Bolthole Index

Modoc County, California

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

47Index Score / 100
#19 of 58 in California

Unincorporated Modoc County, California requires building permits for rural dwellings and related structures on parcels zoned for one acre or larger1. The county zones unincorporated land under Title 18, and Alturas sets its own zoning inside the city23. Modoc County Environmental Health issues septic permits for every address, city or not4. Call Building & Safety and Planning before you commit to a parcel56.

At a glance

Building permit
Required for rural dwellings and related structures in unincorporated areas zoned for one acre or larger17
Zoning
Yes in unincorporated areas (Title 18); Alturas sets its own zoning inside the city283
Septic permit
County Environmental Health, countywide; pre-cover inspection required9410
RV living
Occasional stays only: 30 days a year in the smallest-lot zones, 30 consecutive or 90 total days in most rural zones11
Tiny home
Statewide rules allow a qualifying tiny home; Modoc County's own occupancy rule is unconfirmed12
Owner-builder
A conditional contractor-license exemption is available, but permits and inspections still apply13
Manufactured home
Installation permit required outside a licensed park; age limits apply14
Private well
A local permit is required for construction, alteration or destruction15
Subdivision
Land divisions and parcel boundary adjustments are reviewed by Environmental Health and Planning16

Who to call

Building permits

Modoc County Building & Safety

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

530-233-6406

203 West 4th St, Alturas, CA 96101

Zoning

Modoc County Planning Department

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

530-233-6406

203 W 4th Street, Alturas, CA 96101

Septic permits

Modoc County Environmental Health

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

530-233-6310

202 West 4th Street, Alturas, California

Roads & driveways

Modoc County Road Department

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

530-233-6412

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

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

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

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

Yes. In qualifying rural areas of unincorporated Modoc County, building permits are required for rural dwellings and related structures1. "Rural" means unincorporated land zoned for minimum parcels of one acre or larger, subject to stated exceptions, and the application must include approval for private sewage disposal or another waste method1. California law separately requires a building permit before any building or structure is erected, so a parcel outside the rural definition still needs one7. Modoc County adopted the 2022 California building codes in 202417; the state's 2025 code applies to applications filed on or after January 1, 2026, so ask Building & Safety which edition governs your application18. A new rural dwelling receives at least 3 inspections: foundation, rough-in and final19. An owner-builder may qualify for a contractor-license exemption, but the project still needs the permit and inspections2013.

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

Modoc County Building & Safety handles building permits, plan review, inspections, code questions and permit records5. The office is at 203 West 4th St, Alturas, CA 96101, and its phone number is 530-233-64065. The building-permit fee is computed from construction valuation, using code valuation data or documented actual cost, so no flat fee applies; ask for an estimate for your project21. Work must begin and receive an approved inspection within 365 calendar days after permit issuance, followed by the required annual inspection approvals22. Licensed contractors installing eligible rooftop solar on a permitted home can apply online through the county's SolarAPP+ portal, and inspections are scheduled by phone at (530) 233-6406; ground-mounted and ballasted systems do not qualify2324. For parcel zoning and allowable uses, call the Planning Department at the same number6.

Does Modoc County have zoning?

Yes. Title 18 zoning regulates land in unincorporated Modoc County2. Inside the city of Alturas, the city adopts its own zoning standards in Chapter 28 of its municipal code3. Planning gives parcel-specific guidance, because allowed uses, height, density and parking vary by zoning district258. Minimum lot size, yards, setbacks and building coverage are district-specific262728. The General Agricultural residential standards include a 40-acre minimum lot and 1% building coverage, but Planning should confirm the current standards for the parcel2628. Dividing land is regulated too: Environmental Health reviews subdivisions, parcel boundary adjustments, divisions and combinations16. In the Flood Hazard zone, a building permit needs flood elevations, drainage information and findings that the project is reasonably safe from flooding29. A countywide minimum dwelling size and maximum building height could not be confirmed, so ask Planning before choosing a footprint6.

How do septic permits work in Modoc County?

