Bolthole Index

San Francisco County, California

Building permits, zoning and land rules in San Francisco County, California

23Index Score / 100
#52 of 58 in California

San Francisco County, California requires a building permit before construction, alteration, repair, conversion or demolition of a regulated building, unless a specific code exemption applies1. San Francisco is a consolidated city and county, so citywide building and zoning rules apply to every parcel23. Septic systems fall under California's tiered onsite-wastewater rules, but we could not confirm which San Francisco agency issues a local septic permit4.

At a glance

Building permit
Required before regulated work begins unless a specific code exemption applies51
Zoning
Citywide zoning applies to every parcel; there is no unincorporated area23
Septic
State OWTS rules cover new, replacement and major-repair systems; the local permitting agency is unconfirmed64
Well permit
Required from SF Public Health's Water Quality Program before drilling or destroying a well7
Owner-builder
Available under California's statewide owner-builder exemption; a declaration is required at permit issuance89
RV living
Private-land occupancy is unconfirmed; overnight habitation on public ways is restricted10
Tiny home
Not confirmed locally; state law requires approval as one of several defined structure types before occupancy11
Minimum home size
No universal minimum confirmed; HOME-SF studios must be at least 300 square feet12

Who to call

Building permits

San Francisco Department of Building Inspection (DBI)

Building permits, plan review and inspections for all construction in San Francisco County

628-652-3200

dbicustomerservice@sfgov.org

49 South Van Ness Avenue, San Francisco, CA 94103

Planning & zoning

San Francisco Planning Department

Zoning determinations, Planning Code approvals and the Permit Information Center for San Francisco County

628-652-7600

49 South Van Ness Avenue, Suite 1400, San Francisco, CA 94103

Well permits

San Francisco Department of Public Health

Environmental health permitting, including Production Well Construction/Destruction permits through its Water Quality Program, for San Francisco County

415-554-2500

1145 Market Street, San Francisco, CA 94103

Roads & driveways

San Francisco Public Works

Street Improvement Permits for new, modified or overwide driveways and curb cuts affecting the San Francisco public right-of-way

628-271-2000

Contact details are copied from each office’s official page and were checked against it on October 7, 2026.

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Do you need a building permit in San Francisco, California?

San Francisco County requires a separate building permit before a regulated building or structure is constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished, unless a specific code exemption applies1. Starting permit-required work without approval triggers a special investigation before a permit can be issued13. Applications filed since January 2026 use the 2025 California Codes and San Francisco amendments, with no grace period14. California's owner-builder exemption can waive contractor licensing for qualifying work, but it does not waive building permits, inspections or occupancy approval9. Permitted work must remain accessible and exposed until DBI approves it15. A building cannot be occupied, or its occupancy classification changed, until DBI issues the required final, amended or other use approval16.

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

The Department of Building Inspection (DBI) approves plans and issues building permits for all construction throughout the City and County of San Francisco1718. DBI's public counter is at 49 South Van Ness Avenue, San Francisco18; reach DBI Customer Service at 628-652-3200 or dbicustomerservice@sfgov.org for building-permit and inspection questions18. San Francisco publishes its Building Code fee schedule, but the charge depends on the project and permit type; plan review not covered by the main table costs $399 per hour with a one-hour minimum19. Permitted work must stay visible until approval, and certain construction requires continuous inspection by special inspectors15. DBI may require an inspection request at least one working day in advance20.

Does San Francisco have zoning?

San Francisco County has zoning on every parcel because the consolidated city and county has no unincorporated territory23. The official maps label individual districts, and the Planning Code classifies uses as permitted, conditionally permitted or not permitted2122. New lots generally must be at least 20 feet wide and 1,200 square feet in area, with at least 16 feet of vehicle-access frontage; existing substandard lots may follow separate rules23. No countywide minimum dwelling size was confirmed: the documented 300-square-foot studio minimum applies only to HOME-SF units12. Height is also district-specific; an RH-2 dwelling generally cannot exceed 40 feet, with lower limits in specified sloping-lot conditions24. San Francisco's local ADU program operates citywide in districts permitting residential use, subject to property and program conditions25. Ask San Francisco Planning to identify the parcel's exact controls before designing26.

How do septic and well permits work in San Francisco?

California's statewide OWTS policy governs septic systems in San Francisco County and authorizes local agencies to issue septic permits27. The framework covers systems that are constructed, replaced or undergo major repair, with different rules for ordinary systems, approved local programs, impaired-water areas and corrective action4. Subsurface disposal of domestic-strength wastewater is allowed only when the system satisfies the policy's permitting, monitoring and operating conditions28. We could not confirm which San Francisco agency issues a septic permit or a local inspection schedule, so ask the Department of Public Health before designing an off-grid sanitation system29. Only 30.6% of county soils lack severe limits for a conventional drain field30. Production wells require a Public Health permit7, while monitoring wells and soil borings have a separate approval and inspection process31.

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

San Francisco prohibits using a house car, camper or trailer coach for human habitation on public streets and other public ways between 10:00 p.m. and 6:00 a.m.; that rule does not answer whether an RV may be occupied on private property10. We could not confirm a San Francisco rule allowing year-round RV occupancy on private land, so ask DBI and Planning before relying on an RV as a dwelling1826. California otherwise limits RV occupancy to the locations and conditions allowed for its classification32. A tiny home needs approval as a recognized structure type and approval for its location11. San Francisco did not adopt the state tiny-house appendix, and we could not confirm another complete local tiny-home occupancy path; a conventional ADU may be the clearer route on eligible residential property25.

Building a home in San Francisco: the steps, in order

  1. Use the official zoning maps, then ask San Francisco Planning to confirm the parcel's use, setbacks, height and project-specific controls2126.
  2. Decide whether the proposal uses the conventional dwelling, ADU or eligible small-subdivision path2533.
  3. If the parcel is in a FEMA FIRM Flood Hazard zone and the project is new construction or costs more than 50% of the structure's market value, have a California-licensed engineer or architect prepare the required flood checklist34.
  4. File the building permit application with DBI under the current code cycle and budget from the published fee schedule1719.
  5. Complete the Owner-Builder Declaration at permit issuance if you qualify, and obtain a Street Improvement Permit if the project changes a driveway93536.
  6. Keep permitted work exposed, request inspections and secure DBI's final occupancy approval before use1516.

