Pop. 67,271 · San Mateo County
South San Francisco regulates noise under SSFMC Chapter 8.32 (Noise Regulations). The ordinance prohibits loud, unnecessary noise disturbing neighborhood peace. Quiet hours for residential zones are generally 10 PM to 8 AM.
South San Francisco prohibits nuisance barking under the general noise ordinance (SSFMC Ch. 8.32). Animal control in SSF is provided by Peninsula Humane Society & SPCA. Habitual barking disturbing neighbors is a code violation.
South San Francisco permits construction with a valid city permit weekdays 8 AM–8 PM, Saturdays 9 AM–8 PM, and Sundays/holidays 10 AM–6 PM. Equipment noise cannot exceed 90 dB at 25 feet. SSFMC §8.32.
South San Francisco restricts large commercial vehicles from parking in residential zones. South San Francisco's industrial character means commercial vehicles are common, but residential streets remain regulated.
South San Francisco enforces CVC 72-hour abandonment rule, street sweeping restrictions, and residential time-limit zones. The city is densely developed (biotech/industrial hub) with significant parking demand in residential areas.
South San Francisco requires vehicles to be parked on legal paved parking areas. Blocking public sidewalks is prohibited. Garage conversion ADUs do not require replacement parking under California state law.
South San Francisco restricts RVs and oversized vehicles from long-term parking on residential streets. CVC 72-hour rule applies. Private property storage is generally allowed subject to zoning and HOA restrictions.
San Mateo County follows California Title 24 Part 6 (CALGreen) EV readiness requirements for new construction. Residential Level 2 chargers require electrical permit only. HOAs cannot prohibit owner-installed EV chargers under Civil Code §4745.
Unincorporated San Mateo County has no general overnight parking ban on most streets. Specific residential neighborhoods may have permit parking. California Vehicle Code §22651(k) allows towing vehicles parked over 72 hours in same spot.
Unincorporated San Mateo County enforces CVC §22651(k) for vehicles on public streets (72 hours) and Ordinance Code Chapter 4.48 for inoperable vehicles on private property (must be enclosed or screened from view within 72 hours of notice).
South San Francisco requires property owners to maintain lots free of excessive weeds and overgrown vegetation. Overgrowth creating fire hazards or nuisances is subject to code enforcement and potential city abatement.
South San Francisco water is supplied by Cal Water (South San Francisco District) primarily from SFPUC's Hetch Hetchy system. BAWSCA and state drought regulations may limit outdoor watering. Water waste is prohibited year-round.
Private tree removal on private property in South San Francisco generally does not require a city permit. Street tree removal requires Public Works approval. Trees in special overlay zones may need additional review.
Private tree trimming in South San Francisco does not require a city permit. Street trees (public right-of-way) require Public Works approval. Trees near PG&E lines must be managed per utility clearance standards.
San Mateo County enforces weed abatement under California Government Code §§39560-39588 and Health & Safety Code §14875, combined with PRC §4291 defensible space in fire hazard zones. The County Fire Marshal and Department of Public Works issue annual pre-season LE-100 notices to vacant-lot and hillside property owners, typically between April and May. Failure to clear results in County contractor abatement and a lien on the property.
Unincorporated San Mateo County permits artificial turf installation. Civil Code §4735 preempts HOA bans. Drainage must comply with stormwater regulations. Coastal zone installations may require Coastal Development Permit for larger areas.
Rainwater harvesting for non-potable residential use (garden irrigation, lawn watering, toilet flushing with treatment) is legal in San Mateo County and encouraged by local water districts. Small rain barrels and above-ground cisterns up to 5,000 gallons generally do not require a permit. Larger systems, connections to plumbing, or potable-use systems trigger plumbing and building permits. Cal Water, BAWSD, Coastside County Water District, and other local agencies offer rain barrel rebates ($100-$300).
Unincorporated San Mateo County encourages California native plants under MWELO and the Bay-Friendly Landscaping program. Civil Code §1353.8 prohibits HOAs from banning low-water plants. County offers rebates through BAWSCA and Peninsula water suppliers.