Modoc County Environmental Health regulates onsite wastewater systems throughout incorporated and unincorporated Modoc County, so Alturas addresses use the same septic office4. A septic permit is required before installing a new or replacement tank and leach field or repairing a failing system30. The application needs a site plan, fee and soil-test data (repairs are excepted from the soil data), and Environmental Health must find the site suitable before issuing the permit; the permit lasts one year30. The installer must request an inspection before the system is backfilled and submit an as-built plan; a single-family system may qualify for a waiver based on photographs10. Only 15.6% of county soils rate free of severe limitations for a conventional drain field, so make septic feasibility an early purchase contingency31. All wastewater needs an approved treatment and dispersal method, including on off-grid parcels32. Environmental Health is at 202 West 4th Street, Alturas, California, phone 530-233-631033.

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

Unincorporated Modoc County allows only occasional, temporary RV occupancy on a lot or parcel, and none in the I, IL and C zones34. In RR-4 through RR-15, LIC, RC, TP, AE and AG zones, occupancy may last up to 30 consecutive days or 90 calendar days in a year; RR-1 through RR-3, RH, RL and RT allow up to 30 days in a year11. In AE, AG, RC, LIC, TP and OFG zones, an administrative permit can allow up to 180 consecutive days in a year for a bona fide agricultural operation or resource-protection activity, with health-department compliance; the permit runs up to 5 years, and an extension beyond that needs a use permit35. Living in an RV while building a dwelling requires an administrative permit11. RV parks follow a separate limit of 6 months in a calendar year unless a use permit says otherwise36. An RV may not be occupied while parked on a public street or highway, and may be stored indefinitely if no one lives in it37. California allows a tiny home that qualifies as a manufactured, factory-built or code-built home, RV or park trailer, in a location approved for that type; Modoc County's own tiny-home rule could not be confirmed, so ask Planning how the unit will be classified126. A manufactured home outside a licensed park needs an installation permit and generally must be no more than 10 years old when the application is filed14.

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

  1. Ask Planning to confirm the parcel's zoning, residential use, lot size, setbacks, coverage and any Flood Hazard-zone requirements62629.
  2. Ask Environmental Health whether sewer is available or a septic site can be approved; submit the site plan, soil data and septic-permit fee before installation, and request the pre-cover inspection before backfilling383010.
  3. Obtain the local well permit before constructing, altering or destroying a private well15.
  4. Ask the Road Department about work in the county right-of-way; a state-highway connection requires a Caltrans encroachment permit3940.
  5. Submit the building-permit application to Building & Safety and obtain the required approvals before construction; the fee depends on project valuation121.
  6. Request the required inspections and obtain the certificate of occupancy before moving in1941.

What to check before you buy land in Modoc County

Confirm unincorporated Modoc County zoning before treating acreage as buildable because uses, lot size, setbacks and coverage are district-specific82627. Ask whether the parcel is in the Flood Hazard zone before designing the building, well or septic system29. Make septic feasibility a purchase contingency: only 15.6% of county soils rate free of severe limitations for a conventional drain field, and Environmental Health must approve the site3130. A private well also requires a local permit15. Modoc County averages 17.9 inches of precipitation and has experienced severe drought in 44.1% of years, so verify a reliable water plan4243. About 67.8% of the county is federal land, making boundaries, legal access and neighboring ownership worth checking44. The effective property-tax rate is about 0.7%, with a median annual bill of about $1,4454546.

Watch-outs

  • An RV cannot serve as an open-ended residence on unincorporated land: occupancy limits run from 30 to 90 days a year in most zones, and living in one during construction requires an administrative permit11.
  • Only 15.6% of Modoc County soils rate free of severe limitations for a conventional drain field; obtain Environmental Health's site evaluation before relying on a standard septic layout3133.
  • A septic system must pass an inspection before it is backfilled, so do not cover the work until Environmental Health has inspected it or waived the inspection10.
  • Modoc County's rules for tent camping, tiny-home occupancy, agricultural-building exemptions and driveway access onto county roads could not be confirmed; ask Planning, Building & Safety and the Road Department about the exact parcel and project6539.

