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San Mateo, in short

Which trees on my property need a permit to remove in San Mateo?

In San Mateo a Heritage Tree is an oak with a trunk 10 inches across or more, or any other tree 15 inches across or more, measured 54 inches above the ground. The City requires a permit to remove one or to prune more than a quarter of its crown. Street trees need a permit too, and it is free.

The story of San Mateo

San Mateo, “set between two dominant physical features: San Francisco Bay and the ridge of hills along the western border”, in the General Plan’s words.

The City says Father Font named San Mateo Creek in 1776, and that downtown San Mateo began beside the railroad station after the first service through town on October 17, 1863. San Mateo incorporated in 1894. After the 1906 earthquake and fires neighbourhoods such as Hayward Park and North Central grew, and after World War II came the Hillsdale shopping center and tract homes west of El Camino Real.

The City’s History page says the first inhabitants of what is now San Mateo were Ohlone, who “lived in the area from South San Francisco to Belmont for at least 4000 years before explorers first arrived on the Peninsula”.

In 1776, the City says, Spanish explorers came to today’s San Mateo, and Father Font named the creek they slept beside “San Mateo Creek”.

After the Mexican land grants, the City says, what is now San Mateo is made up of portions of two large ranches, Rancho San Mateo and Rancho de las Pulgas.

The City says Nicolas de Peyster came to San Mateo in 1849 and opened a stagecoach stop, the first business enterprise in San Mateo; in 1850, Howard built “the first of the great homes of the area”.

The City says the first service through San Mateo was on October 17, 1863, and that the first building near the tracks was the train station, followed by buildings around Main Street and Railroad Avenue: “This was the beginning of downtown San Mateo.”

The railroad “attracted many wealthy San Franciscans to the area”, the City says, who built estates.

After two disastrous fires in five years, the City says, the volunteer fire department was officially organized on March 18, 1889.

In 1889, the City says, the Crystal Springs dam was completed under head engineer Herman Schussler, and the first successful sale of smaller plots of land followed: “With this, the middle class moved to San Mateo.”

In 1894, the General Plan says, “an overwhelming majority of residents voted to incorporate the town of San Mateo”.

The General Plan says that from the late nineteenth century through the 1930s “numerous residential neighborhoods were established throughout San Mateo, particularly as former estates were sold and subdivided”, that development intensified after the 1906 earthquake and fires in the Hayward Park, East San Mateo and North Central neighborhoods, and that Glazenwood followed in the 1920s and Baywood and Aragon in the 1930s.

The City says it bought the Kohl Mansion property in 1922 and transformed the 16.3 acres into “the City’s signature park in downtown San Mateo, Central Park”.

College of San Mateo says that “Since 1922, CSM has been a gateway to higher education”.

The General Plan says that after World War II “significant postwar development included the construction of the Hillsdale shopping center and large-scale residential tract developments west of El Camino Real”.

Read the full story of San Mateo

Fire safety

Your fire department

The San Mateo Consolidated Fire Department serves the City: its home page reads “Proudly Serving the Communities of Belmont, Foster City and San Mateo”, and its fire prevention page says it enforces the fire codes in “Belmont, Foster City, and San Mateo”.

The fire code the City applies

The department’s Board of Directors adopted the 2025 California Fire Code and the 2024 International Wildland Urban Interface Code, effective January 1, 2026, by Ordinance ORD-2025-003, adopted November 19, 2025. The City Council adopts the fire code and the wildland-urban interface code “by reference”: its municipal code adopts “The Fire Code adopted by the San Mateo Consolidated Fire Department” and the California Wildland-Urban Interface Code the department adopts.

Ordinance and municipal code sections read Oct 27 2026

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The State’s 2025 fire hazard severity zone map

The department adopted the State Fire Marshal’s 2025 fire hazard severity zone map for its service area “without change” by Ordinance ORD-2025-002, adopted May 21, 2025.

Ordinance read Oct 27 2026

Reporting a fire hazard

The department’s page says: “To report a non-emergency fire hazard, call (650) 368-1421.” It asks about “overgrown vegetation, weeds, brush, or other potential fire hazards” to be reported for its review.

The department’s wildfire page

The page tells owners: “Ensure your home has effective defensible space. This should start in the late spring after the last rains before warm weather starts.” It points to the State’s defensible space guidelines.

Page undated (footer 2026); read Oct 27 2026

Dry grass and brush

The City’s code lists “Dry grass, stubble, brush, litter, or other flammable material that endangers the public safety by creating a fire hazard” among the public nuisances. It says every owner, lessee or occupant must remove weeds and rank growths from the property, the sidewalks in front of it and “the half of the streets on which the property abuts”.