SB 1383 requires every California resident and business to separate food scraps and yard waste from trash, with universal collection or on-site composting.
South San Francisco Municipal Code Section 20.350.037 and the Planning Division's Short-Term Rental program do not specify a dollar-amount liability insurance requirement for STR hosts. The City's published STR program materials reference permit, business license, TOT/CCT, parking, and local-contact obligations but do not impose a numeric minimum general-liability or umbrella policy. Hosts using major platforms typically receive platform-provided host protection (Airbnb's AirCover offers up to $1,000,000 in liability coverage; Vrbo's Liability Insurance offers up to $1,000,000 per occurrence) but this is not a city mandate. Hosts should confirm their homeowner's or renter's policy permits STR use and consider a dedicated short-term rental policy.
South San Francisco Municipal Code Section 20.350.037 caps short-term vacation rental occupancy by stay type. Hosted stays (host present in the dwelling) are limited to a maximum of 2 guests at one time. Un-hosted stays (host absent) are limited to 2 guests per bedroom plus 2 additional guests per booking. STR use is restricted to single-unit dwellings only — multi-family units, accessory dwelling units (ADUs), and junior accessory dwelling units (JADUs) may not be used as short-term rentals. Un-hosted stays are further capped at 90 days per year, while hosted stays have no annual day limit. Only one STR permit is allowed per dwelling unit per lot.
South San Francisco requires STR properties to provide at least one designated off-street parking space. Guests must comply with all city parking rules. Oversized vehicles and unattached trailers are restricted in residential areas.
STR guests in South San Francisco must comply with SSFMC Ch. 8.32 noise regulations. Hosts are responsible for guest conduct. The local contact must be reachable within 1 hour to address disturbances.
South San Francisco charges TOT under SSFMC Ch. 4.20 starting at 11% general + 1% special, automatically increasing 1%/year up to a 14% maximum. A Conference Center Tax (CCT) also applies. Business license also required.
South San Francisco requires a Short-Term Rental Permit under SSFMC §20.350.036. STRs allowed only in single-family homes by permanent residents. ADUs ineligible. Unhosted stays capped at 90 days/year. Business license required.
South San Francisco Municipal Code Chapter 20.300 (Lot and Development Standards) and Chapter 20.330 (On-Site Parking and Loading) govern carports as accessory structures. Unlike many neighboring cities, SSFMC Section 20.330.004 expressly allows the required residential parking space to be 'within a carport or garage' — open carports are an acceptable form of required parking. Carports must comply with a minimum 5-foot setback for accessory structures, must be at least 6 feet from the main building, and accessory-building height is limited to an average of 12 feet between floor slab and ridge pole. Combined accessory-building footprint may not exceed 20 percent of the main building's footprint or 220 square feet, whichever is greater. A building permit is required.
South San Francisco allows ADUs per California state law (SSFMC Title 20). Detached ADUs up to 1,200 sq ft max; minimum 800 sq ft and 16 ft allowed by right. 4-ft setbacks. ADUs cannot be STRs.
Small accessory structures (sheds) in South San Francisco must comply with SSFMC Title 20 setbacks. Sheds under 120 sq ft and under 8 feet generally do not require a building permit but must still meet zoning requirements.
Garage conversions to ADUs are permitted in South San Francisco per California ADU law. Building permit required. No replacement parking needed when converting a garage to an ADU under state law.
Unincorporated San Mateo County permits tiny homes on foundations as ADUs under state law (Gov Code §65852.2). Movable tiny houses (MTH) allowed as JADUs per HCD guidance. Tiny homes on wheels classified as RVs with storage-only use unless on approved site.
Open burning is banned in South San Francisco under BAAQMD Regulation 5. Wood-burning devices (fireplaces, stoves, fire pits) are prohibited on Spare the Air Alert days under BAAQMD Regulation 6, Rule 3.
All fireworks are illegal in South San Francisco — including 'Safe and Sane' fireworks. The Police Chief has confirmed that even safe and sane fireworks result in fines. San Mateo County fines are $1,000 per violation.
