Sacramento County HOA Guide
Carmichael and Fair Oaks HOA Guide: County Rules for Boards and Owners
Carmichael (79,793 residents in the 2020 census) and Fair Oaks (32,514) are unincorporated communities, so Sacramento County, not a city, writes the local rules. An HOA board here works with the county, a water district and a park district instead of one city hall.
This guide covers the county rules that touch associations most, the districts beside your dues, and who to call.
Local rules on this page were checked against Sacramento County, Sacramento Metropolitan Fire District, Fair Oaks Water District and Sacramento LAFCo sources on October 9, 2026. Rules change, so confirm the current one before you act on it. Sources are listed at the bottom of the page.
At a glance
HOAs in Carmichael and Fair Oaks at a glance
No public agency publishes a count of associations here. The record does show who governs and who provides services.
A Community Planning Advisory Council (CPAC) is easy to confuse with an HOA. It is a county advisory body and does not enforce CC&Rs.
Local rules
Rules that apply in Carmichael and Fair Oaks
Three layers apply at once: state law, the Sacramento County Code and Zoning Code, and your governing documents, which can be stricter than the county where state law allows.
Short-term rentalsThe county allows short-term rentals only with a permit and only in a home where the host lives at least six months a year.
The county allows short-term rentals only with a permit and only in a home where the host lives at least six months a year. The county’s permit page cites Zoning Code Section 3.9.3.AA: a stay may not exceed 29 consecutive days, a rental party may stay no more than 29 days in total per year, occupancy is two adults per bedroom, and public or commercial events are banned. An ADU qualifies only if it was permitted before January 1, 2020. Under Civil Code 4741 an association may prohibit rentals of 30 days or less. Longer rentals must register with the county Rental Housing Inspection Program at $16 per unit per year.
What to do about it: Check your CC&Rs, then read HOA renters and Rental residences in HOAs. For the California rules, see our guide to buying, selling and renting in a California HOA.
Accessory dwelling unitsThe county allows one ADU and one junior ADU on a single-family lot.
The county allows one ADU and one junior ADU on a single-family lot. Its July 2024 handout (rules effective January 1, 2023) cites Zoning Code Section 5.4.5.B: a detached ADU up to 1,200 square feet, a junior ADU up to 500 square feet, and 4-foot side and rear setbacks. State ADU law has changed since, so confirm multifamily limits with county planning. Civil Code 4751 stops CC&Rs from prohibiting or unreasonably restricting ADUs on single-family lots.
What to do about it: Keep reasonable design standards. See How to propose changes to your property. For how architectural review works under California law, see California HOA architectural review and owner rights.
Parking and vehiclesA vehicle may not stay parked on a county street for more than 72 consecutive hours under County Code Section 10.24.070.
A vehicle may not stay parked on a county street for more than 72 consecutive hours under County Code Section 10.24.070. In residential zones, vehicles may not park on unsurfaced front or street-side yards, and parcels under 15,000 square feet need a hard surface. Unregistered or inoperable vehicles generally must be inside an enclosed building. The county cites Zoning Code Sections 3.9.3.P and 5.9.1.G. Ask Code Enforcement about RV and boat storage. On private streets the association’s own rules apply.
What to do about it: Read How to set up a towing service and HOA rules and enforcing violations. For the state rules on enforcement, fines and hearings, see California HOA enforcement, fines and disputes.
Native oaks and common-area treesRemoving a native oak, or grading or trenching under one, needs a county tree permit.
Removing a native oak, or grading or trenching under one, needs a county tree permit. In the county’s designated urban area, County Code Chapter 19.12 protects native oaks with a trunk of 6 inches or more, or 10 inches combined for multi-trunk trees, measured 4.5 feet above the ground. Zoning Code Section 5.2.4 also covers certain landscaping trees in HOA common areas. The permit fee is $31.95, and a violation is a misdemeanor under Section 19.12.210. County sources differ on small lots: Section 19.12.050 exempts some subdivision lots of 10,000 square feet or less, while the permit page says oaks are covered on any property. Ask the county tree coordinator first.
What to do about it: Put the permit step in every tree contract. See Managing outside vendors.
Water and landscapingFair Oaks Water District is at Stage 1, normal supply, and asks for voluntary three-day watering.
Fair Oaks Water District is at Stage 1, normal supply, and asks for voluntary three-day watering. Odd addresses water Tuesday, Thursday and Saturday, and even addresses Wednesday, Friday and Sunday. Runoff and watering within 48 hours of rain are prohibited, and leaks must be fixed within five working days. District Policy 6060, revised April 20, 2026, bars potable water on non-functional turf in HOA common areas from January 1, 2029, matching AB 1572. We could not read Carmichael Water District’s posted schedule, so confirm it with the district. Civil Code 4735 stops an association from banning low-water plants or artificial turf that replaces lawn.
