Costa Mesa, CA Property Maintenance: Vacant Lot Maintenance (2026)
Key Facts
- Governing section
- Costa Mesa Municipal Code § 20-7(a)
- Required upkeep
- Clear of rubbish, litter and weeds
- Fence height (if ordered)
- Minimum 6 feet from grade
- Fence permit
- Building permit required
- Related nuisance clause
- § 20-12(bb), erosion/debris control
- Maximum fine
- $1,000 per day of noncompliance
Summary
Costa Mesa requires every vacant parcel to be secured and kept clear of litter, rubbish and weeds for as long as it sits empty. Section 20-7 sets mandatory upkeep standards, and the fire chief or Development Services Director can add fencing, boarding and security-lighting requirements when a vacant structure poses a safety risk.
(a) Mandatory standards. All vacant real property in the city shall be secured and maintained at a level not less than the following standards during the time period that such property remains vacant: (1) Graffiti... (2) Rubbish, litter and weeds. All landscaped, concrete, dirt, or paved open areas on the real property and adjoining public parkway shall be kept clear of rubbish, litter, and weeds. (3) Temporary fencing. Unless required by subsection (b)(2), the installation of temporary fencing is not mandated. A building permit is required for any temporary fencing installed by a responsible person.
Full Breakdown
Section 20-7(a) of the Costa Mesa Municipal Code opens: all vacant real property in the city shall be secured and maintained at a level not less than listed standards during the time the property remains vacant. Subsection (a)(2), 'Rubbish, litter and weeds,' requires that all landscaped, concrete, dirt, or paved open areas on the real property and adjoining public parkway be kept clear of rubbish, litter, and weeds. Subsection (a)(1) separately bars graffiti on any structure, wall or fence on the lot, citing Title 11's graffiti chapter.
Temporary fencing is not automatically required. Subsection (a)(3) states it is mandated only if the fire chief or director invokes subsection (b)(2), and any fence a property owner does install still needs a building permit, planning division review of location and material, and must stay in good repair, be postable with no-trespassing signs, and carry no other signage.
When the fire chief or director determines added safety measures are necessary under subsection (b), they may order the property boarded up at all windows and doors with exterior-matched paint, a chain-link or other secure perimeter fence at least six feet high, and exterior security lighting illuminating the front and rear yards from dusk to dawn while shielded from neighboring properties. Section 20-12(bb) separately makes an unmaintained vacant parcel, one not planted with continuously maintained landscaping to prevent dust and erosion, or not kept free from trash, litter and debris, an independent public nuisance.
Violations & Fines
A vacant lot that violates Section 20-7 or is declared a nuisance under Section 20-12(bb) is subject to the same abatement track as any Title 20 nuisance: a posted and mailed notice under Sections 20-15 and 20-16, a correction deadline, then civil fines of up to $1,000 per day under Section 20-13(a) if the lot is not cleared, with a 10-day appeal right to the city council under Section 20-17.
Frequently Asked Questions
Does Costa Mesa require me to maintain a vacant lot I own?
Can Costa Mesa force me to fence a vacant lot?
What happens if my vacant lot has weeds visible from the street?
Sources & Official References
Other rules in Costa Mesa
California rules heatmap·Compare Costa Mesa to another location·View the California property maintenance overview
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How other cities in Orange County handle vacant lot maintenance.