Bolthole Index

San Bernardino County, California

Building permits, zoning, septic and RV rules in San Bernardino County, California

17Index Score / 100
#57 of 58 in California

Unincorporated San Bernardino County, California requires a building permit for any new detached building over 120 square feet, issued by Land Use Services' Building and Safety Division1. The county zones every unincorporated parcel under its Development Code2. Environmental Health Services reviews septic systems, and Building and Safety issues the installation permit3. Inside cities such as Rialto, Chino Hills and Apple Valley, the city issues its own building permits456.

At a glance

Building permit
Required for new detached buildings over 120 sq ft; a shed at 120 sq ft or less can be exempt if it has no utilities, meets setbacks, and is under 14 ft tall1
Zoning
Yes, countywide, under the County Development Code administered by Land Use Services7
Minimum lot size (subdividing)
Depends on the district: 10 acres in AG and FW, 40 acres in RC, 2.5 acres in RL89
Septic permits
Environmental Health Services reviews the system; Building and Safety issues the installation permit310
RV living on your land
Generally unlawful without authorization; owners get up to 4 days in any 30-day period in RC, AG or RL-5+ zones, and temporary quarters while building can be permitted once the home's permit is issued11
Owner-builder permits
Allowed under California's statewide exemption, capped at 4 for-sale structures a year with licensed subs, or 2 principal-residence uses within any three-year period1213
Agricultural building exemption
Ag accessory structures up to 1,000 sq ft (or up to 10,000 sq ft on 5+ acres in RL) need no planning permit, but still need a building permit14
Septic soil suitability
Only about 14.5% of county soils are free of severe limits for a conventional drain field15

Who to call

Building permits

San Bernardino County Land Use Services - Building and Safety Division

Building permits, plan review and inspections for unincorporated San Bernardino County; the same office also houses Land Development (road/driveway access, floodplain) and Planning/Mining

(909) 387-8311

385 N. Arrowhead Ave., First Floor, San Bernardino, CA 92415-0187

Planning & zoning

San Bernardino County Land Use Services - Planning Division

Zoning determinations, the Development Code, land divisions and subdivisions for unincorporated San Bernardino County

(909) 387-8311

385 N. Arrowhead Ave., First Floor, San Bernardino, CA 92415-0187

Septic permits

San Bernardino County Environmental Health Services - Land Use & Wastewater Program

Environmental Health Services is the lead agency for reviewing onsite wastewater treatment (septic) systems and wells in unincorporated San Bernardino County; the building permit to install a system comes from Building and Safety

(800) 442-2283

385 N. Arrowhead Ave, 2nd Floor, San Bernardino, CA 92415-0160

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

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Do you need a building permit in San Bernardino County, California?

Yes for most structures. Unincorporated San Bernardino County requires a permit for any new detached residential or non-residential building over 120 square feet, plus tenant improvements, solar, patio covers, additions, pools, carports, fences over 6 feet, retaining walls over 3 feet, re-roofing, grading, demolition and more116. A one-story detached shed, tool room or playhouse at 120 square feet or less can be exempt, but only if it has no utilities, meets minimum setbacks and stays under 14 feet tall1. Structures that already stood before 1946 may carry an exemption under County Ordinance 574, but that exemption disappears the moment the structure is deemed unsafe or is altered, added to, or has a change of occupancy16. Inside Rialto, Chino Hills and the Town of Apple Valley, the city or town issues its own building permits, so the county's rules here cover unincorporated land only456. California law backs this up statewide: no building may be erected, altered or moved without a permit first obtained from the local building official, and every county building department must enforce the State Building Standards Code1718. California's owner-builder exemption still applies, but it only changes who can do the work, not whether San Bernardino County requires the permit itself12.

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

Building permits for unincorporated San Bernardino County go through Land Use Services' Building and Safety Division, based at the County Government Center, 385 N. Arrowhead Ave., First Floor, San Bernardino, CA 92415-018719. Reach Land Use Services at (909) 387-8311; the same government center houses Land Development and Planning/Mining, so one call point covers most of a build19. Permit applications submitted after January 1, 2026 must comply with the 2025 California Building Standards Code; the application date filed with Building and Safety controls which code edition applies20. Building and Safety enforces the county's adopted standards through plan review, permit issuance, inspections, final approval and the Certificate of Occupancy20. Fees changed as of 2026 and are split into Plan Review and Building Permit components, plus any school, traffic or drainage fees that apply to a specific project, so get a project-specific quote from the office before budgeting21.

Does San Bernardino County have zoning?

Yes. San Bernardino County regulates every unincorporated parcel through its Development Code, and each property sits in a zone or land use district with its own uses and standards222. Inside Victorville23, Rialto24, Hesperia25, Chino26, Chino Hills27, Apple Valley28, Montclair29, Twentynine Palms30, Barstow31, Grand Terrace32 and Big Bear Lake33, the city's own zoning applies instead.

Minimum parcel size matters when you split land: AG and FW districts require 10 acres and RC requires 40 acres8, while RL requires 2.5 acres9. Map suffixes can change those minimums. Setbacks also vary by district: in the Valley Region, AG, RC and OS lots have a 25-foot front setback and FW has 75 feet, with 15 feet at the side and rear34. In the Mountain Region, RC, FW and OS use a 25-foot front and 15-foot side and rear setbacks35. The county directs applicants to Land Use Services for the exact line on a parcel36. Ag accessory structures can skip a planning permit at the listed sizes but still need a building permit14.

How do septic permits work in San Bernardino County?

Environmental Health Services is the lead agency for reviewing onsite wastewater treatment systems (septic) in unincorporated San Bernardino County, and a building permit from Land Use Services is required before a new or replacement system is installed33710. The county program does not cover the incorporated cities and towns; Hesperia and Chino describe septic as a city matter inside their limits383940. California's statewide policy lets local agencies run their own program, which is how the county's version works41.

A septic system is approved only where public sewer is unavailable, soils meet onsite standards, and the lot has room for a 100% expansion area42. New development must connect to sewer when the nearest property line is within 200 feet of an available sewer line43. Only about 14.5% of the county's soils are free of severe limits for a conventional drain field, so budget for a site evaluation and possibly an engineered system15. Inspections are more likely in mountain regions, on slopes over 20%, or on parcels under 2.5 acres served by a well44. Any well needs a county well permit45. Sewage holding tanks need Environmental Health Services approval and an annual operating permit46.

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

Not as a general matter. San Bernardino County's Development Code makes it unlawful to place, use or occupy any vehicle on a parcel for camping, dwelling or residency unless that use is authorized11. The ordinary landowner's exception: recreational camping in your own RV for up to 4 days within any 30-day period, only in the RC, AG, or RL-5-acre-or-larger districts11. Temporary living quarters in a manufactured home or travel trailer while you build may be permitted if the permit for the permanent home has already been obtained11. Temporary structures face the same rule: no camping or dwelling use without a Temporary Use Permit, Special Event Permit or other approval47. Seasonal labor quarters need a Site Plan Permit and Special Use Permit11.

