Costa Mesa, CA Home Business: Home Occupation Permits (2026)

Section 7-9-104 of the Orange County Comprehensive Zoning Code allows a home occupation as a by-right accessory use to a residence in any district that lists home occupations as permitted, subject to the performance standards in subsection (c) (no exterior evidence, conducted within the enclosed living area, no signs, no more than one client at a time, residential parking maintained, no cannabis activity, and no change to the residential character). The code itself does not impose a separate discretionary home-occupation permit, so long as the use stays within those limits. Administratively, OC Development Services / OC Planning issues use and occupancy permits when the use or occupancy of a property changes, for example when a new business is established or a new owner takes over an existing business, so a property owner should confirm with OC Planning whether a use/occupancy clearance applies to their situation. Separately, business licensing in the unincorporated areas of the County is handled through the Orange County Sheriff's Department (cities license businesses within their own boundaries). A cottage food operation conducted as a home occupation must additionally comply with all applicable State regulations and may not sell prepared foods on-site (Sec. 7-9-104(c)(1)), and any microenterprise home kitchen operation, if authorized by the Board of Supervisors, must comply with local rules adopted by the OC Health Care Agency (Sec. 7-9-104(c)(2)).