Bolthole Index

San Benito County, California

Zoning, building permits and septic rules in Hollister, California

The City of Hollister, California adopts its own zoning (Title 17 of the municipal code), and its Community Development department houses the Building and Planning divisions12. Living in an RV or boat on a private lot inside Hollister is prohibited3. Septic systems and wells in San Benito County sit with County Environmental Health and the San Benito County Water District, and we could not confirm how they apply inside city limits45.

At a glance

Zoning
Hollister adopts its own zoning with residential districts RE, R1, R2, R3, R4 and RWF16
Building permit
Issued through the city's Community Development permit center; the city's own permit rule text was not confirmed2
Septic
San Benito County Environmental Health oversees septic systems; city-limit rules not confirmed4
RV living
Prohibited on private property inside the city3
Camping
Generally unlawful; owner-consented guest camping allowed, limited at the front of the property to two consecutive nights7
Manufactured homes
Allowed on individual lots when state and city placement rules are met8
Flood zones
Special flood hazard areas have their own development standards9

Who to call

Building permits

City of Hollister Community Development: Building Division

Building code administration and enforcement; applications, resubmittals, pick-ups and payments at the Community Development permit center inside Hollister

(831) 636-4355

building@hollister.ca.gov

339 Fifth Street, Hollister, California

Zoning

City of Hollister Community Development: Planning Division

Zoning, subdivision regulations and land-use permits inside Hollister

(831) 636-4360

planning@hollister.ca.gov

339 Fifth Street, Hollister, California

Septic permits

San Benito County Environmental Health

Onsite wastewater treatment (septic) oversight for San Benito County

(831) 636-4035

environmentalhealth@sanbenitocountyca.gov

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

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 Hollister means bringing your own water and power. The kit we’d start with:

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Does Hollister, CA have zoning, and what does it mean for RVs, lot size and setbacks?

Yes. The City of Hollister adopts Title 17 Zoning for land inside city limits, with residential districts RE, R1, R2, R3, R4 and RWF16. Other districts exist, and we did not review the full district list or zoning map, so confirm a specific parcel's district with the Planning Division610.

Lot size depends on the district. The Residential Estate (RE) district requires 5 acres per housing unit, while R1 low-density lots need 5,500 sq ft for an interior lot and 6,500 sq ft for a corner lot11. In R1, a residence sits at least 18 feet back from the sidewalk and a garage at least 20 feet, with side yards of 6 feet interior and 10 feet corner12. R1 allows 50% lot coverage and a 30-foot residence1314.

The city's own code bars using an RV or boat for human habitation on private property at any time3.

Do you need a building permit in Hollister, and who issues it?

Inside Hollister city limits, the city's Community Development department handles building permits, not the county; its Building Division administers and enforces the adopted building codes2. The permit center at 339 Fifth Street, Hollister, California takes applications, resubmittals, pick-ups and payments, and the city recommends booking an appointment2. California's 2025 Building Standards Code applies to applications dated on or after January 1, 202615.

We could not confirm the city's own wording on which projects need a permit, its fees or its owner-builder rules, so call the Building Division at (831) 636-4355 before you plan work2. San Benito County's owner-builder and permit rules apply to unincorporated land, not to a lot inside the city16.

How do septic permits work inside Hollister?

San Benito County Environmental Health oversees onsite wastewater treatment systems in the county417. We could not confirm whether a lot inside Hollister is served by city sewer or needs a septic permit, so ask the city's Building Division about sewer service first and Environmental Health at (831) 636-4035 if the lot would use a septic system17.

For reference, the county's septic application lists a $855 fee for a new system and requires a plot plan showing a 100% expansion area18. Wells in San Benito County are overseen by the San Benito County Water District5. Soils matter countywide: only 6% of San Benito County soils rate as not limited for a conventional drain field, so expect a site evaluation19.

Can you live in an RV, tiny home or manufactured home in Hollister?

RVs: no. Hollister's municipal code says a recreational vehicle or boat must not be used for human habitation or occupancy at any time on private property3. Camping on private property is generally unlawful, with an exception for overnight camping by friends or family of the owner with consent, limited to two consecutive nights at the front of the property7.

Manufactured homes: mobilehomes may be placed on individual lots when placement and utility connections follow California Administrative Code Title 25, Chapter 5 and Chapter 15.12 of the city code8. In special flood hazard areas, a manufactured home must sit on a permanent foundation with its lowest floor at or above the base flood elevation9.

Tiny homes: we did not locate a tiny-home provision for the city. San Benito County's tiny-home-on-wheels checklist applies outside city limits and states that it does not apply inside Hollister20.