Sources

  1. County of Modoc Building and Safety Policy and Procedure Manual, quoted and re-checked
  2. Modoc County Rezone Application Packet, quoted and re-checked
  3. Alturas: Alturas Code § 28.41.020, General development standards matrix (Modoc County), quoted and re-checked
  4. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program, quoted and re-checked
  5. Modoc County Building & Safety (countyofmodoc.gov)
  6. Modoc County Planning Department (countyofmodoc.gov)
  7. Do I need a building permit for my project?, quoted and re-checked
  8. Modoc County 2024-2029 Housing Element Update, quoted and re-checked
  9. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program (2026 county census)
  10. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program, quoted and re-checked
  11. Modoc County Code, Title 18, Chapter 18.100 — Special Uses, quoted and re-checked
  12. Information Bulletin 2016-01: Tiny Homes (California statewide rule), quoted and re-checked
  13. Building Officials - Owner-Builder Overview, quoted and re-checked
  14. Modoc County Code of Ordinances, Title 15, Chapter 15.02, Section 15.02.060 — Manufactured home standard, quoted and re-checked
  15. Well Standards, quoted and re-checked
  16. Land Use Program, quoted and re-checked
  17. Modoc County Building and Safety Policy and Procedure Manual, quoted and re-checked
  18. Approved Building Standards (California statewide rule), quoted and re-checked
  19. Ordinance No. 364: Regulations for Limited Density Rural Dwellings, quoted and re-checked
  20. Owner-Builder Responsibilities, quoted and re-checked
  21. Modoc County Code of Ordinances, § 15.01.030, Computation of fees, quoted and re-checked
  22. Code of Ordinances: Title 15 - Building Regulations, Chapter 15.01, Section 15.01.030 - Computation of fees, quoted and re-checked
  23. SolarAPP+, quoted and re-checked
  24. SolarAPP+, quoted and re-checked
  25. Land Use Program, quoted and re-checked
  26. Chapter 18.110 - General Development Standards, quoted and re-checked
  27. Chapter 18.110 - General Development Standards, Yards, quoted and re-checked
  28. Modoc County 5th Cycle Housing Element, quoted and re-checked
  29. Chapter 18.70 - Flood Hazard (FH) Zone, quoted and re-checked
  30. Septic System Program | Modoc County, CA, quoted and re-checked
  31. 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
  32. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program, quoted and re-checked
  33. Modoc County Environmental Health (countyofmodoc.gov)
  34. Chapter 18.100 - Special Uses, Modoc County Code, quoted and re-checked
  35. Chapter 18.100 - Special Uses, quoted and re-checked
  36. Chapter 18.100 - Special Uses, quoted and re-checked
  37. Modoc County Code, Section 18.100.060 — Recreational vehicles, quoted and re-checked
  38. Modoc County Onsite Wastewater Treatment Systems Local Agency Management Program, quoted and re-checked
  39. Modoc County Road Department (countyofmodoc.gov)
  40. Encroachment Permits | Caltrans (California statewide rule), quoted and re-checked
  41. County of Modoc Building and Safety Policy and Procedure Manual, quoted and re-checked
  42. Annual precipitation: Bolthole Index county data
  43. Share of years in severe drought: Bolthole Index county data
  44. Federal land share: Bolthole Index county data
  45. Effective property tax rate: Bolthole Index county data
  46. Median property tax bill: Bolthole Index county data

Written October 16, 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, Modoc County requires a building permit for a home.

RuleModoc CountyLassen CountyShasta CountyPlumas CountySiskiyou CountyTehama CountyButte County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Env. Health Dept.County Env. HealthCounty Env. HealthCounty Public Health AgencyCounty Env. Health Div.County Env. Health Dept.County Env. Health Div.

County locator

Modoc County in California

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

How Modoc County scores

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

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$199kTypical home
0.7%Property tax
$4,267Land / acre
17.9"Annual rain
44.1% of yrsSevere drought
2.8 / yr (+2.6)Mid-century 100°F days
41.5 daysMid-century dry spell
1.02" (+7.4%)Mid-century 1-day rain
1.13×Wildfire change factor
100%Forward climate coverage
$1,366Home insurance / yr
6.5% / yrInsurance growth
2.07%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
201People within 30 min
1,136Radius comparison (15 mi)
2.2People / sq mi
67.8%Federal land
70.4%Land at 15% slope or less
15.6%Soils rated "not limited" for septic (strict USDA rating)
310,387 acWorkable land screen
29.9%Wooded land
23.9 tonsBiomass / forest ac
47.2°FAvg temp

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Cities and towns in Modoc 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.