A tiny home may be permitted if it meets the California Residential Code or the county's manufactured-home standards, and the county will not approve an RV for occupancy as a dwelling under that route48. A manufactured home may go on private land zoned RS, RL, RC, SD-RES or CR, needs a building permit before setup or site work, and outside a licensed park generally cannot be permitted if more than 10 years passed between manufacture and permit application49. Short-term rentals in the Mountain and Desert Regions need a Short-Term Rental Permit, and RVs and travel trailers are not eligible rental units50. Confirm what a parcel's zone allows with Planning before you buy51.

What are the steps to build a home in San Bernardino County, California?

First, confirm the parcel's zone district, minimum lot size and whether a subdivision or road-access issue applies with Land Use Services Planning before you buy5122. Second, if there is no sewer, get a septic site evaluation from Environmental Health Services, since much of the county's soil needs an engineered system1015. Third, confirm your road is legal access: San Bernardino County only recognizes a road as legal access if it has a dedicated right-of-way to the county and public, or a public-use easement, and road dedication or paving can be required as a permit condition52. Fourth, if the parcel sits in a County Floodplain Overlay or Floodplain Safety Review Area, no structure may be built, altered or converted there without full compliance with the county's floodplain chapter53. Fifth, apply for the building permit through Building and Safety, budgeting separately for Plan Review and Building Permit fee components1921. Sixth, if you're an owner-builder, remember the county caps for-sale, licensed-subcontractor structures at 4 a year, and a principal-residence exemption at 2 uses within any three-year period13. Seventh, complete inspections in sequence and clear Building and Safety, Planning, Land Development, Public Works Roads and Fire Department sign-off before the county issues your Certificate of Occupancy5455.

What should you check before buying land in San Bernardino County, California?

This is a desert and mountain county more than a green one: only 4.1% of the land is wooded, average precipitation is about 6.6 inches a year, and severe drought hits roughly 39% of years565758. Terrain is gentler than the numbers might suggest, with 66% of the land at a 15% slope or less, but federal land covers a huge 87% of the county, which limits where private parcels sit and what borders them5960. If you're buying a larger tract with an eye toward splitting it, California's Subdivision Map Act and the county's own Development Code require a Tentative Map first, then a Parcel Map for four or fewer resulting parcels or a Final Map for five or more, plus whatever minimum lot size and improvement conditions apply to that zone6162. Prices reflect the mix of desert and mountain terrain: the typical home value is about $553,855, farmland runs around $47,339 an acre, and a typical home insurance premium is about $1,376 a year636465. The effective property tax rate runs about 0.7%, with a median property tax bill near $3,346 a year6667.

Watch-outs

  • San Bernardino County's Development Code makes vehicle occupancy for camping or dwelling unlawful without authorization; the only exception for an ordinary owner is up to 4 days in any 30-day period in RC, AG or RL-5-acre-or-larger zones, so do not assume year-round RV living is allowed on a given parcel11.
  • San Bernardino County setbacks and minimum lot sizes depend on the parcel's zoning district, so have Land Use Services Planning confirm the lines before siting a structure or splitting land3651.
  • The county's floodplain rules and road-access (legal-access) requirements can add real cost and delay on a rural parcel; check both with Land Use Services before closing, not after5352.
  • Inside a city, the city's zoning applies, and Hesperia and Chino describe septic as a city matter too; do not take the county's septic or zoning answers to a city parcel without calling the city3940.

Sources

  1. Building and Safety Questions – Land Use Services (2026 county census)
  2. Development Code – Land Use Services, quoted and re-checked
  3. San Bernardino County Local Agency Management Program, quoted and re-checked
  4. Rialto: Rialto Code 18.18.040 R-1D permitted uses (San Bernardino County), quoted and re-checked
  5. Chino Hills: City of Chino Hills—Permits (San Bernardino County), quoted and re-checked
  6. Town of Apple Valley: Permit Center (San Bernardino County), quoted and re-checked
  7. Zoning and Overlay Maps (2026 county census)
  8. Development Code – Land Use Services, quoted and re-checked
  9. lus.sbcounty.gov, quoted and re-checked
  10. San Bernardino County Environmental Health Services - Land Use & Wastewater Program (ehs.sbcounty.gov)
  11. San Bernardino County Development Code, quoted and re-checked
  12. California Contractors State License Board - Owner-Builder Overview (2026 county census)
  13. Building Officials - Owner-Builder Overview, quoted and re-checked
  14. Development Code – Land Use Services, quoted and re-checked
  15. 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
  16. Building and Safety Questions – Land Use Services, quoted and re-checked
  17. Do I need a building permit for my project? (California statewide rule), quoted and re-checked
  18. Information Bulletin 2021-02: 2019 California Building Standards Code Supplement (California statewide rule), quoted and re-checked
  19. San Bernardino County Land Use Services - Building and Safety Division (lus.sbcounty.gov)
  20. Information Bulletin IB-0012: 2025 Code Adoption, quoted and re-checked
  21. Permits – Land Use Services, quoted and re-checked
  22. Development Code – Land Use Services, quoted and re-checked
  23. Victorville: Victorville Code 16-3.08.020 Development standards (residential districts) (San Bernardino County), quoted and re-checked
  24. Rialto: Rialto Code 18.10.020 R-1A permitted uses (San Bernardino County), quoted and re-checked
  25. Hesperia: Hesperia Municipal Code 16.20.390 Allowable accessory building area (San Bernardino County), quoted and re-checked
  26. Chino: Zoning (San Bernardino County), quoted and re-checked
  27. Chino Hills: Chino Hills Municipal Code § 16.10.030—Development standards (San Bernardino County), quoted and re-checked
  28. Town of Apple Valley: Section 9.28.040 - Site Development Standards (San Bernardino County), quoted and re-checked
  29. Montclair: Montclair Code 11.18.040 R-1 Property development standards (San Bernardino County), quoted and re-checked
  30. Twentynine Palms: Twentynine Palms Code 19.08.040 Rural Living District Development Standards (San Bernardino County), quoted and re-checked
  31. Barstow: Title 19, Chapter 19.10, Sec. 19.10.050 — MDR Medium density residential (San Bernardino County), quoted and re-checked
  32. Grand Terrace: Grand Terrace Municipal Code Title 18 Zoning, Sec. 18.03.010 and Table 18.10.040 (San Bernardino County), quoted and re-checked
  33. Big Bear Lake: Community and Economic Development (San Bernardino County), quoted and re-checked
  34. codelibrary.amlegal.com, quoted and re-checked
  35. lus.sbcounty.gov, quoted and re-checked
  36. Zoning/Setbacks – Land Use Services, quoted and re-checked
  37. Onsite Wastewater Treatment Systems SOP, IB-00018, quoted and re-checked
  38. San Bernardino County Local Agency Management Program, quoted and re-checked
  39. Hesperia: Hesperia Municipal Code 14.08.020 Connection to public sewer required (and 14.08.040) (San Bernardino County), quoted and re-checked
  40. Chino: Farm employee housing (San Bernardino County), quoted and re-checked
  41. San Bernardino County Local Agency Management Program, quoted and re-checked
  42. San Bernardino County Local Agency Management Program, quoted and re-checked
  43. San Bernardino County Local Agency Management Program, quoted and re-checked
  44. San Bernardino County Local Agency Management Program, quoted and re-checked
  45. Safe Drinking Water – Environmental Health Services, quoted and re-checked
  46. Land Use and Wastewater – Environmental Health Services, quoted and re-checked
  47. San Bernardino County Development Code, quoted and re-checked
  48. San Bernardino County Development Code, quoted and re-checked
  49. Manufactured Homes Permitting, quoted and re-checked
  50. FAQs – Short-Term Rentals, quoted and re-checked
  51. San Bernardino County Land Use Services - Planning Division (lus.sbcounty.gov)
  52. Land Development Questions – Land Use Services, quoted and re-checked
  53. San Bernardino County Development Code, quoted and re-checked
  54. Building and Safety Questions – Land Use Services, quoted and re-checked
  55. Building and Safety Questions – Land Use Services, quoted and re-checked
  56. Wooded share of land: Bolthole Index county data
  57. Annual precipitation: Bolthole Index county data
  58. Share of years in severe drought: Bolthole Index county data
  59. Share of land at 15% slope or less: Bolthole Index county data
  60. Federal land share: Bolthole Index county data
  61. lus.sbcounty.gov, quoted and re-checked
  62. California Government Code Section 66424 (California statewide rule), quoted and re-checked
  63. Typical home value (Zillow): Bolthole Index county data
  64. Farmland value per acre (USDA census): Bolthole Index county data
  65. Typical home insurance premium: Bolthole Index county data
  66. Effective property tax rate: Bolthole Index county data
  67. 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.

