Pop. 84,353 · San Joaquin County
Removal of street trees or trees in public rights-of-way requires City approval under MMC Chapter 12.08. For private property trees, Planning Department notification is required when…
Manteca Municipal Code Chapter 12.08 governs trees in street tree areas and public places. No person may cut, prune, or remove any street tree without permission from the Parks…
Manteca adopted Ordinance No. O2023-17 restricting landscape irrigation to 2 assigned days per week. Watering between noon and 6 PM is prohibited. Drip and micro-spray systems may…
Manteca Municipal Code requires that front yards of single-family and two-family residential lots (permits issued before July 15, 2015) have at least 35% landscaping. The City does not…
San Joaquin County operates an annual weed abatement program under Government Code §§39560–39588. Property owners receive notices in spring; unabated parcels are cleared by county…
Artificial turf is expressly protected by California Civil Code §4735 — no HOA in San Joaquin County can prohibit it — and is allowed as a water-efficient alternative under state water…
California actively encourages rainwater harvesting — AB 1750 (Rainwater Capture Act of 2012) allows residential rain barrel and cistern capture without a water right. In San Joaquin…
California Government Code §53087.7 and the AB 1572 non-functional turf ban (2024) encourage native and drought-tolerant landscaping in San Joaquin County, and Civil Code §4735…
SB 1383 requires every California resident and business to separate food scraps and yard waste from trash, with universal collection or on-site composting.
Manteca Municipal Code Chapter 3.40 does not publish a numeric commercial general liability minimum for short-term rentals. The city's Finance Department administers permit application…
Manteca caps STR occupancy at two adults plus one child per rented bedroom (max three per room) under Municipal Code Chapter 3.40. Hosts may only rent up to two bedrooms per unit…
Manteca STR operators must collect and remit a 10% Transient Occupancy Tax (TOT) on all rental income from stays under 30 days, plus a 1% short-term rental monitoring fee on gross…
Manteca STR regulations impose quiet hours from 9 PM to 10 AM for all short-term rental units. Parties and large gatherings are prohibited at STRs under MMC Chapter 3.40.
Manteca STR parking must comply with general city parking ordinances. STR guests may not create parking that blocks driveways, sidewalks, or violates the city's street parking rules…
Manteca Municipal Code Chapter 3.40 requires all short-term rental operators to obtain a Short-Term Rental and Lodging Permit plus a Business License. Only owner-occupied primary…
Manteca regulates carports under Municipal Code Chapter 17.40 (Accessory Structures). A carport is treated as a covered patio: an accessory structure that does not exceed 15 feet in…
Garage conversions in Manteca must comply with state ADU law if creating a habitable dwelling unit. Conversions to non-residential uses (storage, hobby rooms) do not require ADU…
Manteca Municipal Code Chapter 17.82 implements state ADU law (CA Gov. Code §65852.2). ADUs are permitted by right in residential and mixed-use zones. One ADU plus one JADU may be…
Manteca Municipal Code Chapter 17.40 governs accessory structures including sheds. Structures up to 120 square feet without electricity or plumbing generally do not require a building…
Tiny homes on a permanent foundation in San Joaquin County are regulated as dwellings or ADUs under Gov. Code §65852.2, with no statewide minimum size for ADUs (local minimums are…
Manteca Municipal Code Chapter 9.52 prohibits unnecessary, excessive, and annoying noise on public or private property. General quiet hours for residential noise run 10 PM–8 AM…
Manteca Municipal Code §9.52 restricts loud construction equipment to the hours of 7 AM–8 PM. Operating construction machinery that is plainly audible at the property line outside…
Manteca Municipal Code Title 6, Chapter 6.08 declares any dog that continually and habitually barks, whines, or howls to the discomfort and inconvenience of other citizens a public…
Amplified music in unincorporated San Joaquin County is regulated through the general noise ordinance and the Development Title special-event permit process. Outdoor events on ag or…
San Joaquin County unincorporated areas limit leaf blower operation to construction-hour windows under Development Title §9-1015. California AB 1346 bans the sale of new gas-powered…
California sets statewide airport noise limits under Title 21 CCR, with the state preempting most local aviation noise control because federal FAA authority dominates aircraft…
Manteca prohibits parking any vehicle on a public street or alley for more than 72 consecutive hours under MMC Title 10. Oversized vehicles (over 20 ft long, 7 ft high, or 7 ft wide)…