Answers from the rulebook for Modoc County

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

Modoc County rules

  • Building permitRequired

    Residential roof-mounted retrofit photovoltaic systems using Modoc County's SolarAPP+ process

    • Only permitted residential structures with main-dwelling rooftop systems are eligible.
    • Ballasted and ground-mounted systems are excluded.
    • Only licensed contractors may use the described SolarAPP+ process.
    • The SolarAPP+ approval document and approval number must be included.
    • Payment must be made online and permit documents printed.

    SolarAPP+ initial processing revisions: <= 3 revisions (The initial processing fee charged by the SolarAPP+ website covers up to three revisions.)

    “Apply for a permit online via the Modoc County Building Permit Portal”
    One more reviewed finding on this topic
  • Building code adoptedAdopted (with conditions)

    Modoc County Title 15 building regulations and the referenced 2022 California Building Standards Code.

    • The adopted codes are subject to express local amendments or superseding provisions in the Modoc County code.
    • The ordinance states it takes effect thirty days after passage; it was passed on July 23, 2024.
    • The ordinance includes the 2022 California Building Code, Residential Code, Electrical Code, Mechanical Code, Plumbing Code, Energy Code, Historical Building Code, Fire Code, and Existing Building Code.

    effective delay: 30 days after passage · code edition: 2022

    “The following publications and all subsequent editions thereof are hereby adopted by reference and incorporated in the code, as adopted and amended by the California Building Standards Commission in the California Building Standards Code, Title 24 of the California Code of Regulations (CCR), except as expressly amended or superseded herein. A. Title 24, CCR, Part 2, California Building Code (CBC), 2022 Edition”
  • InspectionsRequired

    Residential roof-mounted photovoltaic systems processed through Modoc County SolarAPP+

    • The project must be eligible for the SolarAPP+ process and have the required permit application materials.
    • Inspection scheduling is done by calling the Modoc County Building Department at (530) 233-6406.
    “Please call the Building Department at (530) 233-6406 to schedule your inspection.”
    One more reviewed finding on this topic
    • Required — Limited density owner-built rural dwellings and appurtenant structures in rural unincorporated areas of Modoc County, including seasonally or permanently occupied dwellings, hunting shelters, guest cottages, vacation homes, recreational shelters, and detached bedrooms.
      “A minimum of three (3) inspections shall be required for all new dwellings at the following stages of construction: 1.) Foundation (prior to placing concrete). 2.) Rough in or 4-Way (prior to closing walls, in order to inspect electrical, mechanical, plumbing and framing). 3.) Final inspection (after the structure(s) is completed and ready for occupancy, in order to determine compliance with the provisions of this Chapter).”
  • Certificate of occupancyRequired

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

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

    Title 18 Modoc County zoning regulation of parcels in the unincorporated County.

    • The official county application expressly limits the described zoning standards to parcels in the unincorporated County.
    • The source does not establish that county zoning applies inside incorporated municipalities.
    “The Zoning Ordinance specifies the intensity, density and types of uses and structures, and other standards pertaining to each parcel in the unincorporated County.”
  • Local zoningPresent (with conditions)

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

    • The source identifies the Modoc County Planning Department as the office providing guidance on zoning and use restrictions.
    • No separate municipal or township zoning determination was made in this research.
    “People wishing to develope a specific parcel should first visit the Modoc County Planning Department for guidance on zoning and use restrictions.”
    2 more reviewed findings on this topic
    • Present (with conditions) — Specific parcels in Modoc County for which the Planning Department provides zoning and use-restriction guidance.
      “Land use projects are reviewed by Environmental Health staff for consistency and compliance within Modoc County. Examples of projects most frequently reviewed are proposed subdivisions, parcel boundary adjustments, divisions and combinations. People wishing to develope a specific parcel should first visit the Modoc County Planning Department for guidance on zoning and use restrictions.”
    • Present (with conditions) — County-administered zoning in unincorporated Modoc County.
      “The Zoning Code prescribes allowable land uses, height, bulk, density and parking standards for each zoning district in the County. [...] Table 6-2. Modoc County (unincorporated): Housing Types Permitted by Zoning District”
  • Minimum lot sizeDistrict specific (with conditions)

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

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

    AG residential minimum lot area: >= 40 acres

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

    Building yards and setbacks for development in unincorporated Modoc County.