What to do about it: Map your ornamental turf now and plan the cost in Understanding HOA reserve studies. For the California rules behind these projects, see California HOA maintenance and repair responsibilities and California HOA reserves.
Weeds and fireSacramento Metropolitan Fire District inspects for dry weeds from May through November and sends first notices in May.
Sacramento Metropolitan Fire District inspects for dry weeds from May through November and sends first notices in May. A parcel is inspected 30 days after the notice. After a second and a final notice, the district’s contractor does the work and the owner pays. Residential parcels under half an acre must be cut to one inch with cuttings removed.
What to do about it: Schedule common-area mowing before May and again for regrowth. See Maintenance. For what the association’s insurance has to cover, see California HOA insurance requirements.
Noise and work hoursCounty Code Chapter 6.68 sets residential noise limits of 55 dBA from 7 a.m. to 10 p.m. and 50 dBA overnight.
County Code Chapter 6.68 sets residential noise limits of 55 dBA from 7 a.m. to 10 p.m. and 50 dBA overnight. Under Section 6.68.090, construction noise is exempt except from 8 p.m. to 6 a.m. on weekdays, from 8 p.m. to 7 a.m. going into Saturday and Sunday, and after 8 p.m. on Sunday. Property maintenance is exempt from 6 a.m. to 8 p.m. on weekdays and 7 a.m. to 8 p.m. on weekends.
What to do about it: Write these hours into vendor contracts, or set tighter ones in your rules. See How to enforce the rules.
Is this a lot for a volunteer board to track?
County rules, district rules, state law and your own documents all change, and someone has to keep up. If your Carmichael or Fair Oaks board is deciding between managing itself and hiring help, start with Self-Managed vs. Professional HOA Management, or tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsQuick answers
Questions Carmichael and Fair Oaks board members ask
Who enforces local rules if there is no city?
Sacramento County Code Enforcement handles zoning, housing and vehicle complaints in the unincorporated area. Report a violation at 311. The county does not enforce your CC&Rs. See HOA rules and enforcing violations.
Can our association ban short-term rentals?
Yes. Civil Code 4741 lets an association prohibit rentals of 30 days or less. See How to rewrite HOA governing documents.
Do we need a permit to remove a common-area tree?
Often. Protected native oaks and certain common-area trees need a county permit.
Where do we comment on a development next door?
Start with your CPAC. The Carmichael CPAC meets on the second Wednesday and the Fair Oaks CPAC on the first Wednesday, both at 6:30 p.m. Check the agenda first, because meetings are sometimes cancelled.
Does the county maintain our streets and lights?
The county maintains public roads in the unincorporated area, and County Service Area No. 1 runs street and safety lights. Private streets and their lights belong in the association’s reserve study. See What are HOA assets.
Calendar
A Carmichael and Fair Oaks board’s year
Maintenance items are general good practice, not legal requirements.
Who to call
Carmichael and Fair Oaks contacts for HOA boards
| Office | Phone | Use it for |
|---|---|---|
| Sacramento County 311 | 311 or (916) 875-4311 | Code violations, unpermitted rentals, street trees |
| Metro Fire weed abatement | (916) 859-4327 | Dry weed and fire hazard reports |
| Carmichael Water District | (916) 483-2452 | Water service and watering rules |
| Fair Oaks Water District | (916) 967-5723 | Water service and watering rules |
The Board of Supervisors meets on various Tuesdays at 9:30 a.m. and Wednesdays at 2:00 p.m. at 700 H Street, Sacramento.
Keep going
Where to go next on How2HOA
Sources for this guide
These official sources open in a new tab. Sacramento County: short-term rental permits, ADU handout, tree permits, Code Chapter 19.12, Code Chapter 6.68, vehicle FAQ, rental inspection program, Code Enforcement, Carmichael CPAC, Fair Oaks CPAC, Board of Supervisors, maintained roads.
Other agencies: Metro Fire weed abatement, FAQs and communities served. Carmichael Water District watering schedule. Fair Oaks Water District conservation stage and Policy 6060. Sacramento LAFCo: Carmichael Water District, Fair Oaks Water District, Carmichael Recreation and Park District, Fair Oaks Recreation and Park District, County Service Area No. 1. Census QuickFacts: Carmichael, Fair Oaks. State law: Civil Code 4741, 4751, 4735, AB 1572.
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Compare HOA management optionsBrowse all HOA topicsThis page is general educational information, not legal, financial or insurance advice. How2HOA is not affiliated with the associations or agencies named here. Local ordinances and state law change, and your association’s governing documents control many of these questions, so check the current rule and talk with your association’s attorney or another qualified professional about your situation.