Found land here? Start a Property Hunt →

Compared with neighboring counties

Like all 6 of its neighbors, San Bernardino County requires a building permit for a home.

RuleSan Bernardino CountyRiverside CountyLos Angeles CountyOrange CountySan Diego CountyImperial CountyInyo County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Env. Health ServicesCounty Dept. of Env. HealthCounty Dept. of Public HealthCounty Health Care AgencyCounty Dept. of Env. Health & QualityCounty Public Health Dept.ICEHD

County locator

San Bernardino County in California

17
County map
San Bernardino County highlighted among the California counties · colored by Index score

How San Bernardino County scores

Seclusion20100% ev.
Self-Sufficiency11100% ev.
Admin Boringness41100% ev.
Durability17100% ev.
Property Autonomy56100% ev.
Carry Cost30100% 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 →

$554kTypical home
0.7%Property tax
$47,339Land / acre
6.6"Annual rain
39% of yrsSevere drought
78.3 / yr (+26.8)Mid-century 100°F days
82.7 daysMid-century dry spell
0.82" (+5.4%)Mid-century 1-day rain
1.1×Wildfire change factor
100%Forward climate coverage
$1,376Home insurance / yr
4% / yrInsurance growth
1.76%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
11,060,870People within 2 hr
119,925Radius comparison (15 mi)
109.4People / sq mi
87%Federal land
66%Land at 15% slope or less
14.5%Soils rated "not limited" for septic (strict USDA rating)
1,783,537 acWorkable land screen
4.1%Wooded land
20.1 tonsBiomass / forest ac
66.9°FAvg temp

Scout San Bernardino County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for San Bernardino County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Cities and towns in San Bernardino 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: Fontana · Needles · Ontario

Answers from the rulebook for San Bernardino County

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

San Bernardino County rules

  • Building permitRequired

    Construction and other listed building activities administered by San Bernardino County Building and Safety in unincorporated San Bernardino County.

    • Permits and inspections are required for new detached residential and non-residential buildings greater than 120 square feet.
    • A one-story detached tool, storage shed, playhouse, or similar use may be exempt at 120 square feet or less only if it contains no utilities, is within minimum setbacks, and is less than 14 feet in height.
    • Permits are also required for tenant improvements; solar installations; solid and lattice patio covers; enclosed patios; electric charging stations; additions and alterations; pools and spas; sheds and other detached accessory structures greater than 120 square feet; carports, garages and barns; fences over 6 feet; retaining walls over 3 feet; electrical, plumbing, mechanical and structural repairs; re-roofing; temporary structures such as modular units and recreational vehicles/trailers; onsite grading; demolition; erosion control; and signs.
    • Other construction activities may require a permit, and all building setbacks must be maintained whether a building requires a permit or not.
    • Structures existing before June 1, 1946 may have been exempt under County Ordinance 574, but that exemption does not apply if the structure was deemed unsafe, had a change of occupancy, or was altered, added to, or improved after that date.
    • Incorporated municipalities may administer their own permitting requirements.

    detached-building permit threshold: > 120 square feet (One-story detached accessory structures at 120 square feet or less may qualify for the stated exemption only if they contain no utilities, meet minimum setbacks, and are less than 14 feet high.) · fence permit threshold: > 6 feet · retaining-wall permit threshold: > 3 feet · historic permit exemption date: 1946-06-01 (Not applicable to unsafe structures or structures with a later change of occupancy, alteration, addition, or improvement.)

    “PERMITS AND INSPECTIONS ARE REQUIRED FOR THE FOLLOWING: 1. New Detached Buildings (Residential and Non-Residential) greater than 120 square feet*”
  • Building code adoptedAdopted (with conditions)

    Building permit applications submitted to San Bernardino County Building & Safety, including the County's adoption and enforcement of the California Building Standards Code.

    • Permit applications submitted after January 1, 2026 must comply with the 2025 California Building Standards Code.
    • Permit applications submitted before January 1, 2026 may comply with the 2022 California Building Standards Code, but the applicant must obtain the building permit before July 1, 2026 or the application expires; no permit extension is granted after expiration and the applicant must resubmit under the 2025 Code.
    • Production home Model/Stock Plans submitted before January 1, 2026 may use the 2022 Code only if all permits are obtained before July 1, 2026; after July 1, 2026 those applications expire and must be resubmitted under the 2025 Code.
    • The applicable Code edition is determined solely by the date the permit application is submitted to Building & Safety; other County department or division submittal or approval dates have no bearing.

    adopted building code edition: 2025 California Building Standards Code (2022 California Building Standards Code transition rules apply to qualifying pre-January 1, 2026 applications.) · effective date: 2026-01-01 · deadline for qualifying pre-2026 applications: < 2026-07-01 (Permit must be obtained before this date or the application expires.)

    “In compliance with State law, the County of San Bernardino is required to adopt and enforce the latest published edition of the California Building Standards Code. The latest published edition of the California Building Standards Code is the 2025 edition, and it will become effective January 1, 2026.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Building standards enforced by San Bernardino County Building and Safety, including California building, electrical, plumbing, mechanical, energy, and disabled-access standards.
      “Building and Safety’s primary responsibility is the enforcement of Building Standards adopted by the State of California and San Bernardino County.”
  • InspectionsRequired

    Permitted construction administered by San Bernardino County Building and Safety in unincorporated San Bernardino County.