Semi-trucks and large commercial vehicles are effectively banned from parking on Manteca's public streets or alleys except while actively loading or unloading freight. Commercial…
RVs and trailers are banned from Manteca residential streets Monday–Friday under MMC Chapter 10.46 (oversized vehicle ordinance). Owners may park an RV in front of their residence for…
Manteca requires that driveways and vehicle access not be blocked. RVs parked on driveways must not encroach onto sidewalks or obstruct street sightlines. Front yard parking is subject…
Vehicles left on public streets in San Joaquin County for more than 72 consecutive hours may be tagged and towed under CA Vehicle Code §22651(k). On private property, vehicles must be…
Overnight street parking in unincorporated San Joaquin County is generally permitted except on posted roadways, but California Vehicle Code §22651(k) allows any parked vehicle that…
California requires EV-ready parking in new construction under CALGreen (Title 24 Part 11), which San Joaquin County and its cities enforce: 10% EV-capable spaces in single-family…
Manteca permits Safe and Sane fireworks from noon June 28 through midnight July 4 each year under MMC Chapter 8.08. Dangerous fireworks are banned year-round. Sales require a fire…
Outdoor burning in Manteca is subject to SJVAPCD Rule 4901 (residential wood burning) and Rule 4106 (prescribed burning). Most open burning on valley floor residential lots is…
Recreational fire pits and backyard fires in Manteca are subject to SJVAPCD air quality rules and must be checked against daily burn day status. Small contained fires for cooking may…
Parcels in San Joaquin County within State Responsibility Areas (SRA) or mapped Fire Hazard Severity Zones must maintain 100 feet of defensible space per California PRC §4291. The…
CalFire's Fire Hazard Severity Zone (FHSZ) maps designate portions of eastern San Joaquin County — Lodi foothills, Clements, Linden, and Farmington areas — as Moderate or High LRA…
California uniformly applies the State Fire Marshal's propane storage standards through the California Fire Code, which all local jurisdictions must enforce as a minimum.
Fences not exceeding 7 feet high generally do not require a building permit in Manteca under MMC §15.04.140, unless located in the front yard setback or over easements. Permits are…
California Civil Code §841 (Good Neighbor Fence Act) requires equal cost-sharing for boundary fences between neighboring properties in Manteca unless the neighbors agree otherwise…
Manteca Municipal Code Chapter 17.46 limits front yard and corner-lot side yard fences to 3 feet. Rear yard and interior side yard fences may be up to 7 feet tall. The city updated its…
San Joaquin County Development Title §9-1020 regulates fence materials by zoning district. Wood, vinyl, masonry, and tubular steel are allowed in residential zones; barbed wire and…
All new residential pools and spas in San Joaquin County must meet the California Swimming Pool Safety Act (Health & Safety Code §115920-115929), which requires a 60-inch barrier plus…
San Joaquin County requires a building permit for any retaining wall over 4 feet in exposed height measured from the bottom of the footing, or any wall of any height supporting a…
Manteca does not have a breed-specific ordinance banning particular dog breeds. However, vicious animals (any breed) that demonstrate dangerous behavior are subject to enforcement…
Manteca Municipal Code Chapter 6.08 prohibits ownership of vicious animals. California state law (CA Fish & Game Code) bans many exotic animals statewide. Most non-domesticated wild…
Manteca Municipal Code Title 6, Chapter 6.08 prohibits dogs from running at large. Dogs on public property must be on a leash and under the control of a person capable of controlling…
Manteca does not have specific beekeeping ordinance language in its municipal code, but beekeeping is regulated under general nuisance and animal control provisions. California Food &…
San Joaquin County prohibits intentional feeding of wild mammals and unsecured outdoor pet food that attracts wildlife under Development Title nuisance provisions. California Fish &…
San Joaquin County is heavily agricultural, and livestock is broadly permitted. Chickens (including roosters), goats, horses, and cattle are allowed as-of-right in AG, AU, and AG-80…
Manteca Municipal Code Chapter 17.78 governs home occupations and allows limited business activity at residences in all residential zoning districts, provided the business is clearly…
Manteca Municipal Code Chapter 17.78 prohibits home occupation businesses from displaying any external signage or producing any external evidence of business activity. No business…
Manteca Municipal Code Chapter 17.78 generally prohibits business visitors and customers from visiting a home occupation. No deliveries or pedestrian/vehicular traffic beyond that…
