Modoc County, CA Home Business: Home Occupation Permits (2026)

Modoc County uses a two-tier permitting approach for home-based business. A 'limited home occupation' under Section 18.100.010(D)(5) is permitted without a use permit if it satisfies all of the listed criteria: it is conducted within the dwelling or an accessory building with no outdoor storage or activity; only the inhabitants of the principal dwelling are employed; the building's residential appearance is unchanged; signage is limited to one 12-inch by 6-inch nameplate; no equipment or process creates noise over 55 decibels at the lot line, or detectable vibration, glare, fumes, odors, dust, or electrical interference at the property boundary; stock-in-trade is incidental and not displayed outside; utility use does not exceed a typical residence; and client visits are limited (for example, group classes no more than twice a week with no more than five people at a time, and generally no more than eight clients coming to the premises in a day). When a proposed home business does not fit within those limited criteria, Section 18.100.030(D) allows it to be established as a 'home occupation' subject to obtaining a use permit. Use permits are processed under Chapter 18.128 by the Planning Department, with a public hearing before the Planning Commission, and applications are not complete until the required fees (set by ordinance or resolution of the Board of Supervisors under Chapter 18.162) are paid. The Modoc County Planning Department in Alturas administers both tiers. Applicants should confirm whether their business qualifies as a limited home occupation before assuming no permit is needed.