San Mateo HOA Guide: Local Rules for Boards and Owners

Starting January 1, 2027, no one may operate a gas leaf blower in the city or authorize someone else to (section 10.80.025, Ordinance 2026-03). The city can enforce the rule against the operator, the property owner who hired them or both. Electric blowers in or next to residential districts are allowed from 8 a.m. to 5 p.m. on weekdays and 9 a.m. to 5 p.m. on Saturdays, never on Sundays or listed holidays. They need a nozzle extension and must run at low speed, one at a time per residence (sections 10.80.030 and 10.80.040).

An association that hires a landscaper is the one authorizing the work, so update the contract before January to require electric equipment and these hours.

A heritage tree is an oak with a trunk 10 inches or more in diameter, or any other species 15 inches or more, measured 54 inches above grade (section 13.40.030). Removing one or pruning more than a quarter of its crown takes a permit, and only the property owner may apply for removal. Neighbors next to the tree get written notice, and an appeal is due by 5 p.m. on the 10th calendar day after a decision. A permit lasts six months, and removed trees must be replaced or covered by an in-lieu fee. Tree permits: (650) 522-7420.

For an association, common-area trees count like any others. Build the notice and appeal time into any landscape project schedule.

Stays of fewer than 30 days need a city registration before the unit is advertised, with a $250 yearly fee (chapter 5.66). ADUs may not be used. When the host is not present, a unit may be rented no more than 120 days a year, and events and parties are not allowed. Occupancy is limited to two people per bedroom or 10 per property, whichever is less, and a local contact must respond within 60 minutes, around the clock. The occupancy tax is 14%. 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.

San Mateo’s Residential Tenant Protection Program took effect December 31, 2025 and runs until January 1, 2030 (chapter 10.100). It extends state just-cause protections to tenants who have lived in a unit for 11 months, requires one month’s rent in relocation assistance for no-fault evictions and requires notice and a chance to cure lease violations. Landlords must give tenants written notice of their rights in English and Spanish.

Owners who rent out units in your community should know these rules. They apply to the owner as landlord, not to the association.

We did not find a designation of private roads for Vehicle Code enforcement in the parts of San Mateo’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 police department whether any roads in your community are designated.

Abandoned vehicle hotline: (650) 522-7766. Your association’s rules can be stricter.

Outside downtown, carts may go out after noon the day before collection and must be put away by midnight on collection day (section 7.16.040(k)). Weeds, overgrowth or grass over 12 inches, visible debris and run-down buildings that harm neighboring property are nuisances. Administrative citation fees rise for repeat violations, and the first fee is cut by two-thirds if the problem is fixed within 10 working days (section 1.10.070). Code Enforcement: (650) 522-7150.

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 call its Mid-Peninsula office at (650) 558-7800 and ask whether an association account qualifies.

In the part of San Mateo served by EMID, irrigation-account customers can get $4 per square foot for lawn conversion or synthetic turf, up to $10,000, after a pre-inspection. EMID: (650) 286-3270.

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.

Construction under a city permit is allowed from 7 a.m. to 7 p.m. on weekdays, 9 a.m. to 5 p.m. on Saturdays and noon to 4 p.m. on Sundays and holidays (section 7.30.060). Put working hours in your contracts.