    • In general, an inspection is required before completed work is covered or concealed.
    • All required erosion-control measures must be in place, inspected, and approved before building construction begins.
    • Typical inspections include underground or under-slab plumbing, foundation or slab grade, roof sheathing and shear walls, rough electrical/mechanical/plumbing/framing, insulation, drywall, sewage disposal and water service, gas-line testing, and final inspection.
    • Fire Department rough inspection must be approved before Building and Safety’s combo inspection.
    • The final inspection occurs when the structure is ready for occupancy and requires the listed completion conditions, including drainage, erosion control, permanent address, operable fixtures, insulation certification, cleanliness, completed wall finishes, and HERS Rater report where applicable.
    • Remote areas may have limited inspection availability during the week; virtual or self-inspections may be available.

    gas-line air-test duration: 15 minutes (Gas lines must not lose pressure during the test.)

    “In general, an inspection will be required prior to covering up or concealing any completed work.”
  • Certificate of occupancyRequired

    Permitted structures ready for occupancy in unincorporated San Bernardino County under County Building and Safety administration.

    • The structure must be ready for occupancy and pass final inspection.
    • All final inspections must be cleared in writing before utilities are released and a Certificate of Occupancy is issued.
    • Required clearances include Building and Safety, Planning, Land Development, Public Works Roads, Fire Department, and Solid Waste Construction Waste Management Plan clearance.
    • All outstanding fees owed to those departments must be paid before final inspection approval and granting of a Certificate of Occupancy.
    “Please be advised that all final inspections must be cleared (in writing) before utilities are released and a Certificate of Occupancy is issued.”
  • County-wide zoningPresent (with conditions)

    County zoning regulation in San Bernardino County unincorporated areas.

    • The County source expressly limits this zoning regulation to unincorporated areas.
    • The Development Code regulates land uses and establishes development standards and approval procedures for each zoning district.
    “The County of San Bernardino regulates zoning for all unincorporated areas of the county. The official document that regulates zoning for all unincorporated areas of the county is the County of San Bernardino Development Code.”
  • Local zoningPresent (with conditions)

    County zoning and land-use regulation in the unincorporated areas of San Bernardino County.

    • The County Development Code applies to unincorporated areas only.
    • Each property is assigned to a zone or land-use district with applicable land-use rules and development standards.
    • Uses exempt from or preempted by state or federal law are outside the Development Code.
    • Other permits, approvals, or entitlements required by the County Code or regional, special-district, state, or federal agencies may still apply.
    • The Development Code page states that the entire code was readopted on March 13, 2007 and became effective on April 12, 2007; the cited PDF is labeled amended April 24, 2014.
    “The San Bernardino County Development Code implements the goals and policies of the General Plan by regulating land uses within the unincorporated areas of the County. Each piece of property is within a “zone” or “land use district” which describes the rules under which that land may be used.”
  • Zoning districtsPublished

    County zoning districts, development standards, and approval procedures for unincorporated San Bernardino County.

    • Each property in the unincorporated county is within a zone or land use district.
    • The Development Code establishes district-specific development standards and procedures for approving particular uses.
    • Specific and area plans may provide additional or superseding area-specific standards; exact parcel zoning should be verified through the County zoning map or Land Use Services.
    “The San Bernardino County Development Code implements the goals and policies of the General Plan by regulating land uses within the unincorporated areas of the County.”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Multi-family development projects in unincorporated San Bernardino County

    • The standards apply to all multi-family development projects.
    • The dwelling-unit category controls the minimum gross floor area.

    efficiency minimum gross floor area: >= 450 sq ft · 1-bedroom minimum gross floor area: >= 650 sq ft · 2-bedroom minimum gross floor area: >= 850 sq ft · 3-bedroom minimum gross floor area: >= 1050 sq ft · 4+ bedroom minimum gross floor area: >= 1200 sq ft

    “Dwelling units shall be the minimum sizes indicated in Table 84-11 (Minimum Dwelling Unit Sizes in Multi-Family Development): [...] Efficiency 450 1 bedroom 650 2 bedroom 850 3 bedroom 1050 4+ bedroom 1200”
    One more reviewed finding on this topic
    • Specified — Single dwellings installed within the County's Alternate Housing Overlay in unincorporated areas
      “(a) Minimum floor area shall be 725 square feet measured from the exterior of the structure. (b) Minimum floor width shall be 14 feet, measured from the exterior of the structure.”
  • Minimum lot sizeDistrict specific (with conditions)

    Agricultural and Resource Management zoning districts AG, RC, FW, and OS in the unincorporated County, by Valley, Mountain, and Desert region.

    • Each subdivision must comply with the applicable minimum parcel-size table.
    • The review authority may require one or more parcels to be larger based on potential environmental impacts, physical characteristics of the site or surrounding parcels, or other factors.
    • AG minimums may be modified by map suffix; AG designations are limited to AG, AG-20, AG-40, AG-80, and AG-160.
    • Mountain-region AG is limited to the Oak Glen Community Plan area.

    Valley AG minimum lot area: 10 acres (Except where modified by map suffix.) · Valley RC minimum lot area: 40 acres · Valley FW minimum lot area: 10 acres · Valley OS minimum lot area: No requirement · Mountain AG minimum lot area: 10 acres (Limited to the Oak Glen Community Plan area; except where modified by map suffix.) · Mountain RC minimum lot area: 40 acres · Mountain FW minimum lot area: 10 acres · Mountain OS minimum lot area: No requirement · Desert AG minimum lot area: 10 acres (Except where modified by map suffix.) · Desert RC minimum lot area: 40 acres · Desert FW minimum lot area: 10 acres · Desert OS minimum lot area: No requirement

    “The San Bernardino County Development Code implements the goals and policies of the General Plan by regulating land uses within the unincorporated areas of the County.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Residential zoning districts RL, RS, and RM in the unincorporated County, by Valley, Mountain, and Desert region.
      “Each subdivision shall comply with the minimum parcel size requirements shown in Tables 82-8A, 82-8B and 82-8C for the applicable land use zoning district. (b) The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by these tables based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.”
  • SetbacksDistrict specific (with conditions)

    Structures and uses regulated by the San Bernardino County Development Code in unincorporated San Bernardino County.

