The Todos Santos Plaza clock in downtown Concord at golden hour, with the Spanish-style shops across Salvio Street

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Concord, in short

Do I need a permit to remove a tree on my property in Concord?

Only for a protected tree. In Concord that means a valley oak, blue oak, coast live oak, California bay, California buckeye or California sycamore 12 inches across or more, and most other trees 24 inches or more, measured 54 inches above the ground. Heritage Trees, and street, median and park trees of any size, are protected too.

The story of Concord

Concord, which the City calls “the largest city in Contra Costa County”, nestled in the “scenic foothills of Mt. Diablo”.

The City’s General Plan traces Concord’s modern history to 1834, when Don Salvio Pacheco successfully petitioned for a land grant of 17,921 acres that covers much of the present-day City. The Historical Society says the Pacheco and Galindo families laid out the town of Todos Santos and, in 1869, offered lots free to the merchants and residents of Pacheco, and that new settlers soon used the name Concord. The Town of Concord incorporated in 1905 and became a chartered California city in 1948.

The City’s 2007 General Plan says the Chupcan were present in the area as early as 200 BC.

The Historical Society’s early history says a Spanish party led by Captain Pedro Fages and Father Juan Crespi, in 1772, became the first outsiders to cross this area.

The City’s General Plan says the modern history of Concord can be traced back to 1834, when Don Salvio Pacheco successfully petitioned for a land grant of 17,921 acres. The Society says the grant covered the valley from the Walnut Creek channel east to the hills, and generally from the Mt. Diablo foothills north to the Bay.

The Society’s chronology has the Salvio Pacheco Adobe built in 1846, when the Pacheco and Galindo families moved to the rancho, the Fernando Pacheco adobe built in 1851, and the towns of Pacheco and Clayton founded in the 1850s.

The Society says the Galindo Home was built in 1856 for Don Francisco Galindo and his wife, and that at that time it was one of the few Victorian ranch houses in the county. After the last Galindo descendant died in 1999 the home became the City’s property, and in 2010 its ownership passed to the Society, which restored it as its museum.

The Society’s history lesson says the town of Pacheco was started in 1853 at Pacheco Landing, a wheat-shipping center, and that a series of floods devastated it in the 1860s. The City’s 2007 account adds that the floods, compounded by a large earthquake in 1868, severely damaged Pacheco and ruined the homes of many of its inhabitants, so a new town was needed.

The Society’s early history and the City’s own story both say that the founders created the new town of Todos Santos (All Saints) at the center of their rancho and, in 1869, offered free lots to the merchants and residents of Pacheco.

The Society’s early history and the City’s own story both say a Contra Costa Gazette article dated April 17, 1869 congratulated the residents of Concord for adopting such a meaningful name for their new village, and the City’s General Plan says it is not known exactly why the name was changed from Todos Santos.

The Society’s chronology says the Town of Concord officially incorporated with the State in 1905, with blacksmith Joseph Boyd becoming the first mayor.

The Society’s history lesson says orchards of almond, walnut and pear trees and grape vineyards covered the valley around Concord from the early 1900s through the 1960s.

The Society’s chronology says lime found near the southeast edge of the rancho became, in its words, the first commercially exploitable lime to be quarried in California, and that soft coal mines were established in the northeast Diablo foothills.

The Society’s chronology records a major fire downtown in 1917, and the City’s General Plan says the residents were able to rebuild successfully.

In 1917, the Society’s history lesson says, the Andrew Carnegie Foundation donated $2,500 toward a library, which was built in the plaza facing Salvio Street and later torn down when a new library was built.

The Society’s chronology says a U.S. Airmail Field was established on West Street at Clayton Road in the 1920s, and that the first transcontinental commercial airline flight transited there.

The Society’s chronology says a pergola, considered the longest in the world at that time, was built around the downtown park in the 1930s, with wisteria planted to festoon it.

The Society’s chronology calls the 1940s “The War and a Bedroom Community”, and the City’s General Plan says the outbreak of World War II accelerated Concord’s transition from a rural, agriculture-based economy to a modern market economy.

The Society says the town became the City of Concord, chartered as a California city, in January 1948.

The Society’s chronology says residential subdivisions were built everywhere in the 1950s and 1960s, Park & Shop and Sun Valley Mall opened as major regional shopping destinations, and a new city hall was built on Parkside Drive at Willow Pass Road.

The Society’s chronology also records the first Concord Summer Jazz Festival, held in Concord Boulevard Park.

