees vary by location and project type; sample fee estimates are based on specified home dimensions and zones.

    card payment service fee: 3.25 percent · building permit fee collected at application: half · planning fee collected at application: entire fee

    “HALF OF THE BUILDING PERMIT FEE AND THE ENTIRE PLANNING FEE ARE COLLECTED AT TIME OF PERMIT APPLICATION. The remainder of the building permit fee and other agency fees will be collected at the time of permit issuance.”
  • Permit processPublished (with conditions)

    Residential building permit application and plan-review process administered by El Dorado County Building Services, including projects in the Tahoe Basin subject to the stated TRPA exception.

    • The application must be completed and signed, with signature verification by office personnel.
    • Owner-builders must be the owner of record and complete part four of the multi-part application.
    • A recently changed property ownership may require a grant deed at application.
    • If the property is in the architecturally controlled area of El Dorado Hills Community Services District or Cameron Park Community Services District, district architectural approval is required before permit issuance; failure to obtain it may delay issuance.
    • Contractors acting as the owner's agent must have a current active California state contractor's license, workers' compensation coverage, and a current El Dorado County business license.
    • For property served by a public water/sewer district other than El Dorado Irrigation District, proof of service must be submitted before permit issuance; EID reviews and approves electronically.
    • For property not served by public water/sewer, the perc test, septic design, and well production report must be submitted to Environmental Management with or after the building permit application.
    • Parcels at or above 4,000 feet require a bear-resistant garbage enclosure.
    • An encroachment permit is needed when connecting a new driveway to a County-maintained road.
    • Building Services will not accept a residential building permit application unless the listed minimum criteria are met, including two complete sets of plans plus one additional floor plan.
    • An incomplete application is deemed incomplete and plan check will not be scheduled until all indicated items are received; the operative date is the date a complete application is received.
    • Accessory structures in the Tahoe Basin require a permit to facilitate TRPA review, and permits affected by TRPA are governed by TRPA regulations regarding permit expiration and reissuance.

    driveway connection threshold: County-maintained road (An encroachment permit is needed if connecting a new driveway to a County-maintained road.) · minimum residential plan sets: 2 complete sets (Plus one additional floor plan.) · high-elevation threshold: >= 4000 feet (Bear-resistant garbage enclosure required.)

    “Building Services will not accept an Application for a Residential Building Permit unless the Minimum Criteria listed below are met. Use the following as a guideline for your submittal. Submit two complete sets of plans that include the following, plus one additional floor plan:”

California rules that apply here

  • 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.”
  • 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.”
    One more reviewed finding on this topic
    • 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”

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.

Living off-grid in El Dorado County, California

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

El Dorado County scores 46/100 on the Bolthole Index, a marginal county profile. Watch-outs: about 84,443 people within 15 miles and elevated mid-century heat, water, rain, or wildfire exposure.

Do you need a building permit in El Dorado County, California?

El Dorado County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by El Dorado County Environmental Management Department, Environmental Health (Private Sewage Disposal System Ordinance). 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 El Dorado County?

Living in an RV on your own land in El Dorado County is limited to specific cases: Camping and recreational-vehicle-park occupancy in unincorporated El Dorado County. The County zoning ordinance is permissive; a use not listed as permitted by right or requiring a Conditional Use Permit is not allowed. No residential zone district allows camping by right or by Conditional Use Permit. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in El Dorado County, California?

Land in El Dorado County runs about $11,768 per acre, based on the latest county data.

What is the water situation in El Dorado County?

El Dorado County gets about 45.4" of rain a year, with severe drought in roughly 33.6% of years.

How remote is El Dorado County?

A typical private-land location has about 84,443 people within 15 miles and 4,461,118 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How El Dorado compares in California

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