    • Each structure must comply with the setback requirements for its applicable land use zoning district, specific use, and other applicable Development Code provisions.
    • The standards apply to all land use zoning districts; where a district-specific or specific-use standard conflicts with a general standard, the specific standard overrides.
    • Street setbacks require a minimum half width of 30 feet for rights-of-way in the Valley or Desert Regions and 20 feet in the Mountain Region, unless otherwise specified by an ordinance, specific plan, or similar document.
    • Private road easement setbacks are 15 feet in the Mountain Region and 25 feet in the Valley and Desert Regions from the recognized easement line; the rear setback applies only when the easement accesses two or more parcels.
    • Through lots require front setbacks on all street frontages.
    • Street-side yards on corner parcels require the same setback as front yards unless otherwise specified by a zoning district, ordinance, specific plan, or similar regulation.
    • Setback requirements generally apply to all uses except fences or walls within Chapter 83.06 height limits and retaining walls less than three feet above finished grade, limited to four such walls within the setback.
    • Recorded map and composite development plan setback lines may control; where additional road dedication is required or qualifying maps predate March 1, 1948, the greater applicable setback prevails. Deviations from a recorded setback line require compliance with Chapter 85.17 variances.
    • Setbacks must be measured according to Section 83.02.070(c), including specific rules for front, side, street-side, and rear setbacks.
    • Allowed projections into setbacks are governed by Section 83.02.080 and Table 83-5, including stated limitations for clear sight triangles, parcel lines, and Fire Safety Overlay Districts.
    • The Development Code was adopted March 13, 2007, became effective April 12, 2007, and the PDF states it was amended May 2, 2019.

    street right-of-way half width, Valley or Desert Region: 30 ft (unless otherwise specified by an ordinance, specific plan, or similar document) · street right-of-way half width, Mountain Region: 20 ft (unless otherwise specified by an ordinance, specific plan, or similar document) · private road easement front, side, and rear setback, Mountain Region: 15 ft (rear setback applies only when the easement is used to access two or more parcels) · private road easement front, side, and rear setback, Valley or Desert Regions: 25 ft (rear setback applies only when the easement is used to access two or more parcels) · retaining wall exemption height: < 3 ft above finished grade (not to exceed four such walls within the setback)

    “Each structure shall comply with the setback requirements established for each land use zoning district in Division 2 (Land Use Zoning Districts and Allowed Land Uses) and established for specific uses in Division 4 (Standards for Specific Land Uses) and elsewhere in this Development Code.”
    3 more reviewed findings on this topic
    • District specific (with conditions) — Minimum setbacks in the Mountain Region agricultural and resource management zoning districts AG, RC, FW, and OS.
      “Limited to the Oak Glen Community Plan area only.”
    • District specific (with conditions) — Structures and other development in San Bernardino County unincorporated areas.
      “Your setback requirements are determined by your zoning as well as all other requirements of the Development Code.”
    • Specified — Agricultural and Resource Management land use zoning districts AG, RC, FW, and OS in the Valley Region.
      “Minimum setbacks required. See Chapter 83.02 for exceptions, reductions, and encroachments. See Division 4 for any setback requirements applicable to specific land uses.”
  • Lot coverageNone

    AG, RC, FW, and OS zoning districts in the Valley, Mountain, and Desert regions of unincorporated San Bernardino County

    • Other applicable standards in Divisions 3 and 4 still apply.
    “Lot coverage Maximum percentage of the total lot area that may be covered by structures and impervious surfaces. Maximum coverage N.A. N.A. N.A. N.A.”
  • Living in an RVTemporary only (with conditions)

    Occupancy of recreational motor vehicles, recreational towed vehicles, trailers, campers, mobile homes, commercial coaches, park trailers, passenger vehicles, and similar vehicles for camping, dwelling, or temporary or permanent residency on parcels governed by the County Development Code.

    • Vehicle occupancy for camping, dwelling, or temporary or permanent residency requires authorization under Chapter 84.25 unless an exception applies.
    • No permit is required for recreational camping by the property owner for no more than four days in a 30-day period on property in the RC, AG, or RL-5 or larger land-use zoning districts.
    • Temporary living quarters in a manufactured home or travel trailer while building a home may be permitted if a permit for the permanent residence has already been obtained.
    • The code lists recreational motor vehicles, recreational towed vehicles, mobile homes, commercial coaches, office trailers, park trailers, passenger vehicles, trailers, campers, and commercial vehicles as covered vehicle types.
    • Seasonal labor quarters may be allowed upon issuance of the required Site Plan Permit and Special Use Permit.

    recreational camping duration without permit: <= 4 days in a 30-day period (Only when used by the property owner in RC, AG, or RL-5 or larger zoning districts)

    “It shall be unlawful to place, maintain, use, or occupy any vehicle on any parcel of real property for the purpose of camping, dwelling”
    One more reviewed finding on this topic
    • Limited — Occupancy of recreational motor vehicles, recreational towed vehicles, campers, trailers, and related vehicles for camping, dwelling, or temporary or permanent residency on parcels governed by the County Development Code.
      “It shall be unlawful to place, maintain, use, or occupy any vehicle on any parcel of real property for the purpose of camping, dwelling, or maintaining or establishing a temporary or permanent residency unless such placement, maintenance, use, or occupancy is authorized pursuant to this chapter.”
  • Camping on your landLimited

    Temporary camping in vehicles or temporary structures on parcels governed by the County Development Code.

    • Camping or occupancy of a temporary structure generally requires a Temporary Use Permit, Special Event Permit, or other required land-use approval.
    • Owner recreational camping is exempt from a permit only for no more than four days in a 30-day period and only in RC, AG, or RL-5 or larger zoning districts.
    • The same four-day owner-camping exception applies to vehicles covered by §84.25.070(c).
    • The code separately prohibits camping in vehicles unless authorized under Chapter 84.25.

    owner recreational camping duration without permit: <= 4 days in a 30-day period (RC, AG, or RL-5 or larger zoning districts)

    “no permit shall be required to place, maintain, use and/or occupy any temporary structure for no more that four days in an 30-day period”
    One more reviewed finding on this topic
    • Limited — Camping or occupancy of temporary structures and vehicles for camping on parcels subject to the San Bernardino County Development Code.
      “It shall be unlawful to place, install, build, maintain, use, or occupy any temporary structure on any parcel of real property subject to the provisions of this Development Code for the purpose of camping, dwelling, maintaining or establishing temporary or permanent residency unless such placement, installation, construction, maintenance, use, or occupancy is first authorized by a Temporary Use Permit, Special Event Permit, or other land use approval required by this Development Code or as otherwise made an exception herein.”
  • Tiny homesAllowed (with conditions)

    Tiny homes used as residential structures in unincorporated San Bernardino County residential development governed by §84.21.030.

    • A tiny home may be permitted only if it complies with the minimum standards of the California Residential Code or the standards for manufactured homes specified in the County Development Code.
    • For parcels greater than 30 feet in width and greater than 5,000 square feet, the residential structure must comply with the applicable standards in §84.21.030(a)-(d), including applicable construction standards.
    • In Valley and Desert Regions in an RS district, an enclosed garage or carport with minimum interior dimensions of 10 feet by 20 feet is required, plus a second parking space that may be uncovered and must be at least 9 feet by 19 feet.
    • Utility hookups and an area suitable for a clothes washer and dryer must be provided within the primary structure or an enclosed accessory structure.
    • For parcels 30 feet or less in width or 5,000 square feet or less, the tiny home must comply with the applicable standards in §84.21.030(a)-(d).
    • Recreational vehicles will not be approved for occupancy as a dwelling under this section.

    garage or carport minimum interior dimensions: 10 by 20 feet (Valley and Desert Regions, RS zoning district) · second parking space minimum dimensions: 9 by 19 feet (May be uncovered; Valley and Desert Regions, RS zoning district)

    “A "Tiny Home" may be permitted, provided that it complies with the minimum standards of the California Residential Code”
  • Manufactured homesAllowed (with conditions)

    Manufactured homes used as single-family dwellings on private land in unincorporated San Bernardino County.

