Bolthole Index

San Mateo County, California

Zoning, building permits and septic rules in East Palo Alto, California

East Palo Alto, California, in San Mateo County, runs its own Building Services Division for building permits and its own Planning Division for zoning12. The city has adopted the 2022 California Residential Code3. We could not confirm which agency issues septic permits inside city limits; San Mateo County Environmental Health is the office to ask4.

At a glance

Building permits
Issued by the City of East Palo Alto Building Services Division1
Zoning
City Planning Division interprets and enforces the city's zoning regulations2
Residential building code
2022 California Residential Code adopted by the city3
RV living
RV parking only in the R-LD zone, with no utility hookups5
ADUs
Allowed on qualifying parcels; no rentals under 30 days6
Septic
Not confirmed inside city limits; ask San Mateo County Environmental Health4
Flood zones
Lowest floor must sit 18 inches above base flood elevation7

Who to call

Building permits

City of East Palo Alto Building Services Division

Building permit applications, plan review and inspections inside East Palo Alto city limits

650-853-3189

building@cityofepa.org

1960 Tate Street, East Palo Alto, CA 94303

Zoning

City of East Palo Alto Planning Division

Zoning, general plan and planning applications inside East Palo Alto city limits

650-853-3189

planning@cityofepa.org

1960 Tate Street, East Palo Alto, CA 94303

Septic permits

San Mateo County Environmental Health Services

Septic (OWTS) permits, site evaluations, and water-well drilling permits for San Mateo County

(650) 372-6200

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 East Palo Alto 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.

Does East Palo Alto have zoning, and what does it mean for RVs, tiny homes, lot size and setbacks?

Yes. East Palo Alto's Planning Division "interprets and enforces the city's zoning regulations" inside city limits2. Zoning here is by district, so check the district before you plan anything.

New parcels in the R-LD and R-MD residential zones need at least 5,000 square feet89, while new parcels in R-HD and R-UHD need at least 12,000 square feet1011. Maximum site coverage is 50% in R-LD and 60% in R-MD12. A dwelling in R-LD is limited to 2 stories or 26 feet, whichever is greater13.

RV parking is allowed only in the R-LD zone, and the RV must be owned by the occupant of the residence5. No electrical, plumbing or similar hookups may be extended or used, so the rule covers parking, not living in the vehicle5. The city has adopted Appendix AQ: Tiny Houses, but we could not confirm a rule on living in a tiny home; ask the Planning Division2.

Do you need a building permit in East Palo Alto, and who issues it?

Yes, building permit applications go through the city's own Building Services Division, not the county. The division states that "all building permit applications and supporting documents shall be emailed to building@cityofepa.org for processing"1. The city has adopted the 2022 California Residential Code for residential construction inside its limits3.

The county's rules for unincorporated land do not apply inside East Palo Alto. For land outside city limits, see the San Mateo County page.

California's owner-builder exemption covers contractor licensing only and is not stated as an exemption from local building permits14. We could not find an official city owner-builder permit exemption; ask the Building Services Division before you start work.

Who do you call for East Palo Alto building permits and zoning?

The Building Services Division and the Planning Division share an office at 1960 Tate Street12. Both can be reached by phone at 650-853-318912. Email building@cityofepa.org for building permits1 and planning@cityofepa.org for zoning questions2. For septic or well questions, contact San Mateo County Environmental Health at (650) 372-62004.

How do septic permits work inside East Palo Alto?

We could not confirm which agency issues septic permits inside East Palo Alto city limits. San Mateo County Environmental Health requires a permit for anyone installing an individual sewage disposal system in the county15, and administers local oversight of septic systems through its local agency management program16. Where a municipal sewer exists, the county says sewage need not be disposed of on the property17. Call Environmental Health at (650) 372-6200 before buying a parcel that may lack a sewer connection4. We also could not confirm a city rule on private wells.

Can you live in an RV or tiny home on your land in East Palo Alto?

Mostly no. East Palo Alto allows RV parking only in the R-LD zone, only for an RV owned by the occupant of the residence, and with no electrical, plumbing or similar hookups5. Mobilehome and trailer parks have their own site standards, including at least 2,500 square feet per trailer site in mobilehome parks and a 3-acre minimum park site18.