What to check before you buy land in San Francisco

San Francisco County has 17,244 people per square mile and a typical home value around $1.4 million, so even a small build starts with an urban land market3738. Confirm the parcel's legal lot status, zoning and vehicle frontage before buying; newly created lots generally need at least 20 feet of width, 1,200 square feet of area and 16 feet of frontage on a permanent vehicle-access right-of-way23. Check the FEMA FIRM zone because qualifying new construction or work costing more than 50% of the structure's market value triggers the Floodplain Management Ordinance, while property located only in the city's stormwater flood-risk zone does not trigger that ordinance34. Confirm water and sewer service because we could not confirm a connection mandate for every private parcel6. San Francisco's hills vary sharply by neighborhood even though 70.6% of county land has a slope of 15% or less, so verify the lot's grade before planning foundations or access39. Typical property tax is about 0.7% of assessed value, with a median annual bill of about $9,4124041.

Watch-outs

  • San Francisco's building code changed for every permit application filed since January 2026, with no grace period under the prior code cycle; confirm which code edition applies to your specific application with DBI14.
  • San Francisco restricts overnight habitation in RVs on public ways, but we could not confirm the rule for private land or a complete tiny-home occupancy rule; ask DBI or Planning before relying on either as housing1018.
  • California's OWTS framework covers new, replacement and major-repair septic systems, but we could not confirm San Francisco's local permitting agency; ask the Department of Public Health before planning a septic system429.

Sources

  1. 2025 San Francisco Building Code Amendments, quoted and re-checked
  2. Permits | San Francisco Planning (2026 county census)
  3. Permits | San Francisco Planning, quoted and re-checked
  4. Water Quality Control Policy for Siting, Design, Operation and Maintenance of Onsite Wastewater Treatment Systems (OWTS Policy), quoted and re-checked
  5. 2025 San Francisco Building Code Amendments (2026 county census)
  6. Onsite Waste Water Treatment Systems (2026 county census)
  7. Application for Production Well Construction/Destruction, quoted and re-checked
  8. California Contractors State License Board - Owner-Builder Overview (2026 county census)
  9. California Business and Professions Code Section 7044, quoted and re-checked
  10. San Francisco Police Code § 97: Use of Vehicles for Human Habitation Prohibited, quoted and re-checked
  11. Information Bulletin 2016-01: Tiny Homes (California statewide rule), quoted and re-checked
  12. San Francisco Planning Code § 206.3, HOME-SF Program, quoted and re-checked
  13. 2025 San Francisco Building Code Amendments, quoted and re-checked
  14. Department of Building Inspection, quoted and re-checked
  15. 2025 San Francisco Building Code Amendments, quoted and re-checked
  16. 2025 San Francisco Building Code Amendments, quoted and re-checked
  17. Department of Building Inspection, quoted and re-checked
  18. San Francisco Department of Building Inspection (DBI) (sf.gov)
  19. 2025 San Francisco Building Code Amendments, quoted and re-checked
  20. 2025 San Francisco Building Code Amendments, quoted and re-checked
  21. Zoning Use Districts, quoted and re-checked
  22. Permits | San Francisco Planning, quoted and re-checked
  23. San Francisco Planning Code § 121, Minimum Lot Width and Area, quoted and re-checked
  24. San Francisco Planning Code § 261, Additional Height Limits Applicable to Certain RH Districts, quoted and re-checked
  25. Accessory Dwelling Units, quoted and re-checked
  26. San Francisco Planning Department (sfplanning.org)
  27. Onsite Wastewater Treatment Systems (OWTS) Policy, quoted and re-checked
  28. waterboards.ca.gov, quoted and re-checked
  29. San Francisco Department of Public Health (sf.gov)
  30. 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
  31. Application for Monitoring Well Construction/Destruction or Soil Borings, quoted and re-checked
  32. hcd.ca.gov (California statewide rule), quoted and re-checked
  33. Small Lot Subdivision and Housing Streamlined Approval (SB 684), quoted and re-checked
  34. Comply with floodplain management requirements, quoted and re-checked
  35. Application for Driveway/Curb Cut, quoted and re-checked
  36. San Francisco Public Works (sfpublicworks.org)
  37. Population density: Bolthole Index county data
  38. Typical home value (Zillow): Bolthole Index county data
  39. Share of land at 15% slope or less: Bolthole Index county data
  40. Effective property tax rate: Bolthole Index county data
  41. Median property tax bill: Bolthole Index county data

Written October 7, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, San Francisco County has countywide zoning.

RuleSan Francisco CountySan Mateo CountyMarin CountyContra Costa CountyAlameda CountySolano CountyNapa County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredLimited
County zoningYesYesYesYesYesYesYes
Septic permitsNot publishedCounty Env. Health ServicesCounty Env. Health ServicesContra Costa HealthCounty Dept. of Env. HealthCounty Env. Health Div.County Env. Health Div.

County locator

San Francisco County in California

23
County map
San Francisco County highlighted among the California counties · colored by Index score

How San Francisco County scores

Seclusion6100% ev.
Self-Sufficiency5191% ev.
Admin Boringness41100% ev.
Durability45100% ev.
Property Autonomy56100% ev.
Carry Cost27100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$1396kTypical home
0.7%Property tax
$48,425Land / acre
25.5"Annual rain
34.9% of yrsSevere drought
0.1 / yr (+0.1)Mid-century 100°F days
91.6 daysMid-century dry spell
1.69" (+5.2%)Mid-century 1-day rain
1.07×Wildfire change factor
100%Forward climate coverage
$2,396Home insurance / yr
2% / yrInsurance growth
0.59%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
1,771,780People within 30 min
11,846,987People within 2 hr
1,781,515Radius comparison (15 mi)
17,244People / sq mi
9.8%Federal land
70.6%Land at 15% slope or less
30.6%Soils rated "not limited" for septic (strict USDA rating)
5,037 acWorkable land screen
57.3°FAvg temp

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Cities and towns in San Francisco 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.