Wood-burning fire pits are prohibited on Spare the Air Alert days throughout South San Francisco under BAAQMD Regulation 6, Rule 3. With 19–41 annual alert days, outdoor wood burning is severely limited.
San Mateo County requires 100 feet of defensible space around all structures in State Responsibility Areas (SRA) and designated Very High Fire Hazard Severity Zones (VHFHSZ) per California Public Resources Code §4291. The County Fire Marshal (Cal Fire San Mateo-Santa Cruz Unit) conducts annual LE-100 inspections in coastal mountain communities including La Honda, Pescadero, Loma Mar, Woodside hills, and Emerald Hills. Failure to clear triggers abatement at the owner's expense plus administrative liens.
Large portions of unincorporated San Mateo County (Skyline, La Honda, Pescadero, Kings Mountain, Woodside hills) are in Very High Fire Hazard Severity Zones. PRC §4291 mandates 100-foot defensible space. CalFire and County Fire enforce; WUI building standards apply to new construction.
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.
South San Francisco fence heights are governed by SSFMC Title 20 (Zoning Code). Standard residential limits are 3–4 ft in front yards and up to 6 ft in side/rear yards. The updated zoning code addresses measurement methodology.
Standard residential fences within height limits in South San Francisco generally do not require a building permit. Fences over 6 feet, masonry fences, or fences requiring footings may need a permit. Contact Building Division.
Fence cost sharing between neighbors in South San Francisco is governed by California Civil Code §841 (Good Neighbor Fence Act). Written notice of 30 days is required before constructing a shared fence.
Unincorporated San Mateo County enforces California Swimming Pool Safety Act (H&S Code §115920-115929) and CBC Chapter 31B. Minimum 60-inch barrier, self-closing/self-latching gates, plus at least TWO additional drowning prevention features for new pools since 2018.
Unincorporated San Mateo County zoning allows wood, vinyl, masonry, wrought iron, and chain-link fencing subject to zoning-district and Design Review requirements. Barbed wire and razor wire are prohibited in residential districts. Fences in the Coastal Zone require a Coastal Development Permit if they impair public views or scenic corridors. Design Review (DR) district overlays, common in Emerald Hills and coastal neighborhoods, impose additional material and color limits.
Unincorporated San Mateo County requires building permits for retaining walls over 4 feet measured from bottom of footing to top of wall, per California Building Code. Engineered plans required. Steep terrain common on the Peninsula often triggers geotechnical review.
South San Francisco requires dogs to be leashed on public property. No voice-control exemption exists in San Mateo County. Animal control is provided by Peninsula Humane Society & SPCA at (650) 340-8200.
South San Francisco does not have a breed-specific ban. All dogs must be licensed with San Mateo County. Dogs deemed dangerous after an incident may face enhanced restrictions including containment and liability insurance requirements.
South San Francisco does not have a specific beekeeping ordinance. Beekeeping in residential zones may be subject to nuisance provisions. Contact the Planning Division before installing hives.
South San Francisco follows California CDFW regulations banning many exotic species. Local animal code may restrict wild or dangerous animals. Contact Peninsula Humane Society & SPCA for guidance.
Unincorporated San Mateo County allows backyard chickens on residential parcels of at least 2,500 sq ft under the County Zoning Regulations. 2,500 to 7,500 sq ft: up to 6 hens. 7,500+ sq ft: up to 10 hens (up to 12 total fowl per lot). No roosters over 4 months old. Coops must be in the rear yard, under 100 sq ft, under 6 ft tall, clean, and set back at least 35 feet from any dwelling, street line, or neighboring property line.
Unincorporated San Mateo County prohibits intentional feeding of coyotes, deer, and other wildlife. CA Fish & Game Code §251.3 prohibits feeding big game mammals (deer, bear, mountain lion). Coastside areas have active coyote and mountain lion populations.
Above-ground pools over 18 inches in depth in South San Francisco require a building permit and must meet California pool safety fencing requirements. Temporary inflatable pools under 18 inches are generally exempt.
