San Mateo County, CA Landscaping Rules: Artificial Turf (2026)
Key Facts
- County ban on artificial turf
- None identified
- WELO effect
- Governs water budget; does not ban/mandate turf
- Private-property permit
- Generally not required
- Right-of-way
- Public Works permit if turf enters parkway
- HOA protection
- CA Civil Code 4735
Summary
Unincorporated San Mateo County does not ban or specifically permit-regulate artificial turf on private property, and the County's WELO governs water budgets without mandating or prohibiting synthetic turf. A right-of-way permit is needed only if turf extends into the public parkway. California law (Civil Code 4735) bars HOAs from prohibiting water-efficient landscaping.
4735.
(a) Notwithstanding any other law, a provision of the governing documents or architectural or landscaping guidelines or policies shall be void and unenforceable if it does any of the following:
(1) Prohibits, or includes conditions that have the effect of prohibiting, the use of low water-using plants as a group or as a replacement of existing turf.
(2) Prohibits, or includes conditions that have the effect of prohibiting, the use of artificial turf or any other synthetic surface that resembles grass.
(3) Has the effect of prohibiting or restricting compliance with either of the following:
(A) A water-efficient landscape ordinance adopted or in effect pursuant to subdivision (c) of Section 65595 of the Government Code.
(B) Any regulation or restriction on the use of water adopted pursuant to Section 353 or 375 of the Water Code.
(b) This section shall not prohibit an association from applying landscaping rules established in the governing documents, to the extent the rules fully conform with subdivision (a).
Full Breakdown
San Mateo County's landscaping rules center on the Water Efficient Landscape Ordinance (WELO), which sets irrigation efficiency, turf caps for living lawn, mulch and plant-factor requirements - but WELO governs water budgets and does not by itself mandate or prohibit artificial (synthetic) turf. The County does not impose a dedicated artificial-turf permit for ordinary installations on private residential property. A County permit comes into play mainly at the right-of-way: any planting or encroachment in the public right-of-way/parkway requires a permit from the Department of Public Works, so synthetic turf or edging that crosses into the parkway would need that approval and any required encroachment agreement.
Statewide, California Government Code 65595 limits local governments' ability to require natural turf, and Civil Code 4735 prohibits homeowners associations from banning low-water landscaping or, during a declared drought emergency, penalizing owners who reduce or stop watering. Because the County did not surface a specific synthetic-turf product standard (such as recycled-water-compatibility or permeability rules), owners should confirm current requirements with Planning and Building before installing large areas of synthetic turf, particularly in the Coastal Zone where development permits may apply.
Violations & Fines
There is generally no penalty for installing artificial turf on private property in the unincorporated County. Installing turf or edging in the public right-of-way without a Public Works encroachment/right-of-way permit, however, can require removal or an encroachment agreement.
Frequently Asked Questions
Can I install artificial turf in unincorporated San Mateo County?
Can my HOA force me to keep a real lawn?
Sources & Official References
Other rules in San Mateo County
How San Mateo County compares: Most Artificial Turf-Friendly Cities·California rules heatmap·Compare San Mateo County to another location·View the California landscaping rules overview
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