    • The property must be in a zone allowing residential use; the County identifies RS, RL, RC, SD-RES, and CR as qualifying zones.
    • A building permit is required before setting up a manufactured home or beginning related site work.
    • Manufactured homes installed or constructed under §84.21.030 are allowed where detached single-family residential structures are allowed.
    • Outside an approved and properly licensed mobile home park, a permit generally may not be issued if more than 10 years have elapsed between manufacture and permit application, unless the stated findings are made.
    • The manufactured home must have the required federal construction and safety certification label or tag.
    • The site must satisfy applicable parking, setbacks, structure coverage, yards, infrastructure, access, utility, septic, fire, flood, and other County requirements.

    maximum age absent exception: <= 10 years between manufacture and permit application (Exceptions require the findings in §84.21.030(i)(1)-(3))

    “Manufactured homes may be on private land if it’s zoned for residential use.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on most single-family residential properties in unincorporated San Bernardino County.

    • Eligibility is described as applying to most single-family residential properties, not every property.
    • Depending on lot size, a homeowner may also be able to include a junior accessory dwelling unit or guest house.
    • Sewer or septic capacity can affect what is possible; the County encourages early coordination with Environmental Health Services.
    • Building, zoning, utility, wastewater, and other applicable County requirements remain applicable.
    “San Bernardino County allows most single‑family residential properties to add an ADU, and depending on lot size, homeowners may also be able to include a JADU or guest house. Since sewer or septic capacity can affect what is possible, the county encourages early coordination with Environmental Health Services.”
  • Who permits septicCounty (with conditions)

    OWTS permitting, review, construction permitting, maintenance, and enforcement in the unincorporated area under San Bernardino County jurisdiction.

    • The LAMP excludes projects outside the boundaries of San Bernardino County’s jurisdiction.
    • Environmental Health Services is the lead agency for OWTS review and operating permits.
    • Building and Safety is the lead agency for construction permitting and issues building permits for new construction, replacement, and repair of OWTS.
    • Incorporated cities and towns within the County are outside this county LAMP scope.
    “EHS is the lead agency for the OWTS and is responsible for: [...] Building and Safety is the lead agency for construction permitting and is responsible for: • Issuing building permits for new construction, replacement, and repair of OWTS.”
    2 more reviewed findings on this topic
    • County — OWTS permitting, review, and management in the unincorporated area under San Bernardino County jurisdiction.
      “We protect public health by reviewing and approving sewage disposal reports”
    • County (with conditions) — OWTS installation, replacement, repair, review, permitting, and maintenance within San Bernardino County jurisdiction, principally the unincorporated area.
      “In San Bernardino County, the LAMP is drafted and enforced by Environmental Health Services (EHS), serving as the designated local agency.”
  • Septic permitRequired

    New, replacement, repair, and other OWTS projects within the LAMP jurisdiction in San Bernardino County.

    • Obtaining an OWTS permit and obtaining local land-use approval are separate processes.
    • When sewer is unavailable, the owner must demonstrate that sewer is not available within the required distance, soils meet onsite wastewater standards, adequate area exists with proper setbacks including 100% expansion area, the OWTS will not impact ground or surface water, and the system can be sized for the intended land use.
    • An OWTS approval is not a substitute for required grading, land-use, or building permits.
    • Approval will not be granted for an OWTS where public sewer is available.
    • Projects with projected flow exceeding 10,000 gallons per day, high-strength wastewater subject to another agency, projects outside County jurisdiction, and centralized wastewater facilities are excluded from the LAMP.

    sewer connection distance: 200 feet (For new developments; each additional EDU beyond one per parcel increases the distance by 100 feet per EDU.) · minimum parcel size: 0.5 acre per dwelling unit (Applies to new developments served by public water and relying on OWTS; environmental prohibition areas require one acre.)

    “Obtaining an OWTS permit, and obtaining local land use approval, are two separate processes. Local Land Use approval (i.e., obtaining a Conditional Use Permit) is not a substitute for an OWTS permit issued by Building and Safety, nor does it guarantee issuance of an OWTS permit.”
    2 more reviewed findings on this topic
    • Required — New construction, replacement, repair, and other OWTS projects within San Bernardino County jurisdiction, corresponding to the unincorporated area covered by the County LAMP.
      “Building and Safety is the lead agency for construction permitting and is responsible for: • Issuing building permits for new construction, replacement, and repair of OWTS.”
    • Required — New or replacement sewage disposal systems and OWTS in the unincorporated area within San Bernardino County jurisdiction.
      “Prior to the installation of a new or the replacement of the existing sewage disposal system, a building permit shall be required from the Land Use Services.”
  • Septic inspectionLimited

    OWTS inspections within the San Bernardino County LAMP jurisdiction.

    • For new OWTS, EHS determines whether an onsite inspection is needed after reviewing the qualified professional's percolation report.
    • Inspection conditions include mountain regions; parcels under 2.5 acres served by a water well; inability to meet minimum setbacks; slopes greater than 20%; locations within 200 feet of a river or 100 feet of a stream; and historically high or perched groundwater.
    • EHS may require an inspection at its discretion where installation or operation may adversely affect water quality or public health.
    • OWTS in Designated Maintenance Areas require biennial EHS inspection and biennial fees.
    • Sewage holding tanks require annual EHS inspection; ATS require annual inspection by a Qualified Service Provider and may also be inspected by EHS.

    DMA inspection frequency: per 2 years (Applies to OWTS located within a Designated Maintenance Area.) · sewage holding tank inspection frequency: per 1 year (Annual EHS operating permit and fees also required.) · ATS inspection frequency: per 1 year (Inspection by a Qualified Service Provider; EHS may also inspect.)

    “To ensure uniformity and compliance with the LAMP, OWTS inspections may be required.”
  • Off-grid sanitationLimited

    Off-grid sanitation, including sewage holding tanks, RV waste, graywater, and cesspools, within the San Bernardino County LAMP jurisdiction.

    • Sewage holding tanks in the unincorporated County require EHS approval before installation or use and a current operating permit.
    • All sewage holding tanks located within the County require annual operating permits and annual EHS inspection.
    • RV waste must be disposed of at an RWQCB-approved RV discharge station; incidental RV waste may be considered case-by-case by the RWQCB.
    • No surface discharge of graywater is permitted.
    • Cesspools are prohibited in California and must be eliminated within 30 days of discovery, with replacement by sewer connection or a compliant OWTS.
    • Sewage holding tank proposals require approved materials, an annual operating permit, a completed application and written agreement with the property owner, EHS, and sewering entity, a current liquid-waste-hauler maintenance contract, and a recorded Notice of Condition within 30 days of installation.

    cesspool abatement deadline: 30 days (After discovery.) · sewage holding tank minimum inspection by hauler: per 1 inspection per month (Servicing/pumping as necessary under the maintenance contract.)

