Off-grid site report
Mono County, CA
38.0079, -118.9675 · 6,391 ft elevationRead this before you act on anything below. This is my researched starting point for Mono County, CA, not legal advice and not a guarantee. Rules change, and the deciding facts on any specific parcel (setbacks, perc results, overlay districts, deed restrictions, road frontage) live at the county or town office, not in any database. Before you buy land or build, confirm the current rules directly with the local zoning and health offices - the sources on this page tell you exactly who to call.
The local rulesMono County, CA
Zoning & raw-land occupancy
RestrictedMono County's General Plan sets land-use designations (Rural Residential, Rural Resort, Resource Management, etc.) with density and population limits set by the County; raw-land camping as permanent housing isn't a recognized use. source
Dwellings, tiny homes & RVs
RestrictedThe County's Planning FAQ states tiny homes on wheels are DMV-licensed vehicles and can't be permitted as dwellings; RVs/trailers are allowed temporarily mainly under the county's Temporary Emergency Dwelling program for fire-damaged properties. source
Building permits & codes
Varies locallyThe County enforces the California Building Code generally but has adopted a Limited Density Owner-Built Rural Dwelling Ordinance letting remote parcel owners build small homes without full CBC compliance; eligibility is limited, so confirm with the Building Division. source
Septic & composting toilets
RestrictedMono County Environmental Health permits OWTS (septic) systems with required site testing; cesspools and seepage pits are prohibited outright by the County. source
Greywater reuse
Unclear - verifyNo Mono County-specific greywater ordinance was found; the statewide California Plumbing Code Chapter 15 baseline is presumed to apply. Confirm directly with County Environmental Health.
Rainwater harvesting
Unclear - verifyNo Mono County-specific rainwater harvesting rule was found; the statewide baseline (Water Code, AB 1750) is presumed to govern with no identified county deviation.
Private wells & water rights
RestrictedMono County Environmental Health issues well permits directly, and a Small Water System Program requires approval before a well can serve multiple parties or the public. source
Living disconnected from utilities
Unclear - verifyThere's no standalone County ordinance on disconnecting from utilities, but ADU rules require an Environmental Health clearance letter for well/septic before permitting, and damaged dwellings can't have utilities restored until deemed safely occupiable.
Sun30-year normals
- Peak-sun hours, annual average
- 6.6 hrs/day
- Worst month (sizes an off-grid array)
- 4.3 hrs/day
- Yearly output per 1 kW of panels
- 1,851 kWh
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Weather1991-2020
- Precipitation
- 16 in/yr
- Heating degree days
- 6,358 (cold)
How far help isstraight-line
- Hospital
Mammoth Hospital - 25.2 mi
- Fire station
Lee Vining Fire Department - 9.0 mi
- Hardware store
- none within range
- Grocery
June Lake General Store - 16.9 mi
From OpenStreetMap. Road miles will be longer, often much longer in hill country.
Plan this spot
These open with this location's real numbers already filled in (ZIP 93541).
Size a solar systemHeat loss & insulationFirewood per winterRainwater harvestGarden sizePanel tilt
Looking at a specific parcel in Mono County, CA?The rules above are the jurisdiction. The land check runs the parcel itself: flood zone, soils and septic suitability, wetlands, slope, access, climate, and these verdicts, from a parcel number or coordinates.
Check a parcel →Share or save this report:New report
Sources: US Census Bureau geocoder; NLR PVWatts v8 (solar); NOAA NCEI 1991-2020 climate normals (nearest station) or Open-Meteo (ZIP-centroid) for weather; Open-Elevation; OpenStreetMap contributors. Public data retrieved Aug 22, 2026; agencies update their layers on their own schedules. Planning data, not a survey or legal advice.
New here, or not sure where this fits? Start here walks through the whole thing in order.