The Society’s walking tour has a Dave Brubeck Memorial stop at the family home where the jazz pianist’s parents raised their three sons, all of whom became musicians.

The City’s General Plan says the Downtown BART station, completed in 1973, provided regional mass transit and connected Concord residents to cities in the East Bay and San Francisco.

The City’s General Plan counts three National Register sites or structures within the city, and 32 additional sites and structures that the Historical Society considers important local historic resources.

The City’s reuse site says the 5,028-acre Inland Area of the former Concord Naval Weapons Station lies entirely within the limits of Concord, was approved for closure in November 2005 and surplussed by the Navy in March 2007, and that the Concord Community Reuse Project Area Plan, adopted in 2012, calls for over 65% of the area to be reserved for parks, trails and open space.

Read the full story of Concord

Fire safety

The State’s map and Concord

The City’s page on the fire hazard maps says the State Fire Marshal has identified areas in Concord in all three classes: Moderate, High and Very High. The State released its 2025 maps in four phases between February 10 and March 24, 2025, and our own reading of the State’s online map layer finds Very High reaching only a small part of the city. That is our reading of the map’s online layer, and it names no neighborhood or address. To see the class for your own address, the City sends residents to CAL FIRE’s online fire hazard severity map viewer.

City pages read Oct 27 2026; State layer read Oct 27 2026

Roofs and gutters

CAL FIRE’s page on defensible space tells homeowners: “Remove all dead and dying plants, weeds, and debris (leaves, needles, etc.) from your roof, gutter, deck, porch, stairways, and under any areas of your home.” It is a statewide page; the Contra Costa County Fire Protection District serves Concord.

CAL FIRE page read Oct 7 2026

See 4 more

Weeds and grass on your lot

Grass must be trimmed. The District’s weed-abatement page says: “Every parcel owner, regardless of property type – including residential, commercial, and vacant land – is ultimately responsible for managing the hazardous vegetation on their parcel”. The City’s code declares overgrown grass and weeds, the accumulation of cut brush and dead or diseased trees a nuisance, and makes it the owner’s duty to cut and remove them (sections 8.25.150 and 8.25.160). The District posts its deadlines by year and lists Concord in its Central County group, so check its page for this year’s date.

District page and City code read Oct 27 2026

Who adopts the map and the fire code

The City’s page says the District, not the City, is the agency that adopts the maps, and the District says its updated maps are effective as of July 10, 2025. The City’s code adopts the 2025 California Fire Code and the 2025 California Wildland-Urban Interface Code by reference (Chapters 15.65 and 15.67), ratifies the District’s ordinances 2025-14 and 2025-15, and says they control within the City. The City says it cannot lower the State’s levels or remove areas from the map, but may add areas.

City code and pages read Oct 27 2026

Embers and the roof

The District’s Defensible Space brochure says fire could burn to a home through several scenarios, including “ember ignition of vegetative debris on the ground and ember ignition of vegetative debris on the roofs.”

Brochure undated; read Oct 7 2026

Zone 0, the State’s rule: where it stands

The State’s rule for the first five feet around a home, called Zone 0: adopted by the Board; in final review with the Office of Administrative Law; no effective date known. This is the status on our standing check of October 22, 2026.

Standing check of Oct 22 2026; next re-read due Nov 7

Need a hand with this? Gutter guards

Concord this month

Storm season: the City keeps a free 24-hour sandbag station at its Corporation Yard, on Gasoline Alley, with tools and bags provided; sandbags are available October through April.

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

Culture and history

The Galindo Home and the Concord Heritage Center

The Concord Historical Society’s Concord Heritage Center is a 1-3/4-acre site that holds the Galindo Home Museum, the Galindo Gardens and Gazebo, and the Concord Museum and Event Center. More in The story of Concord, below.

Society’s page read Oct 27 2026

The Farmers’ Market on Tuesdays

The City’s Downtown Events page lists the Farmers’ Market in Todos Santos Plaza on Tuesdays, year-round, from 9:00 a.m. to 2:00 p.m., with the first hour dedicated to seniors and others who may be at greater risk.

City page read Oct 27 2026; it prints “Year-round”

See 6 more

Tree Lighting and Mayor’s Sing-Along

The City’s annual Tree Lighting & Mayor’s Sing-Along is on Friday, December 4, 2026, from 5:30 to 8:00 p.m. in Todos Santos Plaza.

