Septic Regulations Update

Time: 6:00 - 8:00 p.m.
Location: West Marin-Inverness School (in the small gym), 11550 Shoreline Hwy, Point Reyes Station, CA 94956

The County of Marin invites community members in West Marin to attend a public meeting to discuss the County's Local Agency Management Program (LAMP) and the broader onsite wastewater (septic) system process. This meeting is an opportunity to hear directly from you about what's working, what's confusing, and what challenges you're facing.

We value your voice and encourage your participation. For more information, contact Liz Darby.

• Read the event flyer.
• Read our update from the meeting.

Time: 7:00 - 8:00 p.m.
Location: Muir Beach Community Services District, 19 Seascape Drive, Muir Beach and online via Zoom

Time: 6:00 - 7:00 p.m.
Location: Online via Zoom

• Read our update from the meeting.
• Presentation slide deck

Time: 6:00 - 7:30 p.m.
Location: Margaret Todd Senior Center, Hill Community Room (1560 Hill Road, Novato)

• Read our update from the meeting.
• Event flyer

Time: 6:00 - 7:30 p.m.
Location: San Geronimo Valley Community Center, Valley Room, 6350 Sir Francis Drake Blvd, San Geronimo

• Event flyer

Time: 6:00 - 7:00 p.m.
Location: Bolinas Firehouse, 100 Mesa Road, Bolinas, CA

• Read our update from the meeting.
• Event flyer
• Presentation slide deck

Time: 6:00 - 7:30 p.m.
Location: Muir Woods Park Community Meeting, MWPCA Clubhouse, 40 Ridge Ave, Mill Valley

• Read our update from the meeting.
• Event flyer
• Presentation slide deck

Time: 6:00 - 7:30 p.m.
Location: Dillon Beach Resort, 1 Beach Avenue, Dillon Beach

• Read our update from the meeting.
• Event flyer
• Presentation slide deck

A Local Agency Management Program (LAMP) is a State-required, regulatory document that allows counties to regulate and manage onsite wastewater treatment systems (OWTS), typically referred to as septic systems, locally rather than relying solely on statewide rules. In order for a LAMP to be adopted, it must: 

• Meet State law as well as Regional Water Quality Control Board standards
• Get approval by the Regional Water Quality Control Board prior to local Board of Supervisor approval
• Set local policies for OWTS permitting, operation, monitoring, and performance
• Reflect local conditions such as soil type, groundwater separation, slope, and density of systems

There are several documents included in the LAMP that define how a county manages their septic systems under State law. They include:

1. LAMP Document

   This is the foundational document that is reviewed and approved by the Regional Water Quality Control Board. It describes:

   1. Local authority and legal framework
   2. Scope of the County's OWTS Program, or septic program
   3. How the program meets State OWTS Policy requirements
   4. Roles and responsibilities of the County
   5. How permitting, monitoring, enforcement, and oversight work at a high level
   6. Maps and geographic information to show where special rules may apply
   7. Documents related to County ordinances, Board of Supervisors resolutions, fee schedules, and enforcement

2. County Regulations for Design, Construction and Repair of Individual Septic Systems

   These standards must follow the LAMP regulations, must be reviewed by the Regional Water Board, and reflect local conditions (soils, slopes, water bodies) that are unique to Marin’s extremely varied topography and define minimum requirements for system design and construction, such as:

   1. Minimum setbacks (wells, waterways, property lines etc.)
   2. Soil and percolation testing standards
   3. Groundwater separation requirements
   4. System sizing and sewage loading rates
   5. Requirements for alternative treatment system design and construction
   6. “Repair” standards
   7. Permit Application and plan submittal requirements
   8. Coordination with building and planning permits

3. Permitting Policies & Procedures

   These explain how applicants move through the system, and can include:

   1. When permits are required
   2. Types of permits (new, replacement, expansion)
       

The LAMP / OWTP Initiative is a County-led effort to update and adopt a Local Agency Management Program (LAMP) for the management and regulation of OWTS, commonly referred to as septic systems in Marin County.

The Initiative is designed to improve satisfaction with Marin County’s OWTS Program and strive to create a LAMP that:

• Protects public health and water quality
• Meets State law as well as Regional Water Quality Control Board standards
• Accommodates Marin’s unique topography, protection of water bodies, and historic development patterns
• Promotes transparency, program effectiveness, reduced costs, and shortened processing times
• Engages stakeholders throughout the Initiative to be responsive and build lasting trust

The Marin County Community Development Agency (CDA) is leading the update of the County’s LAMP and has hired engineering, project management, and public outreach consultants to support this work. These experts help with technical studies, community engagement, and meeting project deadlines.