New pools in South San Francisco require a building permit. All pools must comply with California Swimming Pool Safety Act. Pool equipment noise must meet Ch. 8.32 standards (per the updated zoning code). Anti-entrapment drains required.
Pool fences in South San Francisco must comply with California H&S §115920: minimum 60-inch barrier, self-closing/self-latching gates, ground clearance under 2 inches, no gaps over 4 inches. Two drowning prevention features required.
San Mateo County requires a building permit from the Planning & Building Department for all in-ground swimming pools, spas, and hot tubs. Plan review covers setbacks (typically 5 ft from property lines and structures), electrical (GFCI per CEC Article 680), drainage, and barrier compliance with California Building Code Chapter 31 and the Swimming Pool Safety Act (Health & Safety Code §§115920-115929). Surveys are required as part of permit review to verify setbacks.
Unincorporated San Mateo County requires electrical permit for hot tub/spa 240V installations. Locking safety cover meeting ASTM F1346 satisfies barrier requirement under H&S §115921(b). Setbacks per Zoning Regulations typically 5 feet from side/rear property lines.
Home-based businesses in South San Francisco require a Home Occupation Permit under SSFMC Title 20. The business must be incidental to the residential use with no exterior evidence or non-resident employees.
No exterior business signage is permitted for home-based businesses in South San Francisco residential zones. Any commercial identification visible from the street violates Home Occupation Permit conditions.
Customer visits to home businesses in South San Francisco are restricted to incidental levels consistent with residential uses. Retail sales, regular appointments creating parking demand, and commercial deliveries are prohibited.
California H&S Code §1597.40-.45 preempts local restrictions on family daycare homes. Small (up to 8 children) and Large (up to 14) family daycares allowed BY RIGHT in all residential zones in unincorporated San Mateo County. State license required through CDSS.
Unincorporated San Mateo County follows California Homemade Food Act (AB 1616) and Microenterprise Home Kitchen Operations (MEHKO, AB 626). Class A and Class B cottage food operations allowed. SMC opted in to MEHKO permitting in 2022 — hot meals permitted from registered home kitchens.
Parts of South San Francisco near the Bay shoreline and low-lying industrial areas are in FEMA flood zones. New construction in Special Flood Hazard Areas requires elevation and a floodplain development permit. Sea level rise is a key risk.
San Mateo County Planning & Building Department requires submittal of an Erosion and Sediment Control Plan prior to issuance of any demolition, grading, or building permit that involves site disturbance. Standard BMPs include silt fencing, straw wattles, erosion control blankets, stabilized construction entrances, and covered stockpiles. Wet-season work (October 1 - April 30) triggers additional inspection requirements and may be restricted on steep slopes. SWPPP required for sites 1+ acre.
Unincorporated San Mateo County is a permittee under the San Francisco Bay Area Municipal Regional Stormwater Permit (MRP 3.0, Order R2-2022-0018) which imposes NPDES Phase I stormwater requirements. Projects creating/replacing 2,500+ sq ft of impervious surface trigger C.3 post-construction stormwater treatment requirements (LID, biofiltration). Illicit discharges to storm drains are prohibited. Construction sites disturbing 1+ acres require SWPPPs and monthly wet-season inspections.
San Mateo County administers its own certified Local Coastal Program (LCP) and issues Coastal Development Permits (CDPs) for projects in the Coastal Zone, which covers roughly 240 sq miles from Devil's Slide south through Pescadero, Año Nuevo, and the Santa Cruz County line. Projects in the Coastal Zone typically require a CDP from County Planning; certain appealable areas (near the shoreline, in sensitive habitat, or in rural areas) can also be appealed to the California Coastal Commission. ESHA (Environmentally Sensitive Habitat Area) buffers, public access, and view corridors are key LCP policies.
San Mateo County requires a Grading Permit from Planning & Building for projects involving more than 250 cubic yards of cut and/or fill, or any grading on slopes over 20%, or grading within 100 ft of a watercourse. Drainage design must direct runoff away from structures and must not adversely redirect water onto neighboring properties. Retaining walls over 4 feet in height need separate engineering and permits. Pre-site erosion-control and tree-protection inspection may be required.