The practical alternative is an accessory dwelling unit. ADUs are allowed on parcels zoned for single-family or multiple-family dwellings, and a new-construction ADU can be up to 1,000 square feet6. An ADU or junior ADU may not be rented for fewer than 30 consecutive days19.

Building a home in East Palo Alto: the steps, in order

  1. Confirm the zoning district, lot size and height limits with the Planning Division2.
  2. For an ADU over 800 square feet, email planning@cityofepa.org for completeness review before applying for a building permit1.
  3. Email the building permit application and plans to building@cityofepa.org1.
  4. Check flood exposure: in special flood hazard areas the lowest floor must be 18 inches above base flood elevation7.
  5. Ask San Mateo County Environmental Health whether any septic or well permit applies to the parcel4.
  6. Request inspections from the Building Services Division at 650-853-31891.

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

Septic and well oversight stay with San Mateo County Environmental Health where the county program applies1620. Zoning and building rules for land outside city limits come from the county; see the San Mateo County page.

Before buying inside East Palo Alto, check the flood zone, because new construction and substantial improvements in special flood hazard areas must be anchored and use flood-resistant materials7. Single-family homes may have only one driveway entrance21. San Mateo County's typical home value is $1,595,76422 and its effective property tax rate is 0.6%23.

Watch-outs

  • Septic authority inside East Palo Alto city limits is unconfirmed; call San Mateo County Environmental Health at (650) 372-6200 before relying on a septic system4.
  • Searches for East Palo Alto often surface San Mateo County pages, but county permit rules apply only to unincorporated land, not inside the city1.
  • RV parking is not RV living: hookups are barred and parking is allowed only in the R-LD zone5.

Sources

  1. City of East Palo Alto Building Services Division (cityofepa.org)
  2. City of East Palo Alto Planning Division (cityofepa.org)
  3. Residential Code § 15.10.020, Appendix (East Palo Alto), quoted and re-checked
  4. San Mateo County Environmental Health Services (smcgov.org)
  5. Development Code § 18.30.080, Parking Areas, Development and Maintenance (East Palo Alto), quoted and re-checked
  6. Development Code § 18.96.030, General Provisions (East Palo Alto), quoted and re-checked
  7. Floodplain Management § 15.52.070, Provisions for flood hazard reduction (East Palo Alto), quoted and re-checked
  8. library.municode.com (East Palo Alto), quoted and re-checked
  9. library.municode.com (East Palo Alto), quoted and re-checked
  10. library.municode.com (East Palo Alto), quoted and re-checked
  11. library.municode.com (East Palo Alto), quoted and re-checked
  12. Development Code § 18.10.030, Development Standards (East Palo Alto), quoted and re-checked
  13. Development Code § 18.10.030, Development Standards (East Palo Alto), quoted and re-checked
  14. California Business and Professions Code Section 7044 (California statewide rule), quoted and re-checked
  15. Land Use, Septic & Wells, quoted and re-checked
  16. Land Use, Septic & Wells, quoted and re-checked
  17. Land Use, Septic & Wells, quoted and re-checked
  18. Trailer Camps § 5.68.060, Trailer sites—Sizes and setbacks (East Palo Alto), quoted and re-checked
  19. library.municode.com (East Palo Alto), quoted and re-checked
  20. Land Use, Septic & Wells, quoted and re-checked
  21. Development Code § 18.30.080, Parking Areas, Development and Maintenance (East Palo Alto), quoted and re-checked
  22. Typical home value (Zillow): Bolthole Index county data
  23. Effective property tax rate: 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.

Answers from the rulebook for East Palo Alto

East Palo Alto’s own rules

  • Building code adoptedAdopted

    Residential construction inside East Palo Alto city limits.

    • The cited section adopts listed appendices of the 2022 California Residential Code; it does not reproduce the entire code.
    “the "2022 California Residential Code" is hereby adopted by reference as the residential code of the City of East Palo Alto.”
  • Minimum lot sizeDistrict specific (with conditions)

    Newly created parcels in the R-HD residential zone inside East Palo Alto city limits.