Building a home in Hollister: the steps, in order

  1. Confirm the parcel's zoning district with the Planning Division at (831) 636-436010.
  2. Check the district's lot size, setbacks, coverage and height against your plan; R1 standards are one example1112.
  3. Ask the Building Division at (831) 636-4355 about sewer service, permit requirements and fees2.
  4. If the lot would use a septic system, contact County Environmental Health17.
  5. Check whether the lot is in a special flood hazard area9.
  6. Book a submittal appointment at the permit center2.

What stays with San Benito County, and what to check before you buy

Land outside Hollister's city limits follows San Benito County's rules, not the city's. The county has its own zoning, and its tiny-home and other rules apply only to unincorporated land2120. See the San Benito County page for rules on land outside the city.

Septic oversight and wells run through county and district offices45. County figures: the effective property tax rate is 0.8%22, and the typical home value is $771,21023. These are county-level numbers, not Hollister-only.

Watch-outs

  • Hollister's Planning Division says the city is overhauling its Zoning Ordinance, so district standards may change; confirm with the Planning Division before relying on a table2410.
  • We could not confirm Hollister's own permit-required wording, fees, owner-builder rules, inspection process or sewer-connection rules; call the Building Division2.
  • The standards above cover residential districts only, and the full district list and zoning map were not reviewed6.
  • RV storage is allowed only under conditions, and RV parks allow stays under 30 days, so a long-term RV home on a private lot is not an option3.

Sources

  1. Hollister Municipal Code 17.04.030 Residential general development standards (Hollister), quoted and re-checked
  2. City of Hollister Community Development: Building Division (hollister.ca.gov)
  3. Hollister Municipal Code 10.10.030 Private property - parking and storage of recreational vehicles (Hollister), quoted and re-checked
  4. Environmental Health – San Benito County Health and Human Services Agency, quoted and re-checked
  5. San Benito County Drought Resilience Plan, quoted and re-checked
  6. Hollister Municipal Code 17.04.060 RWF standards (Hollister), quoted and re-checked
  7. Hollister Municipal Code 9.40.030 Unlawful camping - prohibited acts (Hollister), quoted and re-checked
  8. Hollister Municipal Code 16.16.040 Mobilehome or travel trailer parks and subdivisions (Hollister), quoted and re-checked
  9. Hollister Municipal Code 15.20.160 Standards for manufactured homes (flood damage prevention) (Hollister), quoted and re-checked
  10. City of Hollister Community Development: Planning Division (hollister.ca.gov)
  11. Hollister Municipal Code 17.04.030 Residential general development standards (Hollister), quoted and re-checked
  12. Hollister Municipal Code 17.04.030 Residential general development standards (Hollister), quoted and re-checked
  13. Hollister Municipal Code 17.04.030 Residential general development standards (Hollister), quoted and re-checked
  14. Hollister Municipal Code 17.04.030 Residential general development standards (Hollister), quoted and re-checked
  15. Approved Building Standards (California statewide rule), quoted and re-checked
  16. Application for Building Permit — Owner Builder Declaration, quoted and re-checked
  17. San Benito County Environmental Health (hhsa.sanbenitocountyca.gov)
  18. Sewage Disposal System Permit Application, quoted and re-checked
  19. 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
  20. Tiny Home on Wheels Permit Checklist, quoted and re-checked
  21. 25.03: Zoning Map and Zoning Districts, quoted and re-checked
  22. Effective property tax rate: Bolthole Index county data
  23. Typical home value (Zillow): Bolthole Index county data
  24. 25.03: Zoning Map and Zoning Districts, quoted and re-checked

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.

Answers from the rulebook for Hollister

Hollister’s own rules

  • Local zoningPresent

    Land inside Hollister city limits; the city adopts Title 17 Zoning with residential districts

    “New land uses and structures, and alterations to existing uses or structures shall be designed and constructed in compliance with the following requirements in Table 17.04-2”
  • Zoning districtsPartial

    Residential zoning districts (RE, R1, R2, R3, R4, RWF) inside Hollister city; other districts (e.g., DMU) exist but were not fully enumerated

    • Only residential districts were reviewed; full district list and zoning map not opened.
    “This article provides regulations applicable to development and new land uses in the residential zoning districts established by Section 17.02.030 (Zoning Districts Established).”
  • Minimum lot sizeDistrict specific (with conditions)

    RE (Residential Estate, rural-type) and R1 (Low Density single-family) districts inside Hollister city

    • Where minimum lot size conflicts with General Plan density, General Plan density takes precedence (table note).
    • R2, R3, R4 and RWF have other minimums not detailed here.