Cannabis retail dispensaries are PROHIBITED in unincorporated San Mateo County. The Board of Supervisors has adopted a ban on all commercial cannabis retail licenses under MAUCRSA. Limited commercial cultivation (mixed-light greenhouse and nursery) is allowed only on parcels designated Agriculture in the General Plan with a County commercial cannabis license. Delivery from licensed operators in other jurisdictions into unincorporated areas is permitted per state law (Bus & Prof Code §26090) and cannot be banned locally.
Unincorporated San Mateo County allows adults 21+ to cultivate up to 6 cannabis plants per residence for personal, non-medical use under County Code Chapter 5.148 (Personal Cultivation). Cultivation must occur inside a private residence or a fully enclosed and secure accessory structure — OUTDOOR personal cultivation is PROHIBITED in unincorporated San Mateo County, going further than state law's baseline. Qualified medical patients may also cultivate indoors. Sale or commercial distribution requires a commercial cannabis license, which the County does NOT issue for retail activities.
Unincorporated San Mateo County does not codify a specific numeric annual cap on garage sales per household, but treats sales as permissible incidental residential use when occasional — typically understood as 2-4 per year. Holding sales with greater frequency or for extended durations can trigger home-business zoning review, require a business license, and constitute an unpermitted retail use of residential property. HOA communities often impose stricter limits (commonly 1-2 per year).
Unincorporated San Mateo County garage sales must stay within reasonable daylight hours, typically 8 AM to 6 PM, and remain within the Chapter 4.88 Noise Control exterior limits at the property line. Friday-Sunday weekend sales are most common. All merchandise, tables, and signs must be removed from public view at the end of each sale day. Leaving items outside overnight can trigger property blight/nuisance enforcement.
Unincorporated San Mateo County does not require a permit for occasional residential garage/yard sales. Sales are treated as incidental residential activity, not commercial operations, so long as they remain occasional and comply with County Code frequency and sign rules. Merchandise must be personal property, not goods purchased for resale — the latter would require a business license and zoning clearance as a home business or retail operation.
The San Mateo County Protected Tree Ordinance (No. 4895) requires replacement planting when a Significant or Heritage Tree is removed under permit. Standard replacement ratios range from 1:1 to 3:1 depending on the DBH and species of the removed tree. Replacement trees must meet minimum size specifications (typically 15-gallon to 24-inch box), be from an approved native/adapted species list, and established for a 2-year maintenance period. When on-site replacement is infeasible, an in-lieu fee is paid to the County Tree Replacement Fund.
The San Mateo County Protected Tree Ordinance (Ordinance No. 4895, adopted October 22, 2024; Code Title 11) requires a permit to remove or significantly prune any tree 12.1+ inches in diameter at breast height (DBH) anywhere in the unincorporated County, and any tree 6+ inches DBH in the Residential Hillside (RH) District. Certain native species (coast live oak, California bay laurel, redwood, Douglas-fir) receive heightened protection regardless of size. An arborist report is typically required, and replacement planting or in-lieu fees apply.
Under the 2024 Protected Tree Ordinance (No. 4895), San Mateo County designates Heritage Trees based on exceptional size, species rarity, historical significance, or ecological value. Heritage status can be conferred on mature coast live oaks, valley oaks, redwoods, and other native specimens. Removal is rarely permitted except for documented safety emergencies, and damage to a Heritage Tree triggers the most severe penalties under the ordinance, with fines up to $25,000 per tree plus restoration and restitution.
Unincorporated San Mateo County does not designate specific food truck vending zones but restricts operations through general zoning and parking rules. Food trucks may not vend from the public right-of-way for extended periods (not a permitted commercial use), must comply with parking time limits on County roads, and cannot operate within 500 feet of a school during school hours per Education Code §49535.5. Private property vending requires property owner written permission and may trigger a use permit.
Mobile food facilities operating in unincorporated San Mateo County must obtain a Mobile Food Facility (MFF) permit from San Mateo County Health Environmental Health Services (EHS), pay the annual permit fee, pass a pre-operational vehicle inspection, secure a commissary agreement with a permitted commercial kitchen, and hold a California Food Handler Card. MFF permits run February 1 through January 31 annually. Contact EHS at (650) 372-6200.