    • The cited parcel dimensions are minimum dimensions required for each newly created parcel.

    minimum parcel area: >= 12000 sq. ft. (Newly created parcels.)

    “parcel dimensions - minimum dimensions required for each newly created parcel. parcel area 5,000 sq. ft. 5,000 sq. ft. 12,000 sq. ft. 12,000 sq. ft.”
    3 more reviewed findings on this topic
    • District specific (with conditions) — Newly created parcels in the R-LD residential zone inside East Palo Alto city limits.
      “parcel dimensions - minimum dimensions required for each newly created parcel. parcel area 5,000 sq. ft. 5,000 sq. ft. 12,000 sq. ft. 12,000 sq. ft.”
    • District specific (with conditions) — Newly created parcels in the R-MD residential zone inside East Palo Alto city limits.
      “parcel dimensions - minimum dimensions required for each newly created parcel. parcel area 5,000 sq. ft. 5,000 sq. ft. 12,000 sq. ft. 12,000 sq. ft.”
    • District specific (with conditions) — Newly created parcels in the R-UHD residential zone inside East Palo Alto city limits.
      “parcel dimensions - minimum dimensions required for each newly created parcel. parcel area 5,000 sq. ft. 5,000 sq. ft. 12,000 sq. ft. 12,000 sq. ft.”
  • Lot coverageDistrict specific (with conditions)

    Residential zones R-LD, R-MD, R-HD, and R-UHD inside East Palo Alto city limits.

    • The standards are zoning-district-specific.

    R-LD maximum site coverage: <= 50 percent · R-MD maximum site coverage: <= 60 percent · R-HD maximum site coverage: <= 70 percent · R-UHD maximum site coverage: <= 70 percent

    “Site Coverage 50% 60% 70% 70% Floor Area Ratio .55 .65 __ __”
  • Building heightDistrict specific (with conditions)

    Residential zones R-LD, R-MD, R-HD, and R-UHD inside East Palo Alto city limits.

    • The table provides alternate story-or-height standards by district/subdistrict.
    • Additional front and side setback requirements apply to single-family structures over 18 feet.

    R-LD dwelling height: 2 stories or 26 ft., whichever is greater · R-MD-1 dwelling height: 2½ stories or 30 ft., whichever is greater · R-MD-2 dwelling height: 3 stories or 36 ft., whichever is greater · R-HD-3 dwelling height: 3 stories or 36 ft., whichever is greater · R-HD-5 dwelling height: 5 stories or 60 ft., whichever is greater · R-UHD dwelling height: 7 stories or 75 ft., whichever is greater

    “height dwelling: 2 stories or 26 ft., whichever is greater r-md-1: 2½ stories or 30 ft., whichever is greater r-hd-3: 3 stories or 36 ft., whichever is greater 7 stories or 75 ft., whichever is greater accessory structure: 15 ft. r-md-2: 3 stories or 36 ft., whichever is greater r-hd-5: 5 stories or 60 ft., whichever is greater”
  • Living in an RVLimited

    Recreational-vehicle parking and related use in single-family residential zones inside East Palo Alto city limits.

    • RV parking is allowed only in the R-LD zone.
    • The RV must be owned by the occupant of the residence.
    • It must be parked on a legal driveway in the front yard or on a paved surface in a side or rear yard.
    • It may not overhang a public right-of-way.
    • No electrical, plumbing, or similar hookups may be extended or used.
    “The parking of recreational vehicles is only allowed in the R-LD zone and shall be subject to all of the following standards:”
  • Manufactured homesLimited

    Mobilehome, trailer, and travel-trailer sites in parks inside East Palo Alto city limits.