California's Homemade Food Act (AB 1616 Gutierrez, Health & Safety Code §§113758, 114365-114365.5) allows residents of San Joaquin County to sell approved shelf-stable foods (baked…
California state law preempts most local restrictions on home daycare. Under Health & Safety Code §§1597.30-1597.62, small family childcare homes (up to 8 children) and large family…
Manteca follows California Building Code §3109 for pool construction. All pools require a building permit. Electrical, plumbing, and mechanical permits are required separately. Pool…
Above-ground pools in Manteca follow the same barrier and safety requirements as in-ground pools under the California Swimming Pool Safety Act if they are over 18 inches deep. Small…
Manteca enforces California's Swimming Pool Safety Act (CA H&S Code §115920–115929), requiring a 60-inch (5 ft) minimum barrier around all private pools over 18 inches deep. Two…
Swimming pools, spas, and permanent hot tubs in unincorporated San Joaquin County require a building permit from the Community Development Building Division. Plan review covers…
Residential hot tubs and spas in San Joaquin County require an electrical permit for the 240V circuit and must meet California Swimming Pool Safety Act barrier requirements (HSC…
Manteca participates in FEMA's National Flood Insurance Program and maintains FIRM flood maps. Areas near the San Joaquin River have 100-year (Zone AE) and 200-year flood exposure…
San Joaquin County requires a grading permit from Public Works for earth-moving over 50 cubic yards or any work within a flood zone, levee, or sensitive area. Plans must show drainage…
Erosion and sediment control is required on all grading and construction sites in San Joaquin County. Grading permits include an erosion control plan per the CASQA BMP Handbook…
San Joaquin County is inland and has NO California Coastal Commission jurisdiction — no coastal zone extends into the county. However, Delta waterfront development on the San Joaquin…
San Joaquin County operates under a Phase II MS4 NPDES permit from the Central Valley Regional Water Board. Construction disturbing 1+ acre needs a SWPPP and coverage under the CGP…
San Joaquin County Development Title requires outdoor lighting to be fully shielded (full-cutoff), directed downward, and not spill across property lines. Glare into public roadways is…
Unincorporated San Joaquin County regulates outdoor lighting under the Development Title dark-sky and glare provisions, requiring fixtures to be shielded so that light does not spill…
Mobile food facilities operating in unincorporated San Joaquin County require a Mobile Food Facility permit from SJ County Environmental Health under California Retail Food Code…
Food trucks in unincorporated San Joaquin County may operate on private commercial/industrial property with owner consent but are restricted near schools (500 ft buffer per CA Vehicle…
San Joaquin County and its cities require trash, recycling, and organics bins to be stored out of public view between collection days — typically behind a fence, in a garage, or on the…
Vacant lots in San Joaquin County must be maintained free of weeds, trash, and fire hazards. Development Title §9-1030 requires weeds to be mowed at or below 12 inches from May through…
San Joaquin County (Central Valley, elevation ~20 ft) experiences snow only rarely. There is no sidewalk snow-removal ordinance because measurable snow is essentially absent — the last…
San Joaquin County property maintenance code requires garage/yard sales to avoid creating blight conditions. Merchandise must be displayed in an organized manner and fully removed from…
San Joaquin County Development Title §9-1030 (Nuisance) and Health & Safety Code §17920.3 (Substandard Building) authorize code enforcement action against blighted residential and…
Unincorporated San Joaquin County allows temporary garage sale signs up to 4 square feet on the sale property and a limited number of directional signs, but prohibits attaching signs…
Holiday decorations on residential property in San Joaquin County are treated permissively by the county and its cities — no permits required, and seasonal displays are generally…
Political signs on private property in unincorporated San Joaquin County are protected as core political speech under the First Amendment and Reed v. Town of Gilbert (2015)…
Tree removal permits in San Joaquin County trigger replacement planting at ratios from 1:1 to 10:1 depending on size and species. Native oaks require native oak replacement — typically…
San Joaquin County recognizes heritage native oaks (typically 24-inch+ DBH valley oaks, blue oaks, interior live oaks) under the Oak Woodlands Ordinance, with stricter protections and…
San Joaquin County protects native oaks (valley oak, blue oak, interior live oak) through the Oak Woodlands Ordinance. Removal of oaks with trunk diameter 6 inches+ DBH generally…
San Joaquin County and its cities enforce juvenile curfew ordinances for minors under 18 under authority of California Welfare & Institutions Code §625.5. Typical curfew is 10:00…
