San Carlos HOA Guide: Local Rules for Boards and Owners

No RV may park on a public street between 10 p.m. and 6 a.m. (chapter 8.40), and no boat, camper, trailer or boat trailer may park on public streets or property during those hours (chapter 8.41). A resident may park one in front of their own lot before or after a trip, twice in seven days for an RV or twice in 30 days for a boat or trailer. The Chief of Police can issue a temporary permit for up to 14 days. Violations carry a $50 fine and possible impound.

We did not find a designation of private roads for Vehicle Code enforcement in the parts of San Carlos’s code we could read. Where no designation exists, enforcing parking and speed rules on association-owned streets usually falls to the association, so ask the Sheriff’s office whether any roads in your community are designated.

Heritage trees include coast live, valley, blue and interior live oaks, buckeye and madrone 9 inches or more in diameter, California bay laurel 11 inches or more and redwood 15 inches or more, measured 54 inches above grade. Any other tree 11 inches or more is a significant tree, apart from excluded species such as eucalyptus, palms, fruit trees and Monterey pine (section 18.18.070). Removing, pruning or materially altering a protected tree takes a permit, though pruning up to 25% of the canopy or roots does not. Notice is posted for 14 days after a permit is issued, and each removed tree must be replaced within four months. Planning: (650) 802-4263.

The Residential Inspection Program covers owners of residential rental buildings with three or more leased units (chapter 15.34). Common areas are inspected at least every two years, and exterior elevated decks and balconies in multifamily buildings need a licensed professional’s inspection affidavit every three years. The code does not say how condos rented out by individual owners are treated, so ask the Building Official at (650) 802-4261 whether your building is covered.

Balcony and deck inspections are worth planning for either way. They belong in your reserve study and maintenance calendar.

Customers of the Mid-Peninsula Water District can get $4 per square foot through BAWSCA’s Lawn Be Gone program, after a notice to proceed. In the Cal Water area: Cal Water’s lawn-to-garden rebate needs pre-approval before work starts, requires at least three approved low-water plants per 100 square feet converted and does not cover artificial turf. Cal Water does not publish the current amount outside its conservation portal, so ask whether an association account qualifies before you plan around it.

A state law passed in 2023 (AB 1572) bars the use of drinking water on nonfunctional turf in HOA common areas starting January 1, 2029. The law stops the watering; it does not require removing the lawn. A board that decides to replace decorative lawn can use a rebate, where one is offered, to pay for part of the conversion.

On owners’ lots, Civil Code section 4735 prevents an association from banning low-water plants or artificial turf as a replacement for lawn.

The owner of property next to a sidewalk must keep it safe and pay for repairs, and is liable to people injured by its condition (chapter 12.04). Owners must also keep trees and landscaping, including park strips, clear of 8 feet over walkways and 13 feet over streets. Weeds that are a fire hazard, overgrown vegetation, dead trees and overflowing trash cans are nuisances, and a notice and order gives 10 days to start and 30 days to finish the work.

For an association that owns frontage, put sidewalk inspection on the maintenance calendar and check your liability coverage.

Construction noise is allowed from 8 a.m. to 5 p.m. on weekdays and 9 a.m. to 5 p.m. on Saturdays, and not on Sundays or listed holidays (section 9.30.070). Gas-powered gardening equipment may run from 8 a.m. to sunset on weekdays and 10 a.m. to sunset on weekends and holidays. Put these hours in your contracts.

San Carlos’s occupancy tax applies to stays of 30 days or less, including short-term rentals booked online (chapter 3.24). ADUs and junior ADUs may not be rented for fewer than 30 consecutive days. We found no short-term rental permit chapter, so ask Planning before relying on a city rule. 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.