San Francisco

Answers from the rulebook for San Francisco County

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

San Francisco County rules

  • Building permitRequired

    Buildings and structures regulated by the San Francisco Building Code throughout San Francisco County.

    • A separate permit is required for each building or structure unless an exemption in Section 106A.2 applies.
    • The cited code also contains specific permit exemptions and separate permit requirements for certain work.
    • The permit must be obtained from the Building Official before the listed construction, alteration, repair, movement, improvement, removal, conversion, or demolition begins.
    “106A.1 Permits required. Except as specified in Section 106A.2, no building or structure regulated by this code shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each building or structure has first been obtained from the Building Official.”
    One more reviewed finding on this topic
    • Required — Construction and other work regulated by the San Francisco Building Code in San Francisco County, including work for which the code requires a permit.
      “Whenever any work, for which a permit is required under the provisions of this code, has been started without a permit and where no specific additional fees are imposed as penalties as provided in this chapter, a special investigation shall be made before a permit may be issued for such work.”
  • Building code adoptedAdopted (with conditions)

    Construction subject to the City and County of San Francisco Department of Building Inspection.

    • Permit applications filed on or after January 1, 2026 must use the 2025 California Codes and the 2025 San Francisco Code Amendments.
    • There is no grace period.
    • The Department of Building Inspection approves plans and issues permits for construction in the City.

    current code application date: >= 2026-01-01 (Permit applications filed before this date may be governed by the prior applicable code cycle.)

    “If you file on or after January 1, 2026, you must use the 2025 California Codes and the 2025 San Francisco Code Amendments. There is no grace period.”
  • InspectionsRequired

    All construction or work in San Francisco for which a building permit is required.

    • The work must remain accessible and exposed until approved by the Building Official.
    • The permit applicant must provide access and means for inspection.
    • Inspection requests may be required at least one working day before the desired inspection.
    • A final inspection is required when construction is complete and the structure is ready for occupancy, before occupancy, after plumbing, electrical, special, and other applicable approvals.
    • The first reinspection for noncompliance is not charged; subsequent reinspections for the same or subsequent errors or omissions are charged the applicable fee.

    inspection request advance notice: >= 1 working day (The Building Official may require this notice.) · off-hour inspection window: 7:30 a.m. to 4:00 p.m., Monday through Friday, excluding legal holidays (Off-hour inspections may be arranged by prior arrangement and prepayment.)

    “108A.1 General. All construction or work for which a permit is required shall be subject to inspection by the building official, and all such construction or work shall remain accessible and exposed for inspection purposes until approved by the building official.”
    One more reviewed finding on this topic
    • Required — Construction or work for which a permit is required under the San Francisco Building Code in San Francisco County.
      “All construction or work for which a permit is required shall be subject to inspection by the building official, and all such construction or work shall remain accessible and exposed for inspection purposes until approved by the building official. In addition, certain types of construction shall have continuous inspection by special inspectors as specified in Section 1701.”
  • Certificate of occupancyLimited

    Buildings and structures regulated by the City and County of San Francisco, including new construction, enlargements, changes in occupancy classification, and specified changes in use or occupancy.

    • No building or structure may be used or occupied, and no change in existing occupancy classification may be made, until the Building Official issues a certificate of final completion and occupancy, an amended certificate, or the Department of Building Inspection otherwise approves the use.
    • A certificate is required for changes in use or occupancy as specified in San Francisco Existing Building Code Section 407/506 or Chapter 10, except for Group R-1 and R-2 occupancies; those occupancies are subject to Sections 109A.7 and 109A.8.
    • The Building Official issues certificates for buildings or structures erected or enlarged, each change in occupancy classification, and buildings or structures seismically upgraded under the code.
    • An amended certificate is required for an existing building when an increase in legal dwelling units results in a change of occupancy; the provision is unavailable in RH-1 or RH-1(D) zoning districts and does not apply to a residential dwelling inconsistent with existing law.
    • For Group R-1 and R-2 occupancies, required agency compliance reports and conditions of approval must be obtained before issuance; an apartment house/hotel license is required for every Group R-1 and R-2 occupancy structure, with applicable fees, and a new license must be applied for within 30 days after a change of ownership.
    • A temporary certificate may be issued only when the Building Official finds no substantial hazard, satisfactory evidence shows the work could not have been completed before occupancy, the request is written, and the certificate is issued before occupancy; it may last no more than 12 months unless extended by the Building Official.
    • The certificate may be suspended or revoked if issued in error, based on incorrect information, or when the building or structure violates an ordinance, regulation, or code provision.

    operative date: 2026-01-01 · temporary certificate maximum duration: <= 12 months (unless an extension of time is approved by the Building Official) · new apartment house/hotel license application after change of ownership: <= 30 days

    “No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the building official has issued a certificate of final completion and occupancy or an amended certificate of final completion and occupancy therefor as provided herein, or otherwise has been approved for use by the Department of Building Inspection.”
    One more reviewed finding on this topic
    • Required — Use or occupancy of buildings and structures, changes in occupancy classification, and specified building enlargements or seismic upgrades in San Francisco County.
      “109A.1 Use and occupancy. No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the building official has issued a certificate of final completion and occupancy or an amended certificate of final completion and occupancy therefor as provided herein, or otherwise has been approved for use by the Department of Building Inspection.”
  • County-wide zoningPresent (with conditions)

    Land uses throughout the consolidated City and County of San Francisco are governed by zoning districts and the San Francisco Planning Code.

    • The Planning Code classifies uses as Permitted, Conditionally Permitted, or Not Permitted.
    • Project-specific zoning, approvals, fees, environmental review, design review, neighborhood notification, and possible public hearings may apply.
    “Zoning regulations govern how land can be used in areas of San Francisco called "zoning districts" (also known as "zones" or "use districts"). Zoning regulations are found in the San Francisco Planning Code, which articulates if a use is either Permitted (P), Conditionally Permitted (C), or Not Permitted (NP).”
  • Local zoningVaries (with conditions)

    Local zoning across San Francisco County, aggregated across San Francisco zoning districts and use districts administered under the San Francisco Planning Code.