San Joaquin County Parks close daily from 30 minutes after sunset to sunrise unless otherwise posted. Micke Grove, Oak Grove, Dos Reis, and Mossdale Crossing regional parks have…
California's Solar Rights Act (Civil Code §714) overrides HOA restrictions on residential solar panels in all San Joaquin County communities, including Mountain House, Brookside…
San Joaquin County processes residential rooftop solar permits under the California Solar Rights Act and AB 2188 expedited-permit mandate. Online SolarAPP+ or next-business-day…
All covered rentals in San Joaquin County — Stockton, Lodi, Manteca, Tracy, and unincorporated areas — are subject to the statewide just-cause eviction rules in AB 1482 (Civil Code…
San Joaquin County does not impose county-level rent control in unincorporated areas, but the statewide Tenant Protection Act of 2019 (AB 1482) caps annual rent increases at 5% plus…
San Joaquin County does not operate a county-level rental registration program in unincorporated areas, but Stockton requires landlords to participate in the Rental Housing Inspection…
California evictions run through the unlawful detainer process. Under Code of Civil Procedure § 1161, nonpayment requires a 3-day notice to pay rent or quit (excluding weekends and…
California landlords must keep rentals fit to live in. Civil Code §§ 1941 and 1941.1, reinforced by Green v. Superior Court, imply a warranty of habitability covering plumbing, heat…
California Civil Code § 1954 limits when a landlord may enter a rented home. Except in emergencies, abandonment, or with tenant consent, the landlord must give reasonable written…
California sets no fixed dollar or percentage cap on rent late fees, but a late fee in a residential lease is treated as liquidated damages. Under Civil Code § 1671, such a fee is…
To end a California month-to-month tenancy, a tenant gives 30 days' written notice. A landlord gives 30 days if the tenant has lived there under a year, or 60 days if a year or more…
California requires written notice before raising a month-to-month tenant's rent. Under Civ. Code § 827, increases of 10% or less in 12 months need 30 days' notice; increases above 10%…
As of July 1, 2024, California landlords may collect no more than one month's rent as a security deposit, regardless of whether the unit is furnished. The deposit, minus any lawful…
California adverse possession requires five years of continuous, open, hostile possession AND payment of all property taxes during that period under Code of Civil Procedure § 325. A…
Residents of unincorporated San Joaquin County can post a 'No Soliciting' sign at the entrance to the property, which permitted solicitors must honor under county ordinance. There is…
Commercial door-to-door solicitors in unincorporated San Joaquin County must register with the Sheriff's Office and obtain a solicitor identification card, subject to a Live Scan…
Curbside recycling and SB 1383 organics diversion are mandatory in unincorporated San Joaquin County for all single-family, multifamily, and commercial generators. Blue cart accepts…
Bins in unincorporated San Joaquin County must be placed curbside with lids closed on service day, spaced 3 feet apart and 3 feet from obstacles (mailboxes, parked cars, hydrants)…
Franchise haulers in unincorporated San Joaquin County offer 1–2 on-call bulk pickups per year included with service for furniture, mattresses, and appliances with refrigerants…
Unincorporated San Joaquin County contracts residential solid waste and recycling service through franchise haulers — primarily Waste Management (north and east county) and Republic…
Commercial drone operators in San Joaquin County must hold an FAA Part 107 Remote Pilot Certificate (14 CFR Part 107). Operations near Stockton Metropolitan Airport, Port of Stockton…
Recreational drone use in San Joaquin County follows FAA rules (49 USC §44809): register drones over 0.55 lbs, fly under 400 ft AGL, keep visual line of sight, stay out of Stockton…
San Joaquin County Development Title limits residential structures to 35 feet in most zones. Agricultural zones allow taller ag buildings (barns, silos) to 50 feet by right. Chimneys…
San Joaquin County Development Title establishes minimum setbacks by zoning district. Typical residential setbacks: R-L 20 ft front, 5 ft side, 15 ft rear; R-R 25 ft front, 10 ft side…
San Joaquin County Development Title limits building lot coverage: R-L residential typically 40%, R-R 25%, AG 10%. Impervious surface totals trigger stormwater requirements under…
Unincorporated San Joaquin County garage/yard sales are limited to daytime hours, typically 7:00 AM to sunset or 7:00 PM (whichever is earlier). All merchandise, tables, and signs must…
San Joaquin County Development Title limits household garage/yard sales in unincorporated residential zones to 3 per calendar year, each not exceeding 3 consecutive days…