The Marin County Board of Supervisors has final authority to approve the LAMP before it is submitted to the Regional Water Quality Control Board (RWQCB) for review. It is recommended that the Regional Board reviews the draft LAMP and provides preliminary approval before the LAMP goes to the Board of Supervisors.

Updating the LAMP requires technical expertise, community input, and coordination. Each group listed below has specific roles in shaping the program development to help the County understand how proposed changes may affect public health, housing, agriculture, water quality, and local businesses.

The County gathers feedback, technical data, and regulatory guidance from these partners to develop a balanced and legally compliant LAMP that protects public health, supports housing and agriculture, and safeguards Marin’s water resources.

The Public – Residents, homeowners, renters, businesses, and homeowners’ associations (HOAs), especially people who own or use septic systems. The public is directly affected by septic system requirements, permitting, maintenance standards, and costs. Their input helps the County understand real-world impacts and community needs.

Environmental and Housing Organizations – Including local land trusts and the California Coastal Commission. These groups help ensure the LAMP protects water quality, natural resources, and sensitive habitats, while also considering housing availability and coastal regulations.

Agricultural Community – Ranchers, the UC Cooperative Extension, and the Marin County Agricultural Commissioner. Septic systems serve many rural and agricultural properties. This group provides technical and operational insight to ensure the program supports working lands and complies with agricultural regulations.

Septic Industry Professionals – Licensed engineers, registered geologists, septic contractors, sewage haulers, portable toilet providers, and other septic service companies.

These technical experts design, install, inspect, and maintain septic systems. Their expertise helps ensure the LAMP standards are clear, feasible, and based on current engineering and geologic practices.

Sanitary Districts and Water Utilities – Local agencies that manage wastewater and water services. These agencies coordinate on wastewater planning, groundwater protection, and potential service areas. Their input helps align septic regulations with broader wastewater management efforts.

County Departments – Including Environmental Health Services, the Community Development Agency, and other departments that help administer and enforce the septic program. County staff review permits, conduct inspections, enforce regulations, and coordinate with state agencies. Their role ensures the LAMP can be effectively implemented and enforced.
 

The County wants to create a customized program that meets the unique conditions in Marin as opposed to using the default “one size fits all” approach under State law.

If the County does not complete a LAMP in a timely fashion, the Program will default to the unflexible program outlined in State law.

The update also provides the opportunity to respond to longstanding community concerns about confusing rules, inconsistency in application, cost, and complexity in the County’s current septic policies and processes.

The main goals of the initiative are to:

• Develop one clear, authoritative source for the County’s onsite wastewater treatment system program
• Resolve conflicting or duplicative documents within the LAMP
• Provide transparent, understandable rules and processes
• Maintain a program that protects public health and water quality for Marin’s communities
• Create a LAMP that:
  • Protects public health and water quality
  • Meet State law as well as Regional Water Quality Control Board standards
  • Accommodates Marin’s unique topography, proximity to waterbodies, and historic development patterns
  • Promotes transparency, program effectiveness, reduced costs, and shortened processing times
  • Engages stakeholders throughout the Initiative to be responsive and build lasting trust

The project will be implemented in two Phases:

Phase I: LAMP Adoption 

• Capture any issues, ideas, complaints, and inconsistencies raised by the community and other stakeholders
• Finalize and adopt a State and Regional Board-compliant LAMP that addresses as many issues identified as possible within the designated timeline
• Develop a workplan and timeline to address identified community issues not able to be addressed in Phase I
• Address policy gaps, process confusion, and duplicative processes
• Align all related documents, policies, and procedures

 Outcomes:

• An adopted LAMP in 2026
• A clear workplan and timeline for resolving additional issues identified by the community and other stakeholders

Phase II: LAMP Implementation and Resolution of Issues Identified in Phase I but not Addressed

Outcomes:

A single, authoritative, non-duplicative document that will serve as the foundation of the County’s OWTS Program. The document will include adopted policies, ordinances, and regulations as well as clear process descriptions

Yes. The Initiative will actively review:

• How septic regulations are communicated
• Where processes can be streamlined
• How to improve equity and transparency
• Ways to better support property owners while navigating the complex requirements and regulations

Community feedback is a critical part of this effort, and we encourage residents and businesses in Marin to get involved.

No. The LAMP Initiative involves 2 Phases. Phase I focuses on approving Marin’s LAMP by the end of 2026 and including as many key policy issues as can be addressed during that timeframe. The LAMP needs to be approved by the Regional Water Quality Control Board (RWQCB) as well as the County’s Board of Supervisors. Once approved, implementation of the policies and programs approved in the LAMP will be conducted in Phase II, which will begin following the adoption of the LAMP.