Code section read Oct 27 2026

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San Mateo this month

Storm season: the City runs self-serve sandbag stations for San Mateo residents and property owners, who fill the bags themselves; the Storms card below lists where.

The San Mateo blog starts when there is enough local news to keep it current.

Culture and history

Central Park and the Japanese Garden

The Japanese Garden in Central Park features “a granite pagoda, tea house, koi pond and bamboo grove”, and the City says to visit “in the late Winter and early Spring when the cherry blossoms are in bloom”. Central Park also has a rose garden and a mini train.

The City’s Japanese Garden page, marked Revised 05/01/26; read Oct 27 2026

Concerts and Eggstravaganza in Central Park

The City’s page says Central Park is “home to two signature community events each year”: the Central Park Music Series, whose summer guide invites you to “free concerts in the park” on Thursdays, and Eggstravaganza. Its Central Park page adds 4th of July in the Park.

City pages and the summer guide, read Oct 27 2026

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Seal Point Park and the Bay shore

Seal Point Park is, in the City’s words, “a 64-acre park with a multitude of pathways for walking, cycling, bird watching and a 3-acre dog park”. The City says you can walk the boardwalk along the Bay Marshes, “where you can observe wildlife – including the endangered California Clapper Rail”, and that its shoreline parks are part of the 350-mile Bay Trail.

Laurelwood Park and Sugarloaf Mountain

Laurelwood Park has “serene walking areas and a playground with trails leading into Sugarloaf Mountain”. The City says the trails are “more strenuous but offer incredible views at the top”.

The Main Library

The Main Library gives local artists gallery space on its first and third floors, and the library’s page says it offers “free vegetable, herb, and California native flower seeds to San Mateo and Hillsborough residents”.

Public art around town

In 2005 the City Council passed an ordinance establishing the Art in Public Places Program, and the City’s gallery lists pieces such as “The Juggler”, “El Camino Mural” and “Three Big Red Poppies”.

A creek named in 1776

The City says that in 1776 Father Font named the creek the Spanish explorers slept beside “San Mateo Creek”. More in The story of San Mateo, below.

The railroad of 1863

The City says the first service through San Mateo was on October 17, 1863, and that the area of Main Street and Railroad Avenue “was the beginning of downtown San Mateo”. More in The story of San Mateo, below.

Incorporated in 1894

The General Plan says that in 1894 “an overwhelming majority of residents voted to incorporate the town of San Mateo”. More in The story of San Mateo, below.

The great estates

The City says the railroad “attracted many wealthy San Franciscans to the area”. More in The story of San Mateo, below.

Community

Neighborhood and homeowner groups

The City says it has “a number of neighborhood and homeowner groups located throughout San Mateo”, and its list holds 36 associations: 23 neighbourhood associations, 12 development associations and one citywide forum.

San Mateo United Homeowners Association

The City’s list says it “exists as a forum to communicate issues of concern to many of the City’s homeowner and neighborhood groups”, with boundaries of “the City of San Mateo and the immediate area of influence surrounding the City”.

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Downtown San Mateo Association

The Association’s page says “it was the arrival of the railroad in 1863 that truly established Downtown San Mateo as a vital commercial center” and that “many historic buildings dating from the 1890s to the 1930s can still be seen”.

Sister city: Toyonaka, Japan

San Mateo and Toyonaka “officially became sister cities in October 1963”, the City says. Toyonaka’s donation of elements of San Mateo’s Japanese Garden is, in the City’s words, a symbol of “cross-cultural friendship”, and the San Mateo-Toyonaka baseball exchange is one of the partnership’s “most enduring components”.

City rules and regulations

Re-roofs go through the City’s express permit

The City lists “Reroof” first among the types of work for which an express building permit can be issued. An express permit needs “No Plan Check and No Construction Drawings”, is issued from the Building Division’s permitting counter, and can be applied for in the Online Permit Center.

City page undated; read Oct 27 2026

Who can pull a building permit

The City’s page says: “Only the contractor or the homeowner may pull the permit at this time. An agent for the owner or contractor must have a letter from the owner stating that the agent has been given permission to pull the permit.” The City’s FAQ says contractors “must be licensed and maintain the proper insurance and business license”.

City pages undated; read Oct 27 2026

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Inspections

The City’s inspections page lists a “Roof Nail” inspection: “A roof nail inspection is required after the roofing deck is installed and before applying any roofing materials.” You request inspections on the City’s Customer Self-Service portal, and “We do not accept same day inspection requests.” There is “a 3:00 PM deadline for scheduling next day inspections”.

