Building and Zoning Permits...: Everyone knows that a high rise office complex needs a building permit and that some public approval (use permit) is required for industrial plants or others "disturbing" neighbors. Did you know, however, that a building permit may also be required for your backyard tool shed or patio sunshade? Or that you may need to get a permit for a Home Occupation (such as child care or business support services)? Although specific requirements vary by city or county jurisdiction, such activities - and others that can impact public health and safety or the tranquility of your neighborhood - often require some level of approval from your local building or planning department.


The Uniform Building Code, for example, states that...: "No building or structure regulated by this code shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each building or structure has first been obtained from the building official."


Some exemptions are allowed in the UBC, including...

One-story detached accessory buildings used as tool and storage sheds, playhouses,
and similar uses, provided the projected roof area does not exceed 120 square feet.
Fences not over 6 feet high.
Platforms, walks and driveways not more than 30 inches above grade and not over
any basement or story below.
Painting, papering and similar finish work.

(Other exemptions may be allowed in your local area) If you are planning any home improvement project, whether indoors or as a backyard enhancement, check to find out if a building permit will be required. Any non-residential use of your home property may also require a use or zoning permit.

Building and Zoning Code Enforcement...

City and County building and zoning enforcement programs are designed to protect public health and safety, to maintain sound property values for all, and to improve the visual image of the community. These programs are not designed or administered to be selective against any one individual, group of business.

If you have recently received a "Notice of Violation", it should be noted that the City or County government is presumably not asking you to do more than the law requires. You are simply being asked to abide by the rules and regulations designed for us all so we can maintain a stable and attractive community. Abiding by these rules can also protect your property and help you avoid potentially damaging legal and financial difficulties in the future.

Following are some of the most typically asked questions and answers about building and zoning enforcement programs. For more information contact your local building and planning department.

Code Enforcement and Abatement Questions and Answers...

Why me? Am I being singled out?

No one is being "singled out" from anyone else. In all likelihood, you received a notice because:

The City/County received a complaint from a nearby property owner, tenant, or other
local individuals; or
The matter was referred to the City/County building or planning department from
another public agency such as the Health or Fire Department; or
You may be within a geographic area currently under investigation.

Why not the other guy?

The City/County building and planning departments are not normally notified of all code violations that exist in the jurisdiction. As violations are reported, they are investigated and steps are taken to resolve the problem. The code enforcement program is jurisdiction wide, and all complaints are treated equally.

What will happen next?

The City/County is interested in voluntary compliance to resolve all building and zoning code violations and will attempt to work out a solution with you through on-site meetings, office conferences, or correspondence.

If these do not resolve the issues then:
A citation may be issued to you, or
Your case may be scheduled for an abatement hearing before a Hearing Officer or
other decision-making individual or body.

The Hearing Officer or body will conduct an abatement hearing to ensure fundamental fairness to all parties concerned and to render a decision in regard to the City/County Building and/or Zoning Ordinances. In the hearing, you will be given an opportunity to show why, in your opinion, your use of the subject property is not in violation of the city/county codes. If you or any other concerned party is not satisfied with the decision of the Hearing Officer or body, an appeal may be made to a higher level, often to your elected representatives (i.e. City Council or Board of Supervisors).

What happens if the decision making individual and/or body determines that my property is in violation of the city/county building or zoning ordinances?

If it is determined that a violation exists, you will receive a written decision that the illegal use(s) be abated within a time certain. In addition, all costs incurred by the city/county for this process may become a lien against the subject property and also assessed against the property in the same manner as taxes. Once the violation has been abated (corrected) and the costs paid, the abatement lien will be released.

Remember, the city/county's primary concern is to work with the property owner/occupant to resolve building and zoning violations. The citation process and abatement hearing process are only necessary if all other reasonable efforts fail.

Warning! Abatement orders and/or liens against your property can have, severe adverse impacts on you and your property. Property sale, refinancing and desired use or building permits can be delayed or denied if your property has code violations.

Don't damage your right to use and enjoy your property - comply with applicable building and zoning codes and get the necessary permits before you build!

Important Phone Numbers

Jurisdiction	Building Department
Escalon	(209) 838-3556
Lathrop	(209) 858-2860
Lodi	(209) 333-6714
Manteca	(209) 239-8416
Ripon	(209) 599-2108
Stockton	(209) 937-8561
Tracy	(209)831-4600

Calavaras County	(209) 754-6390
San Joaquin County	(209) 468-3123
Stanislaus County	(209) 525-6557
Tuolumne County	(209) 533-5633