    RE minimum lot size: 5 acres · R1 minimum lot size, interior: 5500 sq ft · R1 minimum lot size, corner: 6500 sq ft

    “(RE) Residential Estate 5 acres 1 housing unit per five acres (R1) Low Density Residential District (2) Interior: 5,500 sq. ft. Corner: 6,500 sq. ft.”
  • SetbacksDistrict specific (with conditions)

    R1 Low Density Residential District (table row shared with RE and R2) inside Hollister city

    • Front yard measured from the back of the sidewalk.
    • Table has footnotes (1), (2) not fully reviewed.
    • R3, R4 differ.

    front yard, residence: >= 18 ft · front yard, garage: >= 20 ft · side yard, interior: 6 ft · side yard, corner: 10 ft · rear yard: 20% of lot depth, min 15 ft, max 20 ft (corner lots: designated rear yard min 15 ft, remaining interior side 6 ft)

    “measured from the back of the sidewalk residence: 18 feet minimum garage: 20 feet minimum interior: 6 feet corner: 10 feet 20% of lot depth, with a minimum of 15 feet and a maximum of 20 feet.”
  • Lot coverageDistrict specific (with conditions)

    R1 Low Density Residential District inside Hollister city

    • RE 40%, R2 40%, R3 50% per same table.

    maximum lot coverage R1: <= 50 percent

    “(r1) low density residential district (2) corner: 55 interior: 50 50% residence: 30 feet (2) accessory: 15 feet (5)”
  • Building heightDistrict specific (with conditions)

    R1 Low Density Residential District inside Hollister city

    • Planning commission approval required for accessory structures higher than 15 feet (table note 5).
    • Height exceptions in Chapter 17.16.

    residence height R1: <= 30 ft · accessory height R1: <= 15 ft (higher with planning commission approval)

    “(5) planning commission approval is required for accessory structures higher than 15 feet.”
  • Living in an RVProhibited

    Living in an RV or boat on private property inside Hollister city

    • RV parks allow stays under 30 days per zoning definitions (17.68.1680); longer stays only in mobile home parks.
    • Storage allowed in enclosed garage, rear/side yard or driveway under conditions.
    “The recreational vehicle or boat shall not be used for human habitation or occupancy at any time that it is located on private property as permitted herein.”
  • Camping on your landLimited

    Camping on private property inside Hollister city

    • Camping on public or private property is generally unlawful.
    • Exception: overnight camping by friends or family of the owner with owner consent; front-of-property camping limited to two consecutive nights.
    • City Manager may issue temporary special-event camping permits.
    • Camping in city parks prohibited (HMC 12.32.070).

    front of property camping by guests: <= 2 consecutive nights

    “It is not intended by this section to prohibit overnight camping on private residential property by friends or family of the property owner, so long as the owner consents and that overnight camping on the front of the property is limited to not more than two consecutive nights.”
  • Manufactured homesLimited

    Mobilehomes placed on individual lots inside Hollister city

    • Placement and utility connections must comply with California Administrative Code Title 25 Chapter 5 and HMC Chapter 15.12.
    • Building permit required for awnings, additions and outbuildings.
    • Zoning districts allowing manufactured homes not reviewed.
    “The placement of mobilehomes on lots and their utility connections shall comply with California Administrative Code, Title 25, Chapter 5 and with all the provisions of Chapter 15.12 of this code.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land inside Hollister city

    • Planning commission requires covenants and restrictions for mobilehome subdivisions.
    • Rental parks are not subdivisions.
    “Subdivisions of land for the purpose of selling lots on which individual buyers will place a mobilehome will comply with Section 16.16.030”
  • Building in a floodplainRequired

    Development in special flood hazard areas inside Hollister city (Chapter 15.20)

    • Manufactured homes in special flood hazard areas must be elevated to or above base flood elevation and anchored.
    • RVs in floodplain: on site under 180 consecutive days, or fully licensed and highway ready, or meet permit and elevation requirements (15.20.170).
    “shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to or above the base flood elevation”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Hollister or San Benito County directly.

  • Building permit — Building permits inside Hollister city
  • Owner-builder exemption — Owner-builder exemption inside Hollister city
  • Building code adopted — Building code inside Hollister city
  • Inspections — Building inspections inside Hollister city
  • Certificate of occupancy — Certificates of occupancy inside Hollister city
14 more unanswered
  • Minimum dwelling size
  • Tiny homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Short-term rentals
  • Permit fees
  • Permit process

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

Unanswered questions are usually a sign that Hollister publishes no rule on the point, not that none exists. San Benito County’s page lists the county offices to call.

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