    “within the unincorporated area of the County [...] without EHS approval.”
  • Well permitRequired

    Construction, reconstruction, or destruction of wells regulated by San Bernardino County Environmental Health Services.

    • The work must be performed by an appropriately licensed California State Contractor, such as a C-57 contractor.
    • Drillers must be registered with EHS before commencing regulated activity.
    • Well permit applications within Mojave Water Agency boundaries submitted on or after August 5, 2024, are requested to include the MWA Notice of Intent to Extract or Divert Water.
    • Applications must be complete with required signatures and are not processed until both application and payment are received.

    MWA Notice of Intent condition date: 2024-08-05 (Applies to well permit applications within MWA boundaries submitted on or after this date.) · EHS processing target: 10 business days (After receipt of both payment and application.)

    “A well permit is required for the construction, destruction, or rehabilitation of any well in San Bernardino County.”
    One more reviewed finding on this topic
    • Required — Construction, destruction, or rehabilitation of any well in San Bernardino County.
      “A well permit is required for the construction, destruction, or rehabilitation of any well in San Bernardino County.”
  • Mandatory utility hookupConditional

    Sewer and OWTS connection requirements for development within the County LAMP jurisdiction.

    • Connection to a public sewer is required within established sewer service district boundaries.
    • The applicable sewer entity determines sewer boundaries in relation to the calculated distance.
    • New developments must connect when the nearest property line is within 200 feet of an available sewer line.
    • Additional development exceeding one EDU per parcel increases the required distance by 100 feet per EDU.
    • Connections may be required outside a sewer service area if within the required connection distance, potentially requiring annexation, an out-of-agency service agreement, and LAFCO approval.
    • Upon failure of an existing OWTS, approval will not be granted if the parcel is within the defined distance from a sewer boundary.
    • The LAMP scope excludes projects outside San Bernardino County jurisdiction, including incorporated municipalities governed by their own authorities.

    base sewer connection distance: <= 200 feet (Measured from the nearest property line to an available sewer line for new development.) · additional distance per EDU above one: per 100 feet (Applies to additional development more than one EDU per parcel.)

    “New developments must connect to a sewer system when the nearest property line is within 200 feet of an available sewer line. Any additional development (more than one Equivalent Dwelling Unit (EDU) per parcel will increase this distance by 100 feet per EDU.”
    One more reviewed finding on this topic
  • Agricultural exemptionConditional

    Agricultural accessory structures and related agricultural uses governed by San Bernardino County land-use tables in unincorporated areas

    • The exemption is from County planning-permit requirements only.
    • The use, activity, or structure must comply with setback requirements, height limits, and all other applicable Development Code standards.
    • Any permit or approval required by other regulations, including a building permit, must still be obtained.
    • In the RL district, agricultural accessory structures up to 10,000 square feet on lots of 5 acres or less are listed as A; structures greater than 10,000 square feet on lots of 5 acres or less require M/C.
    • The code key defines A as an allowed use with no planning permit required and M/C as a Minor Use Permit requirement unless a Conditional Use Permit is required.

    agricultural accessory structure threshold: <= 1000 sq ft (A in RL, RS, and RM) · agricultural accessory structure threshold: <= 10000 sq ft (A in RL only when on 5 acres or less; larger structures on 5 acres or less require M/C)

    “Agricultural accessory structure - 1,000 sf max. A A A Agricultural accessory structure - up to 10,000 sf max. on 5 ac. or less A — — Agricultural accessory structure - greater than 10,000 sf. on 5 ac. or less M/C — — [...] A Allowed use (no planning permit required)”
  • Subdividing landRegulated (with conditions)

    Subdivision of existing parcels into two or more parcels in unincorporated San Bernardino County

    • A Tentative Map is generally required first.
    • A Parcel Map is required for subdivisions creating four or fewer parcels, subject to stated Map Act and waiver exceptions.
    • A Final Map is required for subdivisions of five or more parcels, subject to stated exceptions.
    • Applicable minimum lot sizes, subdivision standards, improvements, and conditions of approval apply.
    • Map Act exemptions identified in § 87.01.080(c) are exempt from this Division's subdivision approval requirements.

    subdivision threshold: two or more parcels · parcel map threshold: four or fewer parcels (Subject to stated statutory, public-agency/utility-conveyance, railroad-lease, and waived-map exceptions) · final map threshold: five or more parcels (Subject to stated exceptions)

    “Any subdivision of an existing parcel into two or more parcels shall require approval by the County in compliance with this Division. In general, the procedure for subdivision first requires the approval of a Tentative Map, and then the approval of a Parcel Map (for a subdivision that results in four or fewer parcels) or a Final Map (for a subdivision that results in five or more parcels) to complete the subdivision process.”
  • Driveway accessLimited

    Legal road access and road dedication requirements for development projects in unincorporated San Bernardino County.

    • A road is legal access only if it has a dedicated right-of-way to the County and the public generally, or an easement for public use.
    • Road dedication may be required as a condition of a building permit.
    • When a project increases vehicular traffic on a County road, the County may require paving of affected roadways based on Development Code Section 83.05.
    “A road will only be considered legal access if it has a dedicated right-of-way to the County, to the public in general, or an easement for public use.”
  • Building in a floodplainRequired

    Structures and land uses in County Floodplain (FP) Overlay and Floodplain Safety Review Areas in unincorporated San Bernardino County.

    • The FP Overlay applies to areas of special flood hazard identified through FEMA/Federal Insurance Administration Flood Insurance Studies and FIRMs, with additional areas potentially designated by the County Flood Control District or added after governmental-agency studies.
    • No structure or land use may be constructed, located, extended, converted, or altered without full compliance with Chapter 82.14 and other applicable regulations.
    • Floodplain projects must comply with applicable conditions and safeguards; violations are subject to Development Code penalties.
    “No structure or land use shall hereafter be constructed, located, extended, converted, or altered without full compliance with the provisions of this Chapter and other applicable regulations.”
  • Short-term rentalsLimited

    Short-term residential rental units in the unincorporated Mountain and Desert Regions of San Bernardino County.