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

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

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

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

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

    AG residential building coverage: 1 percent

    “AG – General Agricultural Residential 40 acres Not specified 20 5 5 Silent 1% 2 per unit AE – Exclusive Agriculture Residential 75 acres Not specified 20 50 50 Silent 10% 2 per unit”
  • Living in an RVLimited

    Human habitation or sleeping occupancy of recreational vehicles under Modoc County zoning regulations.

    • No recreational vehicle may be parked on a public street or highway for more than twenty-four hours or occupied or used for sleeping purposes while parked there.
    • Temporary occupancy is excluded in the I, IL, and C zones.
    • The temporary-occupancy rule does not apply to recreational vehicles in a recreational vehicle park or on a recreational vehicle sales lot.
    • The use may not cause a nuisance or health hazard.
    • In RR-4 through RR-15, LIC, RC, TP, AE, or AG zones, occasional human habitation is limited to thirty consecutive days or ninety calendar days in any one year.
    • In RR-1 through RR-3, RH, RL, or RT zones, occasional occupancy is limited to thirty days in any one year, and storage is prohibited in a required front yard.
    • In AE, AG, RC, LIC, TP, or OFG zones, occupancy may last up to 180 consecutive days in any one year only with an administrative permit, health-department compliance, a bona fide agricultural operation or resource-protection activity, and consistency with the zone and general-plan purposes; the administrative permit may not exceed five years, and extensions beyond five years require a use permit.
    • Temporary occupancy during construction of a dwelling requires an administrative permit under Section 18.100.040.
    • A recreational vehicle used as a temporary family-care dwelling is governed by Section 18.100.020.
    • Recreational vehicles on sales lots may not be used for human habitation.
    • Recreational vehicles may be stored indefinitely if not used for human habitation; in RH, RL, RR, or RT zones they may not be stored in a required front yard.
    • Recreational vehicles in recreational vehicle parks may not remain more than six months in one calendar year unless modified by an approved use permit.
    • The county zoning code applies within the county zoning jurisdiction; incorporated municipalities may have separate regulations.

    public-street maximum parking: <= 24 hours (Sleeping or occupancy is prohibited while parked on a public street or highway.) · occasional occupancy in RR-4 through RR-15, LIC, RC, TP, AE, or AG: 30 consecutive days or 90 calendar days in any one year · occasional occupancy in RR-1 through RR-3, RH, RL, or RT: <= 30 days in any one year · agricultural/resource-protection occupancy: <= 180 consecutive days in any one year (Administrative permit and stated health, agricultural/resource-protection, zoning, and general-plan findings required.) · recreational vehicle park occupancy: <= 6 months in one calendar year (May be modified by an approved use permit.)

    “Temporary occupancy: In any zone except the I, IL, or C zone, recreational vehicles may be located on a lot or parcel for occasional temporary occupancy as provided in this section.”
    4 more reviewed findings on this topic
    • Limited — Human habitation or residential occupancy of recreational vehicles on lots or parcels governed by Modoc County zoning regulations.
      “In any zone except the I, IL, or C zone, recreational vehicles may be located on a lot or parcel for occasional temporary occupancy”
    • Temporary only (with conditions) — Occasional temporary human habitation of recreational vehicles on a lot or parcel in Modoc County, except in the I, IL, and C zones and except for recreational vehicles in recreational vehicle parks or on recreational vehicle sales lots.
      “recreational vehicles may be located on a lot or parcel for occasional temporary occupancy”
    • Limited — Recreational vehicles located in recreational vehicle parks in Modoc County.
      “more than six months in one calendar year”
    • Limited — Human habitation or occupancy of recreational vehicles on lots or parcels in unincorporated Modoc County, outside recreational vehicle parks and sales lots.
      “Recreational vehicles may be used for occasional human habitation for a period not to exceed thirty consecutive days”
  • Manufactured homesLimited

    Installation and residential occupancy of a manufactured home in the unincorporated areas of Modoc County outside a licensed mobile home park.

