Contra Costa County HOA Guide
Blackhawk HOA Guide: County Rules, Police Tax and the GHAD
Blackhawk is a gated community east of Danville with 2,027 home sites in its master association. It is not part of any city. Contra Costa County sets the local rules, and several special districts provide services that a city would provide elsewhere.
Because no city sits between the association and the county, owners often expect the HOA to handle things that belong to a county office or a district. This guide sorts out who does what.
Facts on this page were checked against the Blackhawk Homeowners Association’s public website and Contra Costa County sources on October 10, 2026. Several county pages and the hillside district’s own website would not open for us, so confirm details with the office listed before you rely on them. Sources are listed at the bottom of the page.
Who does what in Blackhawk
The county’s supervisor for District 2 represents Blackhawk. There is no municipal advisory council for the community, so questions about county services go to the supervisor’s office or the department involved.
Read next: What Are HOA Assets? and Who Pays for Repairs in an HOA?
The master association and sub-associations
The Blackhawk Homeowners Association describes itself this way on its own website:
Every home belongs to the master association. About one in five also belongs to one of six sub-associations, each with its own board and its own assessment. An owner in a sub-association has two sets of governing documents to follow and two budgets to read.
The association also notes that Saddleback, Tennis Villas, Silver Oak and Hidden Oaks are considered part of Blackhawk but are not members of the Blackhawk HOA. If you are buying in one of those neighborhoods, ask which association governs the home.
Read next: Buying a House in an HOA? Here’s What You Need to Know For boards, Pavement and Asphalt Management for Homeowners Associations covers planning for private roads.
The police services tax
Police service in Blackhawk comes from the Contra Costa County Sheriff under County Service Area P-2, Zone A. The zone was created in 1985 with a special tax approved by two-thirds of voters, and it pays for deputies assigned to the community. A citizens’ advisory committee appointed by the Board of Supervisors meets monthly.
This is a county tax on the property tax bill. It is not part of HOA dues, and the association’s gate and privacy staff are a separate, contracted service. Sheriff’s dispatch for the area is (925) 646-2441.
The hillside district and what it covers
The Blackhawk Geologic Hazard Abatement District was formed in 1986 to deal with landslide hazards. The county Board of Supervisors sits as its board, and it works under a plan of control. A county LAFCO review reports that it is funded entirely through County Service Area M-23, which also pays for drainage maintenance.
The association’s summary of the district’s rules is worth knowing before a slope moves:
That leaves real exposure for an individual owner or a sub-association whose slope fails on its own land. Boards should know which slopes they own, keep drainage clear and ask their insurance agent what earth movement coverage exists. The district’s office is at (925) 964-0823.
What to do about it: How to Minimize Homeowners Association Liability and What Does Homeowners Association Insurance Cover?
County rules
County rules that apply in Blackhawk
State law comes first, mainly the Davis-Stirling Act. County ordinances apply to every property in unincorporated areas. Your governing documents can then be stricter than the county in most areas. The county does not enforce your CC&Rs.
Short-term rentalsThe county requires an annual permit under its short-term rental ordinance.
In unincorporated Contra Costa County a short-term rental needs a county permit before it operates. The permit lasts one year, and neighbors within 300 feet are notified. The county’s page lists these limits:
- No more than 90 days a year for a rental where the host is not on site, and 180 days a year for a hosted rental.
- Two guests per bedroom plus two, and no gatherings of more than 20 people.
- One short-term rental per lot, none in an ADU and none in a building with five or more units.
- No events.
A county permit does not override your CC&Rs. California Civil Code section 4741 limits how far an association can restrict rentals generally, but it does not stop an association from prohibiting rentals of 30 days or less.
What to do about it: How to Handle Short-Term Rentals in Your Community walks through writing and enforcing a rental rule. For longer leases, see Renting Out Your Home in a Homeowners Association. For the California rules, see our guide to buying, selling and renting in a California HOA.
RVs, boats, trash cans and weedsCounty Code Enforcement covers property conditions in unincorporated areas.
