National City, CA Home Business: Zoning & Home Occupation Permits (2026)

National City Municipal Code § 18.12.090, part of the Land Use Code (Title 18), sets up the home occupation permit as a ministerial process. Staff review the application against a checklist and no public hearing is held. The stated purpose is to make sure an occupation conducted inside a dwelling is compatible with the character of the area and is clearly a secondary use to the home. Table 18.21.020 marks a home occupation as a permitted accessory use (P) in RS-1, RS-2, RS-3, RM-1, RM-2 and RM-3, and § 18.21.030(A) repeats that the permit granted by the planning division is required. The MHP overlay zone in § 18.29.060 sends mobile home park residents to the same permit.

The applicant supplies whatever information the city manager or designee requires and carries the burden of showing the findings are met. An applicant who does not own the property attaches a written statement from the legal owner consenting to the application. A nonrefundable fee, set by the city council by resolution, is paid to the finance officer at filing.

The planning division approves only after finding every item in subsection D. Nothing is displayed for sale, and no stock in trade or commodity is sold on the premises. Sales and any service or work that needs a partner, employee or customer take place off the premises. Only the resident is engaged in the occupation on site, and the resident cannot rent space to others in association with it. Required off-street parking cannot be reduced. The work happens inside an enclosed structure, with an exception for urban agriculture under Section 18.30.240. No mechanical equipment is used beyond what is normally necessary for housekeeping. Materials and products are stored in an enclosed structure and cannot exceed one thousand cubic feet for the entire premises, or any tighter limit from the building or housing division or county health department. No signs or advertising go on the premises, and other advertising cannot identify the address. Only one business vehicle is permitted on the premises or on any adjacent residentially zoned area, at no more than a one ton carrying capacity and never a tow truck. A business license must be procured.

The city manager or designee can add stipulations to the permit. The occupation is limited to the activities specifically described on the permit, and the permit stays in effect for the duration of the home occupation unless it is revoked.