    • A Short-Term Rental Permit is required for advertising and rental use.
    • Transient occupancy generally means occupancy for 30 consecutive calendar days or less.
    • Short-term rentals are limited to the Mountain and Desert Regions and the Rural Living (RL), Single Residential (RS), Multiple Residential (RM), Resource Conservation (RC), and Agriculture (AG) land-use zoning designations.
    • The rental may be for an entire home, accessory dwelling, or one or more rooms; an individual apartment unit within a multi-family residential project is not eligible.
    • Commercial activities such as weddings, wedding receptions, corporate retreats, business meetings or conferences, filming photography shoots, fraternity parties, or similar gatherings are prohibited unless regulated under an approved County-issued permit.
    • The owner or manager must provide a 24-hour complaint-resolution telephone number.
    • The unit must comply with applicable Fire, Building, Zoning, Health and Safety Codes.
    • The source states that single-family dwellings, duplexes, rooms in dwellings, guest houses, condominiums, and some accessory dwelling units may be used; multi-family apartment structures, yurts, travel trailers, and RVs are not allowed.
    • The current fee page states an effective date of July 1, 2026, and lists a new application total of $1,144: $600 application fee, $285 permit fee, and $259 surrounding-property-owner notification fee.
    • Permits are valid for one year and must be renewed annually; failure to submit renewal payment within 45 days after expiration closes the permit.
    • A separate permit is required for each legal dwelling unit; a maximum of two permits may be issued for a parcel of 2 acres or greater and one permit for a parcel less than 2 acres.

    transient occupancy duration: <= 30 consecutive calendar days (Transient occupancy generally means occupancy for 30 consecutive calendar days or less.) · new application fee: 1144 USD (Effective July 1, 2026; includes $600 application fee, $285 permit fee, and $259 surrounding property owner notification fee.) · permit term: 1 year (Renewal required annually.) · maximum permits per parcel: 2 permits (Maximum of two permits for a parcel 2 acres or greater; maximum of one permit for a parcel less than 2 acres.)

    “A Short-Term Rental Permit will be required for the advertising and the rental use of a STR unit in unincorporated desert and mountain regions [...]”
  • Permit feesPublished (with conditions)

    San Bernardino County Building and Safety plan-review and building-permit fees for construction in unincorporated areas.

    • Building & Safety fee changes went into effect July 1, 2026.
    • Fees include plan review and building permit components.
    • Plan review includes the initial submittal and one resubmittal for corrections; additional correction submittals require additional plan review fees.
    • School, traffic, drainage, and other area-specific fees may also be due.
    • The County advises contacting Building and Safety for a project-specific fee quote.
    “San Bernardino County Building and Safety fees are primarily comprised of two components, Plan Review fees and Building Permit fees.”
  • Permit processPublished (with conditions)

    San Bernardino County Building and Safety permit process.

    • The published process covers review of construction plans for code compliance, permit issuance, progressive construction inspections, and final inspection approval with issuance of a Certificate of Occupancy.
    • Building and Safety enforces California and San Bernardino County building standards, including California Building, Electrical, Plumbing, Mechanical, and Energy Codes and Disabled Access Regulations in Title 24.
    • The source page does not establish that the county administers incorporated municipalities.
    “The permit process includes: The review of construction plans to determine design compliance with applicable codes Permit issuance”

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
    • Available (with conditions) — California owner-builders constructing, altering, repairing, improving, or remodeling property, including projects in San Bernardino County, subject to the stated licensure-exemption conditions.
      “An owner-builder is exempt from licensure, but there are limitations.”
    • Conditional — Owners who build or improve structures on their own property, and homeowners improving their principal residence or appurtenances, subject to Business and Professions Code section 7044.
      “(a) This chapter does not apply to any of the following: (1) An owner who builds or improves a structure on his or her property”
    • Available (with conditions) — California contractor-licensing requirements for an owner who builds or improves a structure on the owner’s property; this is not stated as an exemption from building permits, inspections, or other code requirements.
      “This chapter does not apply to any of the following: (1) An owner who builds or improves a structure on his or her property”
  • 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.

Water rights & wells in San Bernardino County

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

Adjudicated — rights fixed

Water rights here have been fixed by a court. New supply effectively means acquiring an existing right.

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 ↗
  • Chino Basin — Adjudicatedpartial of county

    Adjudicated 1978 under the Chino Basin Watermaster; new appropriation effectively closed to new landowners.

    California DWR — Adjudicated Areas (Bulletin 118) ↗
  • Mojave Basin Area — Adjudicatedpartial of county

    Adjudicated 1996 (Mojave River watershed) under the Mojave Basin Area Watermaster; new pumping requires purchasing/transferring an existing free-production allowance.

    California DWR — Adjudicated Areas (Bulletin 118) ↗
  • San Bernardino Basin Area — Adjudicated (Western Judgment)partial of county

    1969 Western–San Bernardino judgment (physical solution) over the San Bernardino, Colton and Riverside subareas under a watermaster; new appropriation constrained.

    California DWR — Adjudicated Areas ↗
  • Warren Valley & Cucamonga Basins — Adjudicatedlocalized of county

    Yucca Valley (Warren Valley, adj. 1977) and Cucamonga (adj. 1978) basins under watermasters; new appropriation effectively closed to new landowners.

    California DWR — Adjudicated Areas (Bulletin 118) ↗
  • Puente & Lytle Creek Basins — Adjudicatedlocalized of county

    Puente Basin (1985 judgment, LA) and Lytle Creek (1924 decree, San Bernardino) under watermasters; pumping allocated, new appropriation closed.

    California DWR — Adjudicated Areas ↗
  • Indian Wells Valley Basin — Critically Overdrafted (Under Adjudication)localized of county

    Ridgecrest / China Lake desert basin ~4x overdraft, also in active court adjudication; import-fee framework; effectively closed to new large appropriation.

    California DWR Bulletin 118 — Critically Overdrafted Basins ↗
  • Yucaipa & Santa Clarita Valley Subbasins — High Prioritylocalized of county

    High-priority SGMA subbasins (Yucaipa in the Upper Santa Ana Valley; Santa Clarita Valley East) with adopted GSPs; new wells subject to GSA/EO N-7-22 review.

    California DWR — SGMA Basin Prioritization ↗

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 San Bernardino County, California

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

San Bernardino County scores 17/100 on the Bolthole Index, a weak county profile. Watch-outs: weak self-sufficiency basics: only 6.6″ of rain a year, in severe drought 39% of years and elevated mid-century heat, water, rain, or wildfire exposure.

Do you need a building permit in San Bernardino County, California?

San Bernardino County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by San Bernardino County Environmental Health Services. 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 San Bernardino County?

Living in an RV on your own land in San Bernardino County is allowed on a temporary basis only: Occupancy of recreational motor vehicles, recreational towed vehicles, trailers, campers, mobile homes, commercial coaches, park trailers, passenger vehicles, and similar vehicles for camping, dwelling, or temporary or permanent residency on parcels governed by the County Development Code. Vehicle occupancy for camping, dwelling, or temporary or permanent residency requires authorization under Chapter 84.25 unless an exception applies. No permit is required for recreational camping by the property owner for no more than four days in a 30-day period on property in the RC, AG, or RL-5 or larger land-use zoning districts. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in San Bernardino County, California?

Land in San Bernardino County runs about $47,339 per acre, based on the latest county data.

What is the water situation in San Bernardino County?

San Bernardino County gets about 6.6" of rain a year, with severe drought in roughly 39% of years. On water rights, San Bernardino County lies in the Chino Basin — Adjudicated — Adjudicated 1978 under the Chino Basin Watermaster; new appropriation effectively closed to new landowners..

How remote is San Bernardino County?

A typical private-land location has about 119,925 people within 15 miles and 16,947,802 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How San Bernardino compares in California

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