    • Zoning rules vary by zoning district and use.
    • A use may be permitted, conditionally permitted, or not permitted depending on the applicable district.
    • Project-specific approvals may include Planning Approval, Conditional Use Authorization, Variance, environmental review, design review, neighborhood notification, and public hearing requirements.
    “Zoning regulations govern how land can be used in areas of San Francisco called "zoning districts" (also known as "zones" or "use districts"). Zoning regulations are found in the San Francisco Planning Code, which articulates if a use is either Permitted (P), Conditionally Permitted (C), or Not Permitted (NP).”
  • Minimum dwelling sizeDistrict specific (with conditions)

    HOME-SF projects in San Francisco County.

    • Applies to HOME-SF units, not universally to every dwelling unit in the county.
    • Units must also satisfy the California Tax Credit Allocation Committee minimum unit sizes as of May 16, 2017.
    • The project must satisfy one of the specified minimum dwelling-unit-mix alternatives: at least 40% two- and three-bedroom units including at least 10% three-bedroom units, or a mix in which 50% of bedrooms are in units with more than one bedroom.
    • HOME-SF projects are not eligible to modify the unit-mix requirement under Planning Code § 328 or another Code provision.

    minimum studio size: >= 300 square feet (HOME-SF units only)

    “and no smaller than 300 square feet for studios.”
  • Minimum lot sizeSpecified

    All properties in the City and County of San Francisco, including residential properties, subject to applicable Subdivision Code, Subdivision Map Act, and nonconforming-lot provisions.

    • The rule applies regardless of use, zoning district, ownership, or whether the use is public or private.
    • Every newly created lot must have frontage on a public street, alley, or other permanent right-of-way with vehicular access; the frontage minimum is 16 feet.
    • Subdivisions and lot splits are governed by the San Francisco Subdivision Code and California Subdivision Map Act.
    • Lot width is measured horizontally between side lot lines; lot area is measured as the horizontal plane enclosed by lot lines.
    • Existing substandard lots of record may be governed by Planning Code Article 1.7 provisions.

    minimum lot width: >= 20 feet · minimum lot area: >= 1200 square feet · minimum frontage for newly created lot: >= 16 feet (newly created lots)

    “The minimum lot width shall be 20 feet. [...] The minimum lot area shall be 1,200 sq. ft.”
  • Lot coverageDistrict specific (with conditions)

    The cited CVR Chinatown Visitor Retail zoning district example at 675 Jackson Street

    • At the lowest level occupied by a dwelling, site coverage may not exceed 75%.
    • A project exceeding that limit requires a variance; the cited example had 100% coverage and therefore required a variance.
    • Other districts may have different lot-coverage rules.

    maximum site coverage at lowest dwelling level: <= 75 percent (Variance required for exceedance)

    “PLANNING CODE SECTION 134.1 requires that at the lowest level occupied by a dwelling, the site coverage shall be no more than 75%.”
  • Building heightDistrict specific (with conditions)

    Dwellings in RH-2 residential-house districts in San Francisco County.

    • No portion of an RH-2 dwelling may exceed 40 feet.
    • The permitted height is reduced to 35 feet where average ground elevation at the rear lot line is at least 20 feet lower than at the front lot line.
    • Except where the rear elevation is at least 20 feet higher than the front elevation, the front portion has a 30-foot height limit at the front lot line or required front setback, increasing toward the rear at a 45-degree angle until the applicable overall height limit is reached.
    • The front-portion limit may be increased to the average height of adjacent buildings under the stated adjacent-lot rule.
    • Height measurement is governed by Planning Code § 260.

    maximum RH-2 dwelling height: <= 40 feet (reduced to 35 feet for qualifying downward rear slope) · front portion height limit: <= 30 feet (measured at front lot line or required front setback; 45-degree increase toward rear)

    “No portion of a dwelling in any RH-2 District shall exceed a height of 40 feet”
    One more reviewed finding on this topic
    • District specific (with conditions) — Buildings and structures throughout San Francisco subject to the applicable use-district and height-and-bulk-district controls.
      “Buildings and structures shall be subject to the height and bulk limits established by Article 2.5 of this Code for use districts and for height and bulk districts.”
  • Living in an RVLimited

    Use or occupancy of house cars, campers, trailer coaches, and other motor vehicles for human habitation on public streets, parks, beaches, squares, avenues, alleys, public ways, and public residential-neighborhood ways in the City and County of San Francisco.

    • The prohibition applies between 10:00 p.m. and 6:00 a.m.
    • For house cars, campers, and trailer coaches, the listed public places are covered citywide.
    • For other motor vehicles, the residential-neighborhood restriction applies to areas zoned R-H, R-M, or R-C under the City Planning Code.
    • The cited provision does not establish a countywide rule for occupancy on private property.
    • The definition of habitation excludes use of a motor vehicle for alleviation of sickness or temporary physical inability to operate the vehicle.

    prohibited hours: 10:00 p.m. to 6:00 a.m. (The section excludes alleviation of sickness or temporary physical inability to operate a motor vehicle from the definition of habitation.)

    “No person shall use or occupy [...] any house car [...] for human habitation [...] on any [...] public way [...] between the hours of 10:00 p.m. and 6:00 a.m.”
  • Well permitLimited

    Construction or destruction of monitoring wells and soil borings in the City and County of San Francisco.