    • The section applies to mobilehome parks and trailer parks constructed after adoption and major changes or additions to existing parks.
    • Mobilehome parks require at least 2,500 square feet per trailer site, except sites exclusively for travel trailers, and a three-acre minimum park site.
    • Trailer parks require at least 1,500 square feet per trailer site, except sites exclusively for travel trailers.
    • Travel-trailer spaces may not exceed ten percent of total trailer spaces and require Planning Commission approval.

    minimum mobilehome-park trailer-site area: >= 2500 sq. ft. (Except sites used exclusively for travel trailers.) · minimum trailer-park trailer-site area: >= 1500 sq. ft. (Except sites used exclusively for travel trailers.) · minimum mobilehome/trailer park building site: >= 3 acres · maximum travel-trailer spaces: <= 10 percent (Planning Commission approval required for location.)

    “This section shall apply to all mobilehome parks and trailer parks hereafter constructed and to all major changes or additions to existing parks.”
  • Accessory dwellingsAllowed (with conditions)

    ADUs and JADUs on qualifying parcels inside East Palo Alto city limits.

    • ADUs are allowed on parcels zoned for single-family or multiple-family dwellings, including mixed-use zones.
    • JADUs are allowed on parcels zoned for single-family dwellings and are not permitted on property with a multiple-family dwelling.
    • ADUs and JADUs must comply with applicable building, health, safety, and fire codes.
    • A JADU or ADU may not be used for a short-term rental of less than 30 consecutive days.
    • The development standards include size, height, setback, parking, and other exceptions.

    maximum new-construction ADU size: <= 1000 sq. ft. (Lesser of 50% of primary-dwelling floor area or 1,000 square feet; the primary-dwelling percentage limitation does not apply if the ADU is 800 square feet or less.) · detached ADU minimum side/rear setback: >= 4 ft. (Subject to the exceptions for converted structures and other statutory exemptions.)

    “The floor area of a new construction attached or detached ADU, inclusive of a habitable basement and an attic, may not exceed the lesser of 50 percent of the floor area of the primary dwelling or 1,000 square feet.”
  • Driveway accessLimited

    Single-family homes and single-family residential parcels inside East Palo Alto city limits.

    • Single-family homes may not have more than one driveway entrance, subject to the code's exceptions for certain existing parking-area designs.
    • All dwelling units must use the same driveway access as the main dwelling.
    • New development permits may be conditioned to remove additional driveways.

    maximum driveway entrances for single-family homes: <= 1 (Except projects with parking areas originally designed with more than one curb cut for ingress and egress.)

    “Single-family homes are prohibited from having more than one driveway entrance. All dwelling units must be served by the same driveway access to the street as the main dwelling.”
  • Building in a floodplainRequired

    New construction and substantial improvements in areas of special flood hazard inside East Palo Alto city limits.

    • New construction and substantial improvements must be anchored and use flood-resistant materials and methods.
    • The lowest floor, including basement, must be elevated 18 inches above base flood elevation.
    • Nonresidential alternatives may be floodproofed under § 15.52.070.A.3.b.
    • Floodway encroachments require professional certification demonstrating no increase in flood levels.

    minimum elevation above base flood elevation: >= 18 inches (Nonresidential structures may use the floodproofing alternative in § 15.52.070.A.3.b.)

    “New construction and substantial improvement of any structure shall have the lowest floor, including basement elevated eighteen (18) inches above the base flood elevation.”
  • Short-term rentalsLimited

    ADUs and JADUs inside East Palo Alto city limits.

    • The restriction applies to short-term residential rentals of less than 30 consecutive days.
    • This claim does not establish a citywide short-term-rental rule for primary dwellings.

    minimum rental duration for ADU/JADU: >= 30 consecutive days

    “However, neither the JADU nor the ADU may be used for short-term residential rentals of less than 30 consecutive days.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask East Palo Alto or San Mateo County directly.

  • Owner-builder exemption — Owner-builders performing construction inside East Palo Alto city limits.
  • Minimum dwelling size — Primary dwellings in East Palo Alto residential zones.
  • Camping on your land — Temporary camping on private land inside East Palo Alto city limits.
  • Tiny homes — Tiny-home occupancy inside East Palo Alto city limits.
  • Who permits septic — Onsite wastewater systems inside East Palo Alto city limits.
5 more unanswered
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption

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

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

← All of San Mateo County: county rules, score and offices