    • A permit application is required for the installation.
    • The manufactured home must be no more than 10 years old on the date of application for the permit.
    • For farm employee housing only, the manufactured home may be no more than 20 years old on the date of application.
    • The rule is attributed to Ordinance No. 221-H, section I, dated March 14, 2017.

    maximum manufactured-home age: <= 10 years (20 years for farm employee housing only) · permit application timing: age measured on date of application

    “When application is made for the installation of a manufactured home in the unincorporated areas of Modoc County and outside of a licensed mobile home park, the manufactured home shall be no more than ten years old on the date of application for the permit. Exception: For farm employee housing only the manufactured home shall be no more than 20 years old on the date of application.”
  • Who permits septicCounty

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

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

    Installation of a new or replacement septic tank and leach field, or repair of an existing failing septic system in Modoc County.

    • A permit is required before installation or repair begins.
    • The permit application must include a complete site plan, fee, and soil test data.
    • All soil test data is required in Modoc County except for system repairs.
    • Soil tests must use Site Evaluation Test Pits; other tests may occasionally be requested.
    • Testing must be performed by, or under the supervision of, a qualified registered engineer, registered geologist, registered environmental health specialist, certified engineering geologist, qualifying certified soil scientist, or a contractor with an approved C36, C42, or Gen A California Contractors License.
    • Environmental Health Department staff must determine that the site is suitable before the permit is issued.
    • The permit is valid for one year.
    • Environmental Health Department staff must inspect the system before backfilling to verify compliance with the permit terms and sewage disposal standards.

    permit validity period: 1 year

    “A permit is required prior to the installation of a new or replacement septic tank and leach field or the repair of an existing failing system.”
  • Septic inspectionRequired

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

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

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

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

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

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

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

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

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

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

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

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

    Building permits and land-use entitlements for development in Modoc County's Flood Hazard (FH) zone, including the FEMA special flood hazard areas and other significant flood-hazard areas designated by the county.

    • Applications must include proposed lowest-floor and floodproofing elevations, drainage/fill/storage and watercourse information, required certifications, and other information deemed necessary by the building or planning department.
    • No building permit or other land-use entitlement may be granted unless the approving body finds that FH-zone requirements are met, the development is reasonably safe from flooding, drainage reduces flood exposure, and subdivision/use-permit proposals minimize flood damage.
    • Required federal or state approvals must be obtained before construction or installation of structures, water-supply systems, or sewage-disposal systems.
    • Residential structures and substantial improvements must meet the applicable elevation requirements for FIRM Zones AH/AO or A/AE/A1-30/A99; nonresidential structures must be elevated or floodproofed.
    • New and replacement water-supply and sewage-disposal systems must prevent infiltration from and discharge into floodwaters.
    • The ordinance defines development to include buildings, mining, dredging, filling, grading, paving, excavation, and drilling in the special flood hazard area.

    substantial improvement threshold: >= 50 percent of structure market value (Does not include projects solely necessary to comply with existing state or local health, sanitary, or safety codes, or qualifying historic-structure alterations.) · enclosed-area flood openings: >= 1 square inch per square foot of enclosed area subject to flooding (At least two openings; bottoms no higher than one foot above grade.)

    “No building permit or other land use entitlement shall be granted unless the approving body makes the following findings:”
  • Permit feesVariable (with conditions)

    Applicants for Modoc County building permits.

    • A fee is required for issuing a building permit.
    • The total valuation used to compute the fee is determined by Building and Safety.
    • Valuation may be based on International Code Council building valuation data or the actual costs of construction.
    • If actual construction costs are used, evidence must be a contract or other reliable evidence giving a true account of the cost.
    • The cited section does not state a fixed dollar amount; the fee calculation depends on the determined valuation.

    fee basis: building valuation data published by the International Code Council or actual costs of construction

    “Each applicant for a building permit shall pay a fee to the county for issuing a permit. The total valuation used to compute fees shall be determined by building and safety, either by the application of the building valuation data as published by the International Code Council, or by the actual costs of construction.”
  • Permit processPartial

    Published online permit process for eligible residential roof-mounted photovoltaic projects using Modoc County's SolarAPP+ workflow.