Recology San Mateo County provides residential customers with up to two on-call bulky item pickups per year included in service, with additional pickups available for a fee. Eligible items include furniture, mattresses, appliances (with refrigerant-removal tag for refrigerators/AC units), and e-waste. Construction debris, paint, motor oil, and hazardous materials are NOT eligible and must be taken to the San Mateo County Household Hazardous Waste Program or Shoreway Environmental Center in San Carlos.
California SB 1383 (effective 2022, enforcement 2024) and AB 341 require all residential and commercial generators in unincorporated San Mateo County to separate organic waste, recyclables, and landfill trash. Recology's blue cart accepts paper, cardboard, glass, aluminum, tin, and plastics #1-5. The green organics cart accepts food scraps, food-soiled paper, and yard trimmings. Contamination above 10% can result in skipped carts and eventual fines for repeat offenders.
Residential trash, recycling, and organics collection in unincorporated San Mateo County is provided primarily by Recology San Mateo County under franchise agreements coordinated through the South Bayside Waste Management Authority (RethinkWaste) and SBR (South Bayside Recycling). Weekly curbside service includes three carts: gray for garbage, blue for recycling, and green for organics. Holiday service is delayed by one day the week of the holiday.
Unincorporated San Mateo County residents must place the three carts (gray/blue/green) at the curbside by 6 AM on collection day with lids fully closed, at least 3 feet apart from each other and from vehicles, mailboxes, or utility poles. Carts must be retrieved from the curb within 24 hours after collection. Between pickups, carts must be stored out of sight from the public right-of-way (behind fencing, in side yards, or in garages).
Unincorporated San Mateo County regulates outdoor lighting through zoning standards requiring fully shielded (full-cutoff) fixtures, downward direction of light, and control of glare and light trespass onto neighboring properties. Title 24 Part 6 (California Energy Code §140.7) also caps outdoor lighting power density by zone. Coastal Zone and Scenic Road corridors impose additional lighting restrictions to protect nighttime views and sensitive habitat. Residential properties must not cast light onto neighboring dwellings.
Unincorporated San Mateo County regulates outdoor lighting through Zoning Regulations Chapter 22.5 (Dark Sky) and Building Regulations. Exterior lighting must be shielded, downward-directed, and limited to 0.5 foot-candles at residential property lines. Coastal zone and rural areas (La Honda, Pescadero, Skyline) have stricter dark-sky rules.
Residential height in unincorporated San Mateo County varies by paired S-District — typically 28-36 feet or 2.5 stories, whichever is less. Residential Hillside (RH) zones generally limit height to 28 feet, measured from average natural grade to highest roof point. Chimneys, vents, antennas, and mechanical equipment have limited additional allowance. The Design Review (DR) combining district and the Scenic Road combining district impose additional height and bulk review.
San Mateo County parcels are assigned BOTH a Use District (R-1, R-2, RH, C, M, A, RM) AND a paired Development Standards 'S' District (e.g., S-101, S-17, S-94) that sets specific setbacks, lot coverage, FAR, and height. Typical R-1/S-100-series residential setbacks: 20-25 ft front, 5-10 ft sides, 15-20 ft rear, with increased side setbacks on corner lots. The Design Review (DR) overlay, Coastal Zone, and Resource Management (RM) districts impose additional constraints.
Lot coverage limits in unincorporated San Mateo County range from 25% to 50% depending on paired S-District and zoning. Typical R-1 with S-100-series: 40-45% maximum coverage. Hillside (RH): 25-30% with additional slope-based reductions. Coverage includes the footprint of all buildings and covered structures; impervious surface limits (including driveways and patios) separately apply under the NPDES Stormwater requirements (C.3) for projects creating or replacing 2,500+ sq ft of impervious surface.