Over the years, the County has heard and received community concerns that extend beyond the technical LAMP adoption, including:

1. Policy clarity
   • Inconsistent or unclear regulations
   • Gaps between policies and real-world conditions
2. Process confusion
   • Complex or unclear permitting steps
   • Inconsistent inspections or requirements
   • Confusing website content or forms
3. Related program issues
   • Confusing and complex set of ordinances, regulations, and Building Permit processes
   • Coordination challenges with consultants or partner agencies
   • Communication gaps between staff and the public
   • Costs of the process and septic systems

Yes! Upgraded design standards will lower upfront construction costs for homeowners in many scenarios, and newly approved septic technologies will add lower cost options to homeowners.

The County recognizes that:

• Septic systems are expensive
• Property owners face very different requirements depending on history, permits, and site conditions
• Inconsistencies and complexities can unintentionally incentivize non-compliance

While public health and water quality protections must remain intact, the Initiative aims to:

• Improve transparency and predictability
• Clarify when upgrades are required
• Identify opportunities for more equitable and consistent implementation
• Explore process improvements and other options that reduce costs as well as processing times

Community engagement is critical for this project. Outreach and engagement include: 

• Holding public meetings and workshops
• Conducting individual and stakeholder meetings
• Providing clear, accessible materials
• Capturing all feedback and providing updates on the process

Public input will directly inform:

• The LAMP development and adoption
• Long-term program improvements
• A workplan to address issues and concerns within the timeline of the adoption of the LAMP

Many property owners first encounter septic regulations during a property sale, home renovation, or when planning an ADU. Septic system requirements can change over time, and older systems may no longer meet current health or environmental standards. In addition, constraints such as system size, proximity to neighboring systems, groundwater, slope, or lot size can limit what is allowed today — even if the system was legal when it was originally installed. Overall, septic system requirements are intended to protect the public and environmental health of our communities but can also be complicated and confusing. 

What is allowed depends on several factors including:

• The type, age, and capacity of your septic system
• Whether the system is functioning properly or not.
• Whether your system has suitable separation to groundwater and/or the distance of your existing system to a waterbody, such as a creek.
• The scope of any proposed construction, such as additions or ADUs, and how those improvements meet current regulations for minimum setback distances.

Before making plans, property owners are encouraged to contact Environmental Health Services early to understand options and limitations for your property. Additional information about maintenance and minor improvement projects or about repairing or replacing an existing permitted project, visit the EHS website.

Septic systems are highly site-specific and must comply with a mix of:

• County regulations
• Environmental and public health protections
• Building and planning requirements
• Individual property constraints 

Because systems differ widely and conditions vary from property to property, a one-size-fits-all solution often does not apply. This complexity can make the process feel confusing, especially for property owners who have little or no experience in construction or building permitting.

Requirements can vary based on:

• How close a property is to the ocean, bay, or a stream
• Whether the property was required to upgrade their system based on home renovation or additions
• If their system is on an operating permit related to the use of alternative septic technology
• The condition and documented history of the septic system
• Groundwater depth, slope, soil and other site conditions

Costs can vary significantly depending on site conditions and system type. New septic systems can be costly due a combination of:

• Engineering fees and site investigations
• Environmental testing
• Specialized construction
• Parts and materials costs
• Limited space or challenging terrain
• County permitting fees
• Regulatory requirements designed to protect water quality

The LAMP itself does not currently set funding or subsidize programs. However, this project aims to reduce costs by:

•  Clarifying rules and processes to reduce implementation time
• Improving early guidance and coordination
• Exploring additional ways to assist property owners with septic improvement costs

The County recognizes that the cost of a new system can be financially overwhelming, especially for existing homeowners. While public health and environmental protections must still be met, the County is exploring several options to address the cost of updating and installing new systems. The LAMP’s community engagement and outreach effort is designed to hear directly from residents about what options can and should be considered for residents and homeowners.

• Property owners - All property owners should understand the condition and status of their septic systems. As part of a sale, one is required to disclose the condition of a property so there are no surprises or future legal issues.
• Property buyers - All buyers should request existing septic records and system evaluations. If they don’t exist, an evaluation should be conducted by a septic system inspector because replacing or upgrading a septic system can be very costly.
• Homeowner improvements - Property owners should understand whether their non-septic project will trigger septic review and require upgrading of their system

Talk with Environmental Health Services early to understand the process prior to selling, purchasing, or improving a property served by a septic system. This includes factoring septic constraints into home improvements, renovation, or ADU planning.

Early information can help avoid unexpected delays or costs. Contact the EHS Septic Team at 415-473-6907, or email the team.

• Visit the project website
• Sign up for updates
• Attend upcoming meetings
• Submit questions or feedback

For additional information, including how to apply for a septic system permit, please go to the septic systems page on the Environmental Health Services website.

Many of the septic systems in the Marin County are older and have not been updated for many years, and as a result, it can be challenging to get a clear picture of your system without a detailed inspection. And as part of the updates for septic regulations, the County is