    • Only projects conforming to the SolarAPP+ eligibility list are eligible for instant permitting.
    • Eligibility is limited to main-dwelling rooftop systems on permitted residential structures; ballasted and ground-mounted systems are excluded.
    • Licensed contractors only.
    • The applicant must submit the SolarAPP+ approval document and approval number, pay online, and print the permit documents.
    • An inspection must be scheduled by calling the Building Department at (530) 233-6406.
    • The page states that the initial SolarAPP+ processing fee covers up to three revisions.
    • If a revision makes the project ineligible for SolarAPP+, the applicant must contact the Modoc County Building Department to coordinate submittal.
    • The cited page documents a specialized solar workflow, not the complete general building-permit process.

    inspection scheduling phone: (530) 233-6406 · included revisions under initial SolarAPP+ processing fee: <= 3 revisions

    “Only projects that conform to this list are eligible to use the automated SolarAPP+ portal for instant permitting.”
    One more reviewed finding on this topic
    • Partial — Building-permit issuance and continuing validity under the Modoc County building regulations.
      “Each applicant for a building permit shall pay a fee to the county for issuing a permit. The total valuation used to compute fees shall be determined by building and safety, either by the application of the building valuation data as published by the International Code Council, or by the actual costs of construction.”

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 — Owner-builders in California, including property owners in Modoc County, who construct, alter, repair, improve, or remodel a building or structure on property they own.
      “An owner-builder is exempt from licensure, but there are limitations. A license is not required if: The owner-builder does the work themselves or through their own employees with wages as their sole compensation and the structure(s) is/are not intended for sale. The owner-builder contracts with properly licensed subcontractor(s). (This exemption applies to the construction of a single-family residential structure and limits the number of structures intended or offered for sale to four or fewer in a calendar year.) The owner-builder contracts with a General Building ("B") contractor. (The number of structures is then unlimited.)”
    • 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”
  • Zoning districtsPartial

    California city and county zoning codes and the zoning districts established by those local jurisdictions.

    • The city or county zoning code implements general-plan policies at the individual-parcel level.
    • Local zoning codes identify allowed land uses in the jurisdiction’s zoning districts.
    • Since 1971, state law requires city or county zoning codes to be consistent with the jurisdiction’s general plan, except in charter cities.
    • The source does not publish a statewide list of parcel-specific zoning districts; the applicable local jurisdiction must be consulted.
    “The zoning code presents standards for different land uses and identifies which land uses [...] are allowed in the various zoning districts of the jurisdiction.”
  • Minimum dwelling sizeSpecified

    Efficiency units permitted by a California city, county, or city and county.

    • The local jurisdiction must adopt an ordinance permitting the efficiency unit.
    • Occupancy is limited to no more than two persons.
    • The unit may have partial kitchen or bathroom facilities as specified by the local ordinance.
    • All other applicable minimum standards under Health and Safety Code Part 1.5 continue to apply.

    minimum floor area: >= 150 square feet · maximum occupancy: <= 2 persons

    “Notwithstanding Sections 17922, 17958, and 17958.5, a city, county, or city and county may, by ordinance, permit efficiency units for occupancy by no more than two persons which have a minimum floor area of 150 square feet and which may also have partial kitchen or bathroom facilities, as specified by the ordinance.”
  • Camping on your landLimited

    Camping in units operated by the California Department of Parks and Recreation statewide.

    • Camping is confined to areas designated for that purpose.
    • Occupancy by the same persons, equipment, or vehicles is generally limited to 30 days in any calendar year in that unit.
    • The Department may establish shorter or longer occupancy limits.
    • When a shorter seasonal limit applies, the camper must vacate the campsite and may not reregister in the unit until 48 hours have expired, measured from 12:00 noon on the checkout day to 12:00 noon on the second day following.
    • A district superintendent may permit one-night camping in a day-use area or portion of one, subject to Department-established fees and vehicle limitations; occupants must vacate by 9:00 a.m. the following morning.
    • California State Parks' current reservation policy states that each campground has a consecutive-night limit, requires a 48-hour absence after that limit, and generally has a 30-night annual maximum, subject to individual park policies.

    general annual occupancy limit: 30 days per calendar year per unit (The Department may establish shorter or longer limits of occupancy.) · return interval after shorter seasonal limit: 48 hours (Measured from 12:00 noon of the checkout day to 12:00 noon of the second day following.) · one-night camping in day-use area: 1 night (Only if permitted by the district superintendent; occupants must vacate by 9:00 a.m. the following morning.)