    • The applicant must complete an application and submit the applicable filing fee and deposit.
    • A Permit to Construct/Destruct is issued only after review and approval.
    • For non-local oversight facilities, plan approval is valid for 90 days unless work has begun; plans and deposit may need to be resubmitted if work has not commenced within that period.
    • The well driller must contact the well inspector to schedule required inspections.
    • Drillers may not commence work until the application has been approved.
    • At least 10 days' advance notice is required before drilling; 48 hours' advance notice is required for annular-seal inspection; and at least 24 hours' notice is required before well development and water sampling.
    • This source addresses monitoring wells and soil borings, not all possible water-supply wells.

    plan-approval validity: 90 days (Applies to non-local oversight facilities unless work has begun.) · advance drilling notice: >= 10 days · advance annular-seal inspection notice: >= 48 hours · advance well-development and water-sampling notice: >= 24 hours

    “Once the application has been reviewed and approved, Permit to Construct/Destruct will be issued to the applicant.”
    One more reviewed finding on this topic
    • Required — Construction or destruction of production wells in San Francisco County under the City and County Department of Public Health Water Quality: Production Well Program.
      “Application for Production Well Construction/Destruction [...] permission is hereby granted to commence the described project.”
  • Subdividing landRegulated (with conditions)

    Subdivision projects and residential developments of 10 or fewer units using San Francisco's SB 684 process

    • The process is a streamlined and ministerial review path, not an exemption from subdivision requirements.
    • An application must first be submitted to San Francisco Public Works.
    • The applicant then references the Public Works application number to complete the San Francisco Planning application.

    maximum residential units for cited streamlined path: <= 10 units

    “Senate Bill (SB) 684 provides a streamlined and ministerial review path for subdivision projects and the development of 10 or fewer residential units.”
  • Driveway accessRequired

    Construction of a new or modified driveway, or reconstruction of an existing driveway, affecting the San Francisco public right-of-way.

    • A Street Improvement Permit is required for construction of a new or modified driveway or reconstruction of an existing driveway.
    • New, relocated, and overwide driveway cuts under 30 feet may be subject to an annual assessment fee under Public Works Code Section 716.
    • Once Public Works tentatively approves the permit, the applicant must have it notarized and recorded and must pay associated fees.
    • Standard residential curb cuts are 10 feet long by 3 feet wide, including 18-inch wings; longer-than-standard curb cuts require Planning Department approval, and curb cuts 30 feet or longer require an Overwide Driveway Permit from Public Works.

    standard residential curb cut length: 10 ft (If longer than 10 feet, Planning Department approval is required for a non-City Standard curb cut.) · standard residential curb cut width: 3 ft (Includes 18-inch wings.) · overwide driveway permit threshold: >= 30 ft (Required from Public Works.)

    “A Street Improvement Permit is required for the construction of the new/modified driveway or reconstruction of existing driveways.”
  • Building in a floodplainRequired

    New construction, or construction work costing more than 50% of the structure’s market value, on property within a FEMA FIRM Flood Hazard zone in San Francisco County.

    • The property must be within a FEMA FIRM Flood Hazard zone.
    • The project must be new construction, or construction work must cost more than 50% of the structure’s market value.
    • The ordinance does not apply to properties located only in the 100-Year Storm Flood Risk Zone (Stormwater).
    • Requirements may be modified for certain types of historic structures, structures that need to be near water to function, and some exceptional hardships.
    • DBI or SF Planning reviews variances case by case.
    • A California-licensed engineer or architect must complete and stamp the Flood Hazard Zone Protection Checklist.
    • The completed, signed, and stamped checklist and plans showing the property zone must be submitted with the building permit application.
    • Specific requirements depend on the flood zone and type of development.
    • Before a Certificate of Final Completion and Occupancy is granted, a FEMA Elevation Certificate is required; projects using dry flood-proofing also require a FEMA Flood-proofing Certificate.

    construction cost threshold: > 50 percent of structure market value (The source states the project qualifies when construction work will cost more than 50% of the structure’s market value.)

    “You must comply with the Floodplain Management Ordinance if all of the following are true: The property is within a FEMA FIRM Flood Hazard zone; The project is new construction, or the construction work will cost more than 50% of the structure’s market value”
  • Permit processPublished (with conditions)

    Construction permit approval and issuance by the San Francisco Department of Building Inspection.

    • DBI approves plans and issues permits for all construction in the City and County of San Francisco.
    • Applicants must use the building codes applicable on the filing date; applications filed on or after January 1, 2026 must use the 2025 California Codes and 2025 San Francisco Code Amendments.
    • Permit processing includes plan approval and permit issuance; inspections and permit tracking are also provided through DBI services.

    code edition for applications filed on or after: 2026-01-01 (No grace period.)

    “DBI approves plans and issues permits for all construction in the City. We make sure buildings are safe and comply with building and housing codes.”
    One more reviewed finding on this topic
    • Partial — Building permit approval and inspection processes administered by the San Francisco Department of Building Inspection.
      “DBI approves plans and issues permits for all construction in the City. We make sure buildings are safe and comply with building and housing codes.”

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) — Owners building or improving structures on their own property, including projects in San Francisco County, subject to California 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, provided that both of the following conditions are met: (A) None of the improvements are intended or offered for sale. (B) The property owner personally performs all of the work or any work not performed by the owner is performed by the owner’s employees with wages as their sole compensation.”
    • Conditional — Owners who build or improve structures on their own property, and homeowners improving their principal residence or appurtenances, subject to Business and Professions Code section 7044.
      “(a) This chapter does not apply to any of the following: (1) An owner who builds or improves a structure on his or her property”
    • Available (with conditions) — California contractor-licensing requirements for an owner who builds or improves a structure on the owner’s property; this is not stated as an exemption from building permits, inspections, or other code requirements.
      “This chapter does not apply to any of the following: (1) An owner who builds or improves a structure on his or her property”
  • Zoning districtsPartial

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

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

    Qualifying SB 9 housing developments in single-family residential zones, including development of up to two primary residential units, subject to the cited statutory eligibility requirements and local ministerial review.