Recreational drone flight in unincorporated San Mateo County is governed by FAA rules (49 USC §44809, 14 CFR Part 107 exemption) plus a countywide Park Orders ban: drones are PROHIBITED in all San Mateo County Parks (Huddart, Wunderlich, San Bruno Mountain, Edgewood, Pescadero Creek, Memorial, Sam McDonald, Junipero Serra, Crystal Springs). FAA Part 107 registration required for any drone over 0.55 lbs. SFO, Half Moon Bay Airport, San Carlos Airport, and Hayward Executive are nearby controlled airspaces requiring LAANC authorization.
Commercial drone operations in unincorporated San Mateo County require an FAA Part 107 Remote Pilot Certificate (14 CFR Part 107), LAANC authorization for controlled airspace (most of the Peninsula falls within SFO Class B), and coordination with affected airports (SQL, HAF, PAO, SFO). San Mateo County Parks prohibit commercial drone use; filming permits may be obtainable for specific projects via County Film Commission coordination. Commercial filming in the Coastal Zone may require a Coastal Development Permit.
Unincorporated San Mateo County requires commercial peddlers and solicitors to obtain a Peddler/Solicitor License from the San Mateo County Sheriff's Office, including a fingerprint-based background check and photo ID badge. Licensed solicitors may operate 9 AM to sunset (or 8 PM, whichever is earlier), must display the County-issued badge visibly, and may not solicit at any address with a posted 'No Soliciting' sign. Religious, political, and charitable canvassing are exempt under First Amendment protections.
Many San Mateo County cities (Redwood City, San Carlos, others) maintain 'Do Not Knock' registries that residents can join free of charge, and the County Sheriff requires all licensed solicitors to check the registry and respect posted No Soliciting signs before knocking. Unincorporated areas rely primarily on posted signs — a sign reading 'No Soliciting' or 'No Trespassing' on a home, gate, or driveway is legally sufficient to make subsequent solicitation a citable offense under Penal Code §602 and County Code.
Snow sidewalk clearing is not a regular concern in unincorporated San Mateo County's Mediterranean coastal climate, and the County has no dedicated snow-clearance ordinance. On the rare occasions of snow at Skyline Ridge or upper La Honda/Kings Mountain elevations, Caltrans clears State Routes 35, 84, and 92, while property owners are generally responsible for keeping their own driveways and sidewalks (where they exist) passable. Streets & Highways Code §§5610-5618 gives local agencies general authority over abutting-property sidewalk maintenance.
San Mateo County property maintenance and nuisance provisions apply to garage/yard sales in unincorporated areas: merchandise must be displayed in an organized manner and completely removed from public view at the end of each sale day. Leaving unsold items in the yard, driveway, or curbside between sale days or after the sale ends triggers blight/public nuisance enforcement by County Code Enforcement, with escalating fines for repeat violations.
Unincorporated San Mateo County franchise haulers (Recology San Mateo County, GreenWaste, South San Francisco Scavenger) service different areas. Bins must be stored out of public view except on collection day and retrieved by end of collection day.
Unincorporated San Mateo County requires vacant lot maintenance under Ordinance Code Chapter 4.48 and PRC §4291 (defensible space). Grass/weeds must not exceed 6-12 inches; wildfire zone lots require 100-foot defensible space clearance.
Unincorporated San Mateo County enforces property maintenance through Ordinance Code Chapter 4.90 (Property Maintenance Code) and Chapter 4.48 (nuisances). Blight including peeling paint, broken windows, debris, and abandoned vehicles subject to 10-30 day correction notices.
Unincorporated San Mateo County uses expedited solar permitting under California AB 2188 (Solar Rights Act). Residential rooftop systems under 10 kW qualify for same-day online permits through SolarAPP+ or the County Building Division. Fire setbacks per CFC Chapter 11B.
California Civil Code §714 (Solar Rights Act) strongly limits HOA authority to restrict solar panels. HOAs in unincorporated San Mateo County (Emerald Hills, West Menlo Park subdivisions) cannot effectively prohibit solar or impose costs over $1,000 or reduce efficiency over 10%.