The county’s code enforcement page lists the rules it enforces most often:
- RVs and boats may be stored on private property if they are 90% screened from public view.
- Garbage cans may not stay in public view more than 36 hours after pickup.
- Weeds may not exceed 18 inches.
- Abandoned vehicles on public streets go to the Sheriff.
The county says it generally has no countywide construction hours, though individual project approvals can set them. Your association’s own rules are usually tighter than all of these, and they are the ones that apply on private roads.
What to do about it: HOA Rules and Enforcing Violations and How to Enforce HOA Rules in Your Homeowners Association. For the state rules on enforcement, fines and hearings, see California HOA enforcement, fines and disputes.
TreesThe county’s tree protection ordinance is Chapter 816-6, and a rewrite has been in draft.
County Code Chapter 816-6 protects certain trees in unincorporated areas and requires a permit to remove them. The county published a draft rewrite in 2025 that would change which trees qualify, and we could not confirm whether it has been adopted. Call county planning at (925) 655-2700 before removing a large tree in the common area.
What to do about it: How to Hire a Contractor for Your Homeowners Association covers what to require of a tree service before work starts.
Weeds and wildfireSan Ramon Valley Fire Protection District sets the standard under its Ordinance 2023-38.
The association reports spending about $120,000 a year on weed abatement across hundreds of acres of open space. The fire district’s standards for that work:
What to do about it: How to Minimize Homeowners Association Liability and our HOA maintenance and vendors section. For what the association’s insurance has to cover, see California HOA insurance requirements.
Sorting out who does what?
A master association, sub-associations, two county service areas and a hillside district all work in the same community. If your Blackhawk 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 Blackhawk owners and board members ask
Is Blackhawk part of Danville?
No. It has a Danville mailing address but is unincorporated, so county rules apply. Town rules are in the Danville HOA Guide.
Is the country club part of the HOA?
No. The Blackhawk HOA says it is completely separate from Blackhawk Country Club and has no responsibility for the golf courses or clubhouses.
Who fixes a landslide on my lot?
If it is contained within your property, you do. The hillside district covers slides that involve two or more properties, with further exclusions.
Can I run a short-term rental in Blackhawk?
Only if your governing documents allow it and you hold a county permit. Check the master association’s rules and any sub-association’s rules first. More in How to Handle Short-Term Rentals in Your Community.
Do I belong to more than one association?
Possibly. Every member home is in the master association, and about one in five is also in a sub-association with its own assessment.
Who to call
Blackhawk contacts
| Office | Phone | Use it for |
|---|---|---|
| Blackhawk Homeowners Association | (925) 736-6440 | Roads, gates, common areas, association rules |
| Sheriff’s dispatch | (925) 646-2441 | Non-emergency police service |
| Blackhawk hillside district | (925) 964-0823 | Landslides and slope concerns |
| County planning and building | (925) 655-2700 | Permits, short-term rentals, tree questions |
| County Code Enforcement | (925) 655-2710 | Zoning and nuisance complaints |
| County Public Works | (925) 313-2000 | County roads and drainage |
| San Ramon Valley Fire | (925) 838-6600 | Exterior hazard abatement |
Keep going
Where to go next on How2HOA
Sources for this guide
These sources open in a new tab.
Blackhawk Homeowners Association: home page; about the association; police services; geologic hazard abatement district.
Contra Costa County: Blackhawk; short-term rentals; Code Enforcement; tree ordinance update; community advisory boards; LAFCO review of county service areas, 2025.
Other: San Ramon Valley Fire exterior hazard abatement standards; San Ramon Valley Fire Ordinance 2023-38; U.S. Census Bureau QuickFacts, Blackhawk.
California law: Civil Code section 4741; section 4751; section 4735; AB 1572 (2023).
Professional management
Thinking about management help?
Tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsGet the free board checklistsThis page is general educational information, not legal, financial or insurance advice. How2HOA is not affiliated with the associations or agencies named here. Ownership and maintenance vary parcel by parcel, so check your recorded maps and governing documents and talk with your association’s attorney or another qualified professional about your situation.