    • The parcel must be located in a single-family residential zone.
    • The project must involve no more than two residential units.
    • Objective standards may be applied only if they do not physically preclude the statutory housing objectives, subject to the stated exceptions.
    • No setback may be required for an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure.
    • For SB 9 projects, side and rear setbacks may not exceed four feet; a local agency may apply a lesser setback, such as 0–4 feet.
    • The local agency cannot apply existing side and rear setbacks applicable in the single-family residential zones.
    • The four-foot side and rear setback standards are not subject to modification.
    • The fact sheet cites Government Code Sections 65852.21(b)(2)(B) and 66411.7(c)(3).

    maximum side setback: <= 4 feet (A local agency may choose to apply a lesser setback, including 0–4 feet.) · maximum rear setback: <= 4 feet (A local agency may choose to apply a lesser setback, including 0–4 feet.)

    “SB 9 establishes an across-the-board maximum four-foot side and rear setbacks.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Building setbacks, side and rear yard requirements, and property line requirements under California's State Housing Law framework.
      “building setback, side and rear yard requirements, and property line requirements are hereby specifically and entirely reserved to the local jurisdictions”
  • Camping on your landLimited

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

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

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

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

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

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

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

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

    Occupancy of manufactured homes inside or outside mobilehome parks in California.

    • The manufactured home must satisfy applicable federal standards and California Manufactured Housing Act and Title 25 requirements.
    • Installation and approval for occupancy are governed by the Mobilehome Parks Act.
    • HCD or a local enforcement agency with assumed Mobilehome Parks Act authority is responsible for ensuring compliance with statutory construction and maintenance requirements.
    • Local agency approvals may be necessary for the project.

    minimum width for a new manufactured home: >= 8 body feet (The statutory definition also includes units at least 40 body feet in length.) · minimum erected floor area for a new manufactured home: >= 320 square feet

    “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.”
  • Accessory dwellingsAllowed (with conditions)

    ADUs and junior ADUs subject to California State ADU Law.

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

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

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

    California onsite wastewater treatment systems, including septic systems primarily treating domestic wastewater through subsurface disposal.

    • The State Water Resources Control Board establishes the statewide OWTS Policy.
    • Local agencies, such as county environmental health departments, issue OWTS permits under the statewide policy.
    • Local Agency Management Programs may establish locally tailored siting and design standards.

    OWTS Policy effective date: 2013-05-13 (Except for Tier 3, local agencies could continue existing permitting programs for 60 months after the effective date.) · Tier 1 maximum flow: <= 3500 gallons per day (Applies to qualifying new or replacement OWTS where no approved LAMP applies.) · Tier 2 maximum flow: <= 10000 gallons per day (Applies under an approved LAMP.)

    “The State Water Resources Control Board [...] adopted the OWTS Policy in June 2012. The OWTS Policy authorizes local agencies [...] to issue OWTS permits.”
    3 more reviewed findings on this topic
    • Mixed (with conditions) — Onsite wastewater treatment systems affecting San Francisco County.
      “This assessment shall be included in the application submitted to local agencies [...] these systems will be regulated by the Water Board through other regulatory means.”
    • State (with conditions) — Onsite wastewater treatment systems that primarily treat domestic wastewater and employ subsurface disposal, including any such system in San Francisco County.
      “The OWTS Policy authorizes local agencies (e.g., county environmental health departments) to issue OWTS permits.”
    • Mixed (with conditions) — Statewide regulation and management of onsite wastewater treatment systems, commonly known as septic systems.
      “Implementation of the OWTS Policy will be overseen by the State Water Board and the regional water quality control boards”
  • Septic permitLimited

    New, replacement, and corrective-action OWTS in California; existing properly functioning systems may fall under Tier 0 rather than new/replacement permitting requirements.

    • Tier 1 applies to qualifying new or replacement OWTS when no Regional Water Board-approved LAMP exists, with a maximum flow of 3,500 gallons per day.
    • Tier 2 applies to qualifying new or replacement OWTS under an approved LAMP, with a maximum flow of 10,000 gallons per day.
    • Tier 3 applies near impaired surface waters subject to a TMDL, a special LAMP provision, or within 600 feet of a water body listed on OWTS Policy Attachment 2; supplemental treatment may apply.
    • Tier 4 applies to systems that are not properly functioning and require corrective action.
    • Local agencies issue the permits and local LAMP requirements may differ from Tier 1.

    Tier 1 maximum flow: <= 3500 gallons per day (Qualifying new or replacement OWTS without an approved LAMP.) · Tier 2 maximum flow: <= 10000 gallons per day (Qualifying new or replacement OWTS under an approved LAMP.) · Tier 3 water-body setback: <= 600 feet (Applies to a water body listed on OWTS Policy Attachment 2.)

    “Tier 1 applies when a Local Agency Management Program (LAMP) has not been approved by the Regional Water Board. Maximum flow rate is 3,500 gpd.”
    3 more reviewed findings on this topic
    • Limited — Onsite wastewater treatment systems, including septic systems, throughout California, including San Francisco County.
      “The OWTS Policy establishes a statewide, risk-based, tiered approach for regulation and management of OWTS installations and replacements, and it recognizes the effectiveness of local permitting agencies.”
    • Limited — OWTS in San Francisco County that are constructed, replaced, or subject to a major repair, under California's statewide OWTS framework; this claim does not establish which San Francisco agency issues any permit.
      “In accordance with Water Code section 13290 et seq., the OWTS Policy sets standards for onsite wastewater treatment systems (OWTS) that are constructed or replaced, that are subject to a major repair, that pool or discharge waste to the surface of the ground, and that have affected, or will affect, groundwater or surface water to a degree that makes it unfit for drinking water or other uses, or cause a health or other public nuisance condition.”
    • Required — New and replacement onsite wastewater treatment systems (OWTS), commonly known as septic systems, statewide in California.
      “Every new or replacement septic system requires a permit, either through your local jurisdiction (City or County) OR from the Central Coast Water Board.”
  • Septic inspectionLimited

    OWTS in a Tier 3 Advanced Protection Management Program with supplemental treatment components, including systems in specified impaired-water-body areas statewide.