San Mateo County Code Chapter 3.04 (Juvenile Curfew Regulations) prohibits minors under 18 from being in public places within unincorporated areas of the County between 11:30 PM and 5:00 AM on weeknights, and between 12:30 AM and 5:00 AM Friday, Saturday, and holiday nights. A daytime truancy curfew applies during school hours. Standard exceptions include minors accompanied by a parent/guardian, traveling to or from work or school activities, or in case of emergency.
San Mateo County Parks are closed from sunset to 8 AM under the County Parks Department Rules & Regulations (Chapter 3.68 County Parks and Recreation Areas — Rules). After-hours presence is an infraction prosecuted as unlawful entry/trespass. Camping is allowed only at designated campgrounds with a reservation (Memorial Park, Sam McDonald Park, Huddart Park group sites). State Parks (Año Nuevo, Butano, Half Moon Bay State Beach) have their own hours and rules under California State Parks authority.
Unincorporated San Mateo County permits residential holiday decorations without permits. Displays must comply with electrical code, not obstruct public rights-of-way, and respect noise ordinance quiet hours (10 PM to 7 AM). Coastal zone properties may have additional restrictions.
Unincorporated San Mateo County permits political signs on private property without permits, consistent with First Amendment protections and Reed v. Gilbert. Zoning Regulations §6408 sets general temporary sign limits. Signs in public rights-of-way and on County property are prohibited.
Unincorporated San Mateo County permits temporary garage sale signs under Zoning Regulations §6408. Signs limited to 4 sq ft, posted only during the sale, and prohibited on utility poles or public rights-of-way. Maximum 2 sales per household per year typical.
Unincorporated San Mateo County does NOT have a rental registration program. Landlords must comply with state habitability laws (Civil Code §1941.1) and the California Building Code. Business license required only for property management companies, not individual landlords.
Unincorporated San Mateo County applies California's statewide just-cause eviction protections under AB 1482 (Civil Code §1946.2). After 12 months of tenancy, landlords must state an at-fault or no-fault reason. No-fault evictions require one month's rent in relocation assistance.
Unincorporated San Mateo County has NO local rent control. State law AB 1482 (Tenant Protection Act, Civil Code §1946.2 and §1947.12) caps annual rent increases at 5% plus CPI (maximum 10%) for qualifying units. Single-family homes owned by non-corporate owners and buildings under 15 years old are exempt.
California sets a statewide minimum wage floor under Labor Code 1182.12, currently $16.50 per hour for all employers as of 2025. Local governments are not preempted and may set higher minimums; many cities exceed the state rate substantially.
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 or five days annually effective January 2024, applying universally.
California regulates concealed carry weapons licenses statewide under Penal Code 26150 through 26225. Senate Bill 2 (2023) imposes uniform sensitive-place restrictions and applicant standards, preempting local variations on issuance criteria and qualifications.
California preempts most local firearm regulation under Government Code 53071 and Penal Code 25605, reserving licensing, registration, and manufacture authority to the state. However, local governments retain limited authority over discharge, sensitive places, and zoning of gun businesses.
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 applies uniformly across all California cities and counties without local variation.
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 the vehicle's locked trunk; long guns must be unloaded but need not be locked.
California prohibits state and local governments from requiring private employers to use the federal E-Verify system except where federal law mandates it, under Government Code 7285.1 and 7285.3. The restriction applies uniformly to every California city and county.
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 uniformly to every California agency and bars participation in most civil immigration enforcement.
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 for ten-year minimum terms in exchange for reduced property tax assessment based on farming income.
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 law applies statewide and limits both private and local government nuisance actions.
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 as Proposition 67 in 2016. Recycled paper or reusable bags require a 10-cent minimum charge.
California restricts expanded polystyrene food containers statewide through SB 54 (2022) packaging requirements under Public Resources Code 42040-42081. The law mandates that polystyrene foodware achieve 25 percent recycling by 2025 or face statewide sales prohibition.
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. The on-request rule applies uniformly to dine-in restaurants statewide.
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 applies uniformly across all California jurisdictions.
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 November 2022. The ban applies uniformly to all California retailers.
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 establishes uniform retailer licensing, while local governments may adopt stricter rules.