    “Occupancy by the same persons, equipment, or vehicles of any camping facility is limited to a total of 30 days in any calendar year in that unit.”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Temporary camping in California special occupancy parks, including parks containing recreational vehicles, tents, or camping cabins.
      ““Special occupancy park” means a recreational vehicle park, temporary recreational vehicle park, incidental camping area, or tent camp.”
  • Tiny homesAllowed (with conditions)

    Occupancy of a structure marketed or described as a tiny home in California.

    • The tiny home must comply with applicable standards and be approved as a HUD-Code manufactured home, California Residential or Building Code home, factory-built housing, recreational vehicle, park trailer, or camping cabin.
    • The location must be approved for the applicable classification.
    • A tiny home that does not fit one of those classifications and does not comply with the California Building Standards Code is a noncomplying structure whose occupancy is illegal.
    • Approving and enforcing agencies vary depending on whether the unit is inside or outside a mobilehome or special occupancy park.

    park trailer or RV gross area limit: <= 400 square feet (Applicable classification-specific exclusions and standards apply.)

    “In order to be occupied, a tiny home must comply with the standards of, and be approved as one of the following types of structures: a HUD-Code manufactured home (MH), California Residential Code or California Building Code home, factory-built housing (FBH), recreational vehicle (RV), park trailer (PT) or camping cabin (CC).”
  • Accessory dwellingsAllowed (with conditions)

    ADUs and junior ADUs subject to California State ADU Law.

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

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

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

    Driveways and driveway connections involving proposed encroachments within, under, or over State highway rights of way.

    • The requirement applies to proposed activities related to placement of encroachments within, under, or over State highway rights of way.
    • Applications are submitted to the appropriate District Encroachment Permits Office having jurisdictional authority over the site.
    • Local or other agency requirements may also apply outside State highway rights of way.
    “An encroachment permit must be obtained for all proposed activities related to the placement of encroachments within, under, or over the State highway rights of way.”
  • Campground & park staysLimited

    Occupancy and use of manufactured homes and mobilehomes in California mobilehome parks and other locations subject to HCD jurisdiction.

    • HCD administers titling and registration for manufactured homes and mobilehomes.
    • HCD-inspected mobilehome parks are subject to health and safety enforcement where local government has not assumed enforcement.
    • Manufactured/mobilehome park regulations address construction, use, maintenance, and occupancy.
    • Separate local land-use, building, fire, health, and utility requirements may apply.
    “MHs may be occupied outside or inside of mobilehome parks and installation and approval for occupancy is governed by the Mobilehome Parks Act (MPA), HSC Sections 18200, et seq., and Title 25, CCR Sections 1000, et seq.”
    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”

Still unanswered

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

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

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

Water rights & wells in Modoc County

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

Actively managed

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

Household wellPermit required — restricted

California requires no STATE permit for a domestic well — wells are permitted by the county — but under SGMA a Groundwater Sustainability Agency can meter or restrict new wells in medium/high-priority and critically overdrafted basins, and Executive Order N-7-22 requires counties in those basins to get GSA verification that a new well is consistent with the Groundwater Sustainability Plan before permitting.

Limit: 2 acre-feet/year de minimis under SGMA (Water Code §10721(e)) — largely exempt from GSA metering/fees

California DWR / State Water Board — SGMA de minimis & EO N-7-22 Action 9 FAQ ↗
  • Tulelake Subbasin — Medium Prioritypartial of county

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

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

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

    California DWR — SGMA Basin Prioritization (2019) ↗

Hybrid state (appropriation + riparian). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the California state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Modoc County, California

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

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

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

Modoc County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Modoc County Environmental Health Department (OWTS Local Agency). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

Living in an RV on your own land in Modoc County is limited to specific cases: Human habitation or sleeping occupancy of recreational vehicles under Modoc County zoning regulations. No recreational vehicle may be parked on a public street or highway for more than twenty-four hours or occupied or used for sleeping purposes while parked there. Temporary occupancy is excluded in the I, IL, and C zones. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Modoc County, California?

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

What is the water situation in Modoc County?

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

How remote is Modoc County?

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

How Modoc compares in California

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