    • The requirement applies to OWTS in an Advanced Protection Management Program with supplemental treatment components.
    • Ongoing monitoring must follow the OWTS operation and maintenance manual or occur more frequently if required by the local agency or Regional Water Board.
    • Where telemetry is not possible, the owner or owner's agent must inspect at least monthly while the system is in use and notify the service provider at least quarterly of observed operating parameters.
    • For systems designed to meet disinfection requirements, a service provider must inspect proper operation quarterly while the system is in use unless continuous telemetric monitoring is capable of assessing operation.
    • Quarterly effluent sampling and certified-laboratory requirements apply to systems subject to the disinfection provisions.

    inspection frequency where telemetry is not possible: per monthly (While the system is in use.) · inspection frequency for disinfection systems: per quarterly (While the system is in use, unless continuous telemetric monitoring is capable of assessing operation.)

    “Where telemetry is not possible, the owner or owner’s agent shall inspect the system at least monthly while the system is in use as directed and instructed by a service provider and notify the service provider not less than quarterly of the observed operating parameters of the OWTS. [...] OWTS in an Advanced Protection Management Program designed to meet the disinfection requirements in Section 10.10 shall be inspected for proper operation quarterly while the system is in use by a service provider unless a telemetric monitoring system is capable of continuously assessing the operation of the disinfection system.”
  • Off-grid sanitationAllowed (with conditions)

    Subsurface onsite disposal of domestic-strength wastewater in California, including San Francisco County.

    • The policy authorizes high-strength wastewater disposal only in limited instances.
    • The policy establishes minimum requirements for permitting, monitoring, and operation.
    • The waiver of an owner's obligation to obtain waste discharge requirements applies only if the system meets the policy conditions.
    “The OWTS Policy authorizes subsurface disposal of domestic strength, and in limited instances high strength, wastewater.”
  • Mandatory utility hookupSewer (with conditions)

    Certain existing OWTS in California Tier 3 impaired-water-body areas that commit to connect to a centralized wastewater collection and treatment system regulated through waste discharge requirements.

    • The OWTS must have been constructed and operating, or permitted, on or before the date the nearby water body was added to OWTS Policy Attachment 2.
    • The owner must commit by legally binding document to connect to a centralized wastewater collection and treatment system regulated through waste discharge requirements.
    • The owner must sign the legally binding document within 48 months after the nearby water body's initial listing on Attachment 2.
    • The specified connection date may not extend beyond nine years after the date the nearby water body is added to Attachment 2.
    • The rule is an exception to Section 10 requirements for qualifying existing or permitted systems; it is not a general statewide requirement that every property connect to public sewer.

    deadline to sign connection commitment: 48 months (Measured from the date the nearby water body is initially listed on Attachment 2.) · maximum time to complete connection: <= 9 years (Measured from the date the nearby water body is added to Attachment 2.)

    “The owner must sign the document within forty-eight months of the date that the nearby water body is initially listed on Attachment 2. The specified date for the connection to the centralized community wastewater collection and treatment system shall not extend beyond nine years following the date that the nearby water body is added to Attachment 2.”
  • Campground & park staysLimited

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

    • HCD administers titling and registration for manufactured homes and mobilehomes.
    • HCD-inspected mobilehome parks are subject to health and safety enforcement where local government has not assumed enforcement.
    • Manufactured/mobilehome park regulations address construction, use, maintenance, and occupancy.
    • Separate local land-use, building, fire, health, and utility requirements may apply.
    “MHs may be occupied outside or inside of mobilehome parks and installation and approval for occupancy is governed by the Mobilehome Parks Act (MPA), HSC Sections 18200, et seq., and Title 25, CCR Sections 1000, et seq.”
    One more reviewed finding on this topic
    • Limited — Occupancy and use of recreational vehicles in California special occupancy parks and designated RV sections of mobilehome parks.
      “Unless otherwise allowed by a local ordinance, RVs generally may be occupied only in mobilehome parks or special occupancy parks governed by the Mobilehome Parks Act”
  • county zoning authorityGeneral

    California county legislative bodies' authority to adopt zoning ordinances regulating buildings, structures, land uses, lots, yards, open space, lot coverage, intensity of use, parking, loading, and setbacks within county jurisdiction, including unincorporated areas.

    • The authority is exercised pursuant to Government Code Chapter 4, Zoning Regulations.
    • The statute separately authorizes city legislative bodies; incorporated municipalities may exercise their own zoning authority.
    • Government Code Section 65850 also lists authority to regulate signs and billboards, building and structure location, height, bulk, number of stories, and size, lot and open-space size and use, lot coverage, intensity of land use, offstreet parking and loading, and building setback lines.
    • The cited section states it was amended by Stats. 2017, Ch. 376, Sec. 1, effective January 1, 2018.
    “The legislative body of any county or city may, pursuant to this chapter, adopt ordinances that do any of the following:”
  • county building authorityGeneral

    California counties administering and enforcing state building standards through county building departments, including residential construction in unincorporated areas.

    • Each county must maintain building standards and state building regulations in the office of the building official responsible for administration and enforcement of state building standards.
    • The statewide Title 24 standards apply subject to statutory exceptions and any authorized local amendments or local requirements.
    • The cited HCD bulletin concerns the 2019 California Building Standards Code and its July 1, 2021 supplement; later code editions may supersede those particular edition dates.
    “These codes shall be maintained in the office of the building official responsible for the administration and enforcement of state building standards”

Inside cities and towns in San Francisco County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Zoning districtsPublished

    Zoning use districts and zoning-map information throughout the City and County of San Francisco.

    • The Planning Department publishes zoning-use maps and district labels.
    • The official zoning map is established by Planning Code Sections 105 and 106.
    • Zoning use districts are established by Planning Code Sections 201, 702, 802, and 902.
    • District-specific permitted, conditional, and prohibited uses must be checked against the applicable zoning district and Planning Code provisions.
    • The 2020 BIGmap is not the Official Zoning Map publication and states that it incorporates Board of Supervisors ordinances enacted through April 2020; current parcel-level zoning should be checked through current Planning Department resources.
    “Individual zoning districts on the map are labeled, along with block numbers. A concerted effort was made to maintain traditional coloring schemes for these zoning districts:”
  • SetbacksDistrict specific (with conditions)

    Residential development subject to San Francisco Planning Code Sections 132 and 134, including RH, RTO, RM, NC, and other listed zoning districts.