City page read Oct 27 2026

The Historical Society’s Holiday Market

The Concord Historical Society’s Annual Holiday Market is on November 21 and 22, 2026, from 11:00 a.m. to 4:00 p.m. at the Concord Museum and Event Center.

Society’s home page read Oct 27 2026

Todos Santos Plaza and the downtown walking tour

The Society’s Downtown Historic Walking Tour maps 28 historic places in downtown Concord, and its first stop is Todos Santos Plaza. More in The story of Concord, below.

Society’s page read Oct 27 2026

Dave Brubeck

The jazz pianist Dave Brubeck was born in a family home in Concord, and the City has a park named for him. More in The story of Concord, below.

Society’s chronology and City’s General Plan read Oct 27 2026

Creative Concord

The City says it was honored with a Helen Putnam Award for Excellence for Creative Concord, its public arts program, which was established in 2022.

City page read Oct 27 2026

Parks

The City says Concord has 18 city parks and 14 public playgrounds.

City pages read Oct 27 2026 (undated)

Community

Concord Historical Society

The Society says it was legally formed as a California non-profit corporation on February 24, 1971, to discover, establish and preserve structures, objects and materials of interest, importance and value in relation to the City of Concord and its vicinity. It also offers school tours for students.

Society’s pages read Oct 27 2026

Sister city: Kitakami, Japan

In 1974, Kitakami, Japan became Concord’s Sister City, and the Concord Ambassadors, a local non-profit organization, sponsor the program.

City page read Oct 27 2026

See 1 more

Neighborhood Partnership Program

The City’s Neighborhood Partnership Program “aids groups of interested citizens to form self-sustaining neighborhood associations and groups”.

City page read Oct 27 2026 (undated)

City rules and regulations

Re-roofs and the City’s permit

The City’s Information Bulletin IB-022, “Work Requiring a Permit”, lists “Roof/Re-roof” as needing a permit whether the work is new or a replacement. The City has a “Reroof Permit” application type for all types of reroofing projects, including residential overlays and tear-offs. The fee comes from the City’s fee schedules, which its page lists as effective July 1, 2026.

City documents read Oct 27 2026

Applying for the permit

Unless the owner pulls the permit as owner/builder, the application must carry the contractor’s information, and the City says a valid City of Concord business license is needed before the application can continue. The application also needs a Contractor’s Declaration or an Owner/Builder form, and any required energy documents (Title 24). The City issues the permit online, and the printed inspection card must be on site for inspections.

City instructions read Oct 27 2026 (undated)

See 7 more

Roofs and gutters kept up

The City’s code lists “Maintaining windows, building exteriors, roofs, and gutters in a defective, deteriorated, or damaged condition” among its public nuisances (section 8.25.020).

Code read Oct 27 2026

Rainwater from a building

The code also lists as a nuisance rainwater, well water or drainage water diverted from any building, structure, well or paved area upon any sidewalk or public pedestrian way (section 8.25.020).

Code read Oct 27 2026

Building codes

The City adopts the 2025 California Building Code and the 2025 California Residential Code by reference (Chapters 15.10 and 15.40), taking only their patio-cover appendices.

Code read Oct 27 2026

What a tree permit takes

The City’s Trees page says the deposit for a tree removal permit application is based on hourly rates, with additional time charged as it accrues. The City’s form asks for a written narrative from an I.S.A. Certified Arborist, the permit is valid for six months, and a copy of the approval letter must be on site when the tree is removed. In an emergency, when a tree is hazardous or dangerous to life or property, the code lets the Chief of Police, the fire district’s chief or the Public Works Director order it removed.

City pages and code read Oct 27 2026

Street, median and park trees

The City’s Trees page says street, median and public-space trees are public property and are protected regardless of size or species. The code makes it unlawful to cut, trim, remove or injure a tree on any street, park or public place without written approval from the City Manager or a designee.

City page and code read Oct 27 2026

When you buy or sell Weatherization disclosure at a sale

Concord’s code requires a seller of a home with one to four dwelling units to give prospective buyers, on the City’s approved form, written information on whether listed energy-saving devices exist in each unit (section 13.20.030). The buyer sends back an acknowledgement within 14 days after close of escrow or transfer of title, and a missed step does not affect the validity of the transfer.

Code and FAQ read Oct 27 2026

When you buy or sell Sewer line at a sale

Central San, which serves some areas inside Concord, says it does not have a point-of-sale sewer lateral inspection ordinance, and that inspecting the sewer line before selling or buying is encouraged but not required.