San Joaquin County does not require a formal garage sale permit in unincorporated areas for residents' occasional personal-property sales. Sellers must comply with frequency limits (3…
San Joaquin County allows a limited number of commercial cannabis businesses (cultivation, manufacturing, distribution, testing) in unincorporated areas with a Cannabis Business Permit…
Proposition 64 allows adults 21+ to grow up to 6 plants per residence for personal use, statewide. In unincorporated San Joaquin County, cultivation must be indoors or within a fully…
San Joaquin County has no ordinance specific to cryptocurrency or blockchain mining. A commercial mining operation is treated as a data center or industrial use, sited in the I-L or…
San Joaquin County caps stationary-source noise at a receiving property at 50 dB Leq during the day and 45 dB Leq at night, with maximum levels of 70 and 65 dB, under Development Title…
San Joaquin County has no dedicated data center ordinance. In unincorporated areas a data center is treated as an industrial use, sited in the I-L or I-G industrial zones under the…
California sets a statewide minimum wage floor under Labor Code 1182.12, $16.90 per hour for all employers as of January 2026. Local governments are not preempted and may set higher…
California's Healthy Workplaces, Healthy Families Act under Labor Code 245-249 mandates paid sick leave for nearly all employees statewide. SB 616 (2023) raised the minimum to 40 hours…
California regulates concealed carry weapons licenses statewide under Penal Code 26150 through 26225. Senate Bill 2 (2023) imposes uniform sensitive-place restrictions and applicant…
California preempts most local firearm regulation under Government Code 53071 and Penal Code 25605, reserving licensing, registration, and manufacture authority to the state. However…
California broadly prohibits open carry of firearms statewide under Penal Code 25850 (loaded firearms in public) and Penal Code 26350 (open carry of unloaded handguns). The prohibition…
California prohibits carrying loaded firearms in vehicles statewide under Penal Code 25400 and 25850. Unloaded handguns transported in private vehicles must be in a locked container or…
California HOAs may levy regular and special assessments, charge late fees and interest, record liens, and ultimately foreclose on delinquent owners under the Davis-Stirling Act. State…
California tightly regulates HOA governance. The Common Interest Development Open Meeting Act (Civil Code 4900-4955) governs board meetings and member access, sections 5100-5145…
California HOAs enforce recorded CC&Rs and architectural rules, but Civil Code section 4765 requires architectural decisions to be fair, reasonable, and in good faith, and sections…
California HOAs may fine members for rule violations, but only under a published schedule of fines and after strict due-process steps. Civil Code section 5855 requires written notice…
California overrides HOA governing documents on several owner protections. The Davis-Stirling Act and related Civil Code sections bar HOAs from prohibiting solar systems, U.S. flag…
California prohibits state and local governments from requiring private employers to use the federal E-Verify system except where federal law mandates it, under Labor Code 2812. The…
The California Values Act (SB 54, 2017) codified at Government Code 7284-7284.12 limits state and local law enforcement cooperation with federal immigration authorities. It applies…
The California Land Conservation Act of 1965 (Williamson Act), Government Code 51200-51297.4, allows landowners to enter contracts with counties restricting land to agricultural use…
The California Right to Farm Act under Civil Code 3482.5 protects established agricultural operations from nuisance lawsuits brought by neighbors who moved in after farming began. The…
California prohibits grocery stores and large retailers from providing single-use plastic carryout bags under Public Resources Code 42280-42288, enacted by SB 270 (2014) and ratified…
California restricts expanded polystyrene food containers statewide through SB 54 (2022) packaging requirements under Public Resources Code 42040-42081. The law mandates that…
California Public Resources Code 42270-42273, enacted by AB 1884 (2018), prohibits full-service restaurants from providing single-use plastic straws unless requested by the customer…
California prohibits sale of tobacco and vapor products to anyone under 21 statewide under Business and Professions Code 22958, enacted by SBX2-7 in 2016. The Tobacco 21 standard…
California bans retail sale of most flavored tobacco products statewide under Health and Safety Code 104559.5, enacted by SB 793 (2020) and upheld by voters via Proposition 31 in…
California requires statewide licensing of tobacco and vape retailers under the STAKE Act and the Cigarette and Tobacco Products Licensing Act. Business and Professions Code 22970…