    • Section 132 applies to specified RTO, RH, RM, NC, and RTO-C situations and planned unit developments; other special use or legislated setback provisions may apply.
    • Section 132 states that the maximum required front setback is generally 10 feet, with a 15-foot exception when the stated block-face and adjacent-parcel conditions are met.
    • Section 134 generally requires rear yards in listed districts, with minimums and exceptions varying by district, lot type, and applicable approvals.
    • Required setbacks may include landscaping and permeable-surface requirements, and the more restrictive legislated setback line prevails in a conflict.

    maximum front setback: 10 feet (15 feet where more than 75% of the block face has setbacks of at least 15 feet and both adjacent parcels have setbacks of at least 15 feet.) · minimum rear yard: 30% of total lot depth or 15 feet, whichever is greater (Section 134 contains district, lot-type, ADU, corner-lot, mixed-use, and approval-based exceptions.)

    “In RH, RM-1, RM-2, RTO-1, and RTO-M Zoning Districts, the basic rear yard shall be equal to 30% of the total depth of the lot”
  • Accessory dwellingsLimited

    Accessory dwelling units in San Francisco, including residential properties within San Francisco County's consolidated city-county jurisdiction.

    • The local ADU program applies citywide only in zoning districts that permit residential use.
    • For existing buildings with 4 or fewer legal dwelling units on the lot, the Local Program allows 1 ADU plus 1 detached ADU.
    • For existing buildings with 5 or more legal dwelling units on the lot, the Local Program allows unlimited ADUs plus 1 detached ADU.
    • Properties undergoing mandatory or voluntary seismic upgrades may have unlimited ADUs plus 1 detached ADU.
    • Local Program ADUs are subject to relevant requirements and Codes; Planning Code waivers may be available, and a Costa-Hawkins Regulatory Agreement may be required when waivers are granted.
    • Local Program ADUs may not be constructed on lots with an owner move-in eviction in the previous 5 years or another no-fault eviction in the previous 10 years, except temporary tenant evictions for capital improvements meeting the stated declaration condition.
    • ADUs are ineligible for the Short-Term Rental program.
    • State Program ADUs are ministerial and are subject to applicable state-law conditions; the number allowed varies by property and program.

    maximum ADUs for existing lot with 4 or fewer legal dwelling units under Local Program: 1 ADU plus 1 detached ADU (Subject to relevant requirements and Codes.) · maximum ADUs for existing lot with 5 or more legal dwelling units under Local Program: unlimited (Plus 1 detached ADU; subject to relevant requirements and Codes.) · owner move-in eviction lookback under Local Program: 5 years (Temporary tenant evictions for capital improvements are excepted if the required declaration is submitted.) · other no-fault eviction lookback under Local Program: 10 years (Temporary tenant evictions for capital improvements are excepted if the required declaration is submitted.)

    “In 2016, San Francisco's Accessory Dwelling Unit Program became available Citywide to all zoning districts that permit residential use.”
  • Short-term rentalsLimited

    Short-term residential rentals of less than 30 days in San Francisco residences.

    • A short-term residential host is a San Francisco resident renting any portion of the host’s residence for less than 30 days.
    • Earning income from a short-term residential rental is treated as a business and requires business registration.
    • The host must register with the Office of Short-Term Rentals.
    • Hosts must collect and remit the 14% Transient Occupancy Tax unless operating exclusively through one or more Qualified Website Companies, which must collect and remit the tax.
    • Hosts may have annual filing obligations and Tourism Improvement District assessment obligations.
    • Transactions involving permanent residents, exempt corporations or associations, rent below $60 per day or $149 per week, and government employees on official business are exempt from the Transient Occupancy Tax.

    rental duration: < 30 consecutive nights (Permanent-resident and other listed tax exemptions apply.) · transient occupancy tax: 14 percent (Qualified Website Companies may collect and remit on behalf of hosts.)

    “Short-Term Residential Hosts ("Host") are San Francisco residents who rent out (less than 30 days) any portion of their residence. Earning income from a short-term residential rental, regardless of the amount, is considered a business, therefore, you are required to register.”
  • Permit feesPublished (with conditions)

    San Francisco Building Code fees administered by the Department of Building Inspection.

    • The Building Code directs users to Section 110A, Table 1A-N for applicable fees once established.
    • The applicable fee depends on the permit and project type; separate fee tables and additional charges may apply.
    • The cited Building Code document has an operative date of January 1, 2026.

    fee schedule reference: Building Code Section 110A, Table 1A-N (Applicable fees are subject to the established schedule.)

    “Plan Review Fees Not Covered in Table 1A-A: $399 per hour (Minimum One Hour)”

Still unanswered

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

  • Agricultural exemption — Agricultural building or land-use exemptions in San Francisco County.

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

Living off-grid in San Francisco County, California

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

San Francisco County scores 23/100 on the Bolthole Index, a weak county profile. Watch-outs: little seclusion — roughly 1,771,780 people within a 30-minute drive and higher long-term carry cost.

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

San Francisco County generally requires a residential building permit, and it enforces county zoning. 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 Francisco County?

Living in an RV on your own land in San Francisco County is limited to specific cases: Use or occupancy of house cars, campers, trailer coaches, and other motor vehicles for human habitation on public streets, parks, beaches, squares, avenues, alleys, public ways, and public residential-neighborhood ways in the City and County of San Francisco. The prohibition applies between 10:00 p.m. and 6:00 a.m. For house cars, campers, and trailer coaches, the listed public places are covered citywide. A tiny home is allowed. Confirm with the county before relying on it.

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

Land in San Francisco County runs about $48,425 per acre, based on the latest county data.

What is the water situation in San Francisco County?

San Francisco County gets about 25.5" of rain a year, with severe drought in roughly 34.9% of years.

How remote is San Francisco County?

A representative private-land location has about 1,771,780 people within a 30-minute drive and 11,846,987 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How San Francisco compares in California

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