Central San’s page read Oct 27 2026

Need a hand with this? Roofing

Storms, flood and drainage

Sandbags

The City keeps a 24-hour sandbag station at its Corporation Yard, on Gasoline Alley; sandbags are free to Concord residents, tools and bags are provided, and they are available around the clock from October through April. Updated information is on the City’s Sandbag Hotline, (925) 671-3383.

City page undated; read Oct 27 2026

Trees and branches in a storm

The City’s storm page warns that high winds and saturated ground can combine to make trees and branches fail suddenly. It asks residents to report serious flooding, blocked roadways and trees down to Police Dispatch at (925) 671-3333 or 911.

City page undated; read Oct 27 2026

See 2 more

When it floods

The City says flooding in Concord typically occurs during the rainy winter season, in three types: stormwater runoff, riverine and flash floods, and that its major floods have come from intense rainstorms between November and March. The General Plan says flood-prone areas lie in low ground close to the shoreline, streams and creeks, such as north of Mallard Reservoir to Suisun Bay, along Pacheco Creek and near Buchanan Field Airport; its flood data date from 2011.

City documents read Oct 27 2026

Check the flood map for your address

FEMA’s community list shows the City’s current effective flood map date as March 21, 2017. The City’s page offers a lookup by address through an outside map service, and says the City is in FEMA’s Community Rating System, at class 7 as of June 2024.

FEMA list and City page read Oct 27 2026

Need a hand with this? Gutter cleaning

Programs, loans and insurance

Homeowner Rehabilitation Loan & Grant Program

The City of Concord runs this program for homeowners within the city limits, and Habitat for Humanity East Bay/Silicon Valley is its program administrator. The City’s page lists roof repair or replacement among the qualifying repairs. Eligibility is based on income and household size, and the home must be owner-occupied. Habitat takes the applications; ask it about openings at 510-803-3388.

City and Habitat pages read Oct 27 2026

County-wide Con Fire’s Low-Income Exterior Hazard Control Program

Con Fire’s Measure X page says the program “assists eligible low-income property owners with exterior hazard removal, including overgrown or dead vegetation, weeds, combustible debris, and tree litter” and “Provides up to $1,500 in hazard control or weed abatement work”. The page names no town and gives no open or closed word; Con Fire serves Concord.

District page read Oct 27 2026

See 10 more

County-wide Check back Con Fire’s Home Hardening Outreach Program: check back

The District’s page on the program says: “Coming soon – check back for details on how to apply.” The program is to provide education and resources to help homeowners make their homes more resistant to wildfire.

District page read Oct 27 2026

Check back MCE Home Energy Savings: check back

MCE’s page names Concord among the places its Home Energy Savings partner is visiting, and the City says MCE, its energy provider, is offering free customized home energy assessments and energy efficiency upgrades to single-family homeowners. MCE’s page says: “Free home energy upgrades – valued at up to $7,000 – such as attic insulation, duct sealing, and more.” For 2026 the City’s table lists gross annual household income up to $63,840 for one person and up to $132,000 for four; the table lists the other household sizes. The MCE page carries no date or closing word.

MCE page and City page read Oct 27 2026

Check back BayREN EASE Home: check back

The City describes the Bay Area Regional Energy Network’s EASE Home Program as offering income-eligible residents of single-family homes customized and low-cost energy upgrades, such as weatherization, energy efficiency, and health and safety improvements.

City page read Oct 27 2026

Check back PG&E Energy Savings Assistance: check back

The City’s income-eligible handout (updated April 2025) says PG&E “also offers free appliance upgrades through their Energy Savings Assistance (ESA) Program”. PG&E’s service-area page lists Concord for electricity and for gas.

City handout (April 2025) read Oct 27 2026

County-wide County weatherization for income-eligible households

The City’s April 2025 handout points income-eligible Concord residents to the County’s Weatherization Program, which it says provides weatherization improvements that help low-income residents make their homes more energy efficient. The County’s FAQ, in answer to “What parts of Contra Costa County are eligible for this program?”, says “This program is available to all parts of the Contra Costa County.” To get an application, call 925-655-7214.

City handout read Oct 27 2026; County FAQ read in Chrome Nov 5 2026

Check back Earthquake Brace + Bolt: check back

The City’s Building Division says Concord home owners “may be eligible for up to $3,000 to help pay for work that anchors your home to its foundation, and helps prevent collapse of stem walls”, and that the program “is not administered by the City”. The California Residential Mitigation Program, a joint body, runs Earthquake Brace + Bolt. When we read the program’s page on October 20, it said: “The EBB Program is currently closed.”