City page undated; read Oct 27 2026

Hours for building work

The City’s FAQ gives the hours of construction as Monday to Friday 7:00am to 7:00pm, Saturday 9:00am to 5:00pm, and Sunday and City-observed holidays 12:00pm to 4:00pm.

City page undated; read Oct 27 2026

Heritage Trees

The code defines a Heritage Tree by size, measured at 54 inches above natural grade: any oak with a trunk diameter of ten inches or more, or any other tree with a trunk diameter of fifteen inches or more. It also covers a tree or stand of trees the City Council designates by resolution as “of special historical value or of significant community benefit”.

Code section read Oct 27 2026

Major Pruning

A permit is required before Major Pruning or removal of a Heritage Tree. The code defines Major Pruning as removing more than 25% of the crown or existing foliage, cutting roots within a radius of six times the trunk diameter, topping, or any other pruning that has the potential to negatively affect the condition of a tree.

Code section read Oct 27 2026

Applying for a tree permit on private land

To remove a protected tree on private property or do Major Pruning, the City’s page says, “an approved permit is required”; you “Complete the Protected Tree Permit Application and send it through to the CSS Portal”. The code says only the property owner may ask for a removal permit, a Major Pruning request needs a Certified Arborist’s pruning specifications, and a permit lasts six months.

City pages undated; code read Oct 27 2026

Street trees

A Street Tree is a woody plant able to reach ten feet or more that grows in the public right of way or a planting easement. The City’s page says “a permit is required prior to planting, pruning, or removing a tree. This permit is free.” Removal is typically approved only for trees that are “dead, dying or structurally unsound”, and the City notifies the owners and occupants next door in writing, with a ten-day waiting period for appeals.

City pages undated; read Oct 27 2026

Whose tree is it to care for

The City says it only maintains “trees in the public right of way that have been planted by the City”, and that “it is your responsibility to maintain trees on your property”. On tree disputes between neighbours, the City says: “The City does not get involved in civil disputes related to trees.”

City pages undated; read Oct 27 2026

Replacing a removed tree

A permit to remove a protected tree comes with replacing the tree or paying an in-lieu fee; the City’s guidelines, revised July 2025, set the replacement size, for example one 15-gallon tree for a dead tree of any size.

Guidelines revised July 2025; read Oct 27 2026

Historic homes

The City’s page says: “Eligible and listed historic resources in San Mateo, including individual properties and historic district contributors, are subject to certain protections and special review under the local Historic Preservation Ordinance and CEQA.” The City says a historic resource generally “Is more than 50 years old”.

City pages undated; read Oct 27 2026

Your sewer line

The City’s ordinance “states that the property owner is responsible to repair, replace, and maintain their sewer lateral”, which the City says “DOES include any portion of the pipe that crosses into the public right-of-way and is buried underneath the sidewalk and street”.

City page undated; read Oct 27 2026

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Storms, flood and drainage

Self-serve sandbag stations

The City runs three self-serve sandbag stations for San Mateo residents and property owners, who must be able to fill the bags themselves: at the Corporation Yard on Pacific Boulevard, in the Beresford Park parking lot on Alameda de las Pulgas and in the Anchor Road and Bay Trail parking lot. The City says to bring your own shovel and heavy-duty trash bags.

City of San Mateo, page undated, read Oct 27 2026

If you cannot fill sandbags yourself

If you cannot fill sandbags because of “a physical limitation or disability”, the City says you may arrange to pick up pre-filled sandbags from the City Corporation Yard during regular business hours by calling 650-522-7297, and staff will help load them into your vehicle.

City of San Mateo, page undated, read Oct 27 2026

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A City tip for storm days

The City’s sandbag page lists among its safety tips: “Clear gutters around your home, check sump pumps, and remove belongings from areas that have flooded in the past”.

City of San Mateo, page undated, read Oct 27 2026

Flooding and clogged drains on public property

To report flooding, a clogged drain or a downed tree on public property, the City says to call (650) 522-7300, or 650-522-7700 after hours.

City of San Mateo, page undated, read Oct 27 2026

The flood map

The City’s flood pages say FEMA issued a Letter of Map Revision, “effective October 11, 2024, which resulted in approximately 1,600 addresses removed from flood zones”. The City says the revision “removes a significant number of properties” in the North Central and North Shoreview neighborhoods from special flood hazard areas, and that it has been a regular member of the National Flood Insurance Program since 1981.

City pages undated; read Oct 27 2026

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Programs, loans and insurance

Housing Rehabilitation Loan: roof replacement is on its list

The City says its Housing Rehabilitation Loan program assists “low-income homeowners making needed repairs on their homes”. The City’s flyer lists “Roof replacement” among the eligible repairs and describes a “Deferred payment loan of up to $60,000” at a “3% simple interest rate”, with “no repayment is due for 20 years or until the property is sold or transferred”. To qualify, “you must be a low-income homeowner, and your San Mateo property must be your principal residence”; the flyer says “Income qualifications can be found on the City’s Housing webpage.” Rebuilding Together Peninsula is the City’s program partner, and the Housing Division’s number on the flyer is (650) 522-7220.

Flyer marked Rev. Oct. 2025 (read by eye Oct 27 2026); the program page shows no date

Free minor home repair services the City funds

The City’s Home Repair Programs page lists three non-profit programs, paid for with the City’s federal Community Development Block Grant funding: Rebuilding Together Peninsula’s Safe at Home, which focuses on minor repairs and “improving home health and safety as well as energy and water conservation”; accessibility modifications from the Center for Independence of Individuals with Disabilities; and weatherization from El Concilio of San Mateo County. The City’s flyer says it “funds multiple home repair programs at no cost to Low Income residents” and that “the City DOES NOT administer these programs”. Rebuilding Together Peninsula’s own page says “certain larger repairs such as foundation work, roof replacement, and major plumbing or electrical system repairs are typically not covered by our funding”; call (650) 366-6597 for Safe at Home.

City pages and flyer (undated) and Rebuilding Together Peninsula’s page, read Oct 27 2026

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Private Sewer Lateral Cost Sharing Program

The City’s Private Sewer Lateral Cost Sharing Program, which the City calls “a cost share grant program”, reimburses 50% of the lowest approved bid, up to a $2,500 maximum, for replacing a full sewer lateral, until funding is exhausted. “Anyone who owns property within the City of San Mateo city limits is eligible, regardless of income or property type.” The application and quotes must be approved before the replacement, and the City’s page says permits must be pulled to be eligible for reimbursement and that your contractor can help with that. The City says funding is limited and first come, first served for each fiscal year, and that the program is now accepting applications for FY 2026/27; questions go to Public Works at (650) 522-7330.

City page read Oct 27 2026; accepting applications for FY 2026/27

Adopt-a-Drain

The City’s Adopt-a-Drain program invites residents to claim a storm drain near them: “Claim your drain, pick up city-provided supplies, and clean your drain(s).” The City says “High priority drains are anticipated to have additional leaf litter and are especially in need of being adopted”, and its storm page suggests: “If you have a storm drain outside your home, consider adopting it to help clear it of debris prior to the rain”. Questions go to (650) 522-7296.

City pages undated; read Oct 27 2026

Free Street Tree Planting Program

The City says: “The City of San Mateo would love to plant a tree in front of your home! Offered at no cost to San Mateo residents.” Residents “are expected to water their new trees weekly throughout the first two growing seasons”, and City staff assess the site first; to request a tree, call Parks and Recreation at 650-522-7420.

City page undated; read Oct 27 2026

Rain barrel rebate

BAWSCA’s application lists “City of San Mateo” among the agencies that give an additional $50 on top of up to $150 from the San Mateo Countywide Water Pollution Prevention Program, for a total of “up to $200 per qualifying rain barrel or cistern”, by barrel size, through the program’s June 30, 2027 expiration date or until funds run out. For a self-made system, the rebate can go to accessories “necessary for installing a rain barrel or modifying a downspout to connect a barrel”, but it “does not apply to new or replaced gutters or downspouts”. The limit is “two rebates per single-family residential account”.

BAWSCA page and FY 2026-27 application, amounts effective July 1, 2026 through June 30, 2027; read Oct 27 2026

Check back Earthquake Brace + Bolt: check back

The California Residential Mitigation Program’s page says your answers will determine if your home qualifies for “an EBB retrofit grant of up to $3,000”, and that “Income eligible homeowners can also apply for an additional grant of up to $7,000”. An EBB retrofit “is only done on wood-framed, pre-1980 homes with a raised foundation”, and registration “is open for a limited time each year”. The program’s 2025 ZIP code list names San Mateo with ZIP codes 94401, 94402, 94403 and 94404, and says eligibility is based on ZIP Code only. The program’s page does not say whether registration is open today (“When EBB registration is open, you can complete the registration form online”), so check back.

List dated December 2024 in its address; read Oct 14 2026

County-wide EASE Home (BayREN): weatherization for moderate-income homes

BayREN’s EASE Home page says “BayREN covers 80% of the cost for essential weatherization upgrades, including insulation and duct sealing.” To qualify you “Have a household income under or at 120% AMI.”, “Live in a single-family home (four or fewer units) built before 2010.” and “Are a PG&E customer.” The page names no gutter or roof work. BayREN’s sign-up form on that page asks “What County do you live in?” and lists San Mateo.

Page footer 2026; read Oct 14 2026

Check back PG&E Energy Savings Assistance: check back

PG&E’s page says the program lets you improve the energy efficiency of your home “at no cost to you”, with appliance upgrades and home repairs, for those who live in a house, mobile home or apartment “at least five years old”, and that its income guidelines are “Valid through May 31, 2027.” PG&E delivers electricity in San Mateo; its page does not say whether the program is taking applications, so check back.

Valid through May 31, 2027; read Oct 14 2026

State-wide Check back California Safe Homes: check back

California Safe Homes, the State’s home-hardening grant program run through the Department of Insurance, is not open: no dated State page says it is, and the Department’s 2026 press-release index lists no Safe Homes item.

Press-release index read Oct 20 2026

Who serves your home in San Mateo

Fire: The San Mateo Consolidated Fire Department, which the fire departments of San Mateo, Belmont and Foster City formed as a joint powers authority on January 13, 2019.
Water: California Water Service, Bayshore District, which lists San Mateo among the places it serves; it also buys water for its San Mateo customers from the City and County of San Francisco.
Sewer and storm drains: The City’s Public Works manages the underground sewer and storm drain system and the City’s wastewater treatment plant; the Clean Water Program upgrades the system for San Mateo, Foster City and portions of Hillsborough and Belmont, among others.
Garbage: Recology San Mateo County, which the City names as its contact for garbage, recycling and compost service.
Electricity: WestLight Energy, formerly Peninsula Clean Energy, is the community electricity provider for San Mateo County, and PG&E delivers the power; PG&E’s 2014 territory sheet lists San Mateo in its electric service area.
Air: The Bay Area Air Quality Management District covers San Mateo County.
Flood control: The San Mateo County Flood and Sea Level Rise Resiliency District, also known as OneShoreline, which the City’s Safety Element names as a partner.
Permits: The City’s Building Division issues building permits; express permits are issued from its permitting counter, and applications can go through the Online Permit Center.
Assessor: The San Mateo County Assessor-County Clerk-Recorder and Elections office values property for the county.

Useful links: San Mateo-Foster City School District · San Mateo Union High School District · San Mateo Consolidated Fire Department (fire prevention and the report-a-hazard line) · City of San Mateo: Building Permits and Express Building Permits · City of San Mateo: Trees and Protected Trees · City of San Mateo: Sandbag Information · City of San Mateo: FEMA and Flood Protection · City of San Mateo: Adopt-a-Drain · City of San Mateo: Housing Rehabilitation Loan and Home Repair Programs · San Mateo Public Library · WestLight Energy · California Water Service, Bayshore District · Recology San Mateo County · OneShoreline (the County’s flood and sea level rise district)

The homes of San Mateo

San Mateo’s median home was built in 1965, and about 70 percent of its homes were built in 1979 or earlier. About 42 percent of its roughly 42,600 homes are detached houses, about 51 percent are one-unit homes, detached or attached, and about 42 percent are in buildings of five or more units; owners and renters each hold about half of the occupied homes, our own calculations from the Census Bureau’s 2020-2024 tables.

The 1920s

Glazenwood, a Spanish Colonial Revival development

The City calls Glazenwood “a unique early 1920’s development of Spanish Colonial Revival homes”.

The 1930s and 1940s

Older homes and the neighborhoods of the 1930s

The General Plan names the Baywood and Aragon neighborhoods among the developments of the 1930s; the Census Bureau’s 2020-2024 table counts about 4,066 homes built in 1939 or earlier and about 5,431 built in the 1940s.

The 1950s

Postwar tract homes

After the war, the General Plan says, came “large-scale residential tract developments west of El Camino Real”; the Census Bureau’s table counts about 9,069 homes built in the 1950s, more than in any other decade.

2000 to today

Newer homes

The Census Bureau’s table counts about 5,370 homes built in 2000 or later, about 13 percent of San Mateo’s homes.

Older roofs and gutters need a different hand: Gutter Repair · Roof Repair · Gutter Installation

The story of San Mateo

History and character