City page read Oct 27 2026; program page as read Oct 20 2026

County-wide Check back Diablo Firesafe Council cost-sharing: check back

The Council’s cost-sharing is closed for now.

Council pages read Oct 7 2026

Central San’s sewer lateral financing

Central San’s Sewer Lateral Replacement financing program is available to help property owners replace a private sewer lateral or separate a shared sewer lateral, with the charges paid back over 15 years on the annual property tax bill. It applies only to homes in Central San’s own service area, which includes some areas inside Concord.

Central San’s page (dated August 1, 2023) and City page read Oct 27 2026

Mt. Diablo Resource Recovery: on-call pickups

The hauler’s page says residents may request up to three on-call pickups per calendar year at no additional cost, each up to twelve 32-gallon bags of household garbage or yard waste weighing no more than 50 pounds apiece, with branches tied in a bundle no larger than 18 inches by 3 feet. Each pickup must be one week apart and on your regular collection day.

Company page read Oct 27 2026

Insurance The City on the fire maps and insurance

The City’s FAQ on the State’s fire hazard maps says: “CAL FIRE’s maps are intended to drive local planning decisions, not insurance decisions.”

City FAQ (PDF) read Oct 27 2026; undated

Who serves your home in Concord

Fire: The Contra Costa County Fire Protection District (Con Fire), whose Fire Prevention Bureau page names Concord among the cities its services are provided to.
Water: The Contra Costa Water District, whose service-area map lists Concord under “Treated Water Cities – Served by CCWD”.
Sewer: The City of Concord collects the wastewater of most of the city and sends it to Central San’s treatment plant. The City’s page says the majority of properties in the city are in the City’s service area, but that there are Central San service areas inside the city limits. The City’s page says that if you are not sure who services your property, you should contact the City’s Current Development Engineering Division.
Garbage and recycling: Mt. Diablo Resource Recovery, the City’s franchise hauler, which the City says has exclusive responsibility for solid waste removal and disposal throughout the city. The company says single-family homes receive weekly collection of organics, recyclables and garbage.
Electricity and gas: MCE, the community choice provider, began supplying Concord’s electricity in 2018 as an alternative to PG&E; residents are enrolled automatically and may opt out, and PG&E delivers the power and keeps the metering and billing. PG&E’s service-area page lists Concord for electricity and for gas.
Schools: The Mount Diablo Unified School District, which the City’s page names for Concord.
Storm drains: The General Plan says the City generally maintains drainage facilities in the public right of way, on public easements and on City-owned land. That is the City’s storm system, not roof gutters.

Useful links: Mount Diablo Unified School District · Contra Costa County Fire Protection District (Con Fire): weed abatement and fire prevention · City of Concord: Storm Preparedness (the sandbag station) · City of Concord: Building Division and the Permit Center · City of Concord: Trees · City of Concord: Parks · Central Contra Costa Sanitary District (Central San) · Contra Costa Water District · Mt. Diablo Resource Recovery · Concord Historical Society

The homes of Concord

Concord has about 47,700 homes, and the median home was built in 1970. About 74 percent of the homes were built before 1980, about 59 percent are one-unit detached houses and about 62 percent are owner-occupied, our own calculations from the Census Bureau’s 2020-2024 tables.

1880 to 1930

North Todos Santos: Italianate, Queen Anne, Craftsman, Bungalow and Mission

The City’s 1987 design guidelines say the North Todos Santos Neighborhood is largely residential structures from a fifty-year period, 1880-1930, in styles that include Italianate, Queen Anne, Craftsman, Bungalow and Mission, mostly applied to houses of modest scale.

1940s to 1960s

The neighborhoods north of downtown

The General Plan says the neighborhoods in the subarea north of downtown, among them Hillcrest, Uplands, Holbrook and Sun Terrace, were for the most part built during the 1940s to the 1960s.

1950s to 1970s

Postwar subdivisions

The Census Bureau’s 2020-2024 table counts about 11,900 homes built in the 1970s, more than in any other decade, about 11,000 in the 1960s and about 9,100 in the 1950s.

Across the city

A suburban setting

The City’s 1987 guidelines call the rest of Concord, by history and by design, “suburban”, a context in which the buildings are low and placed well back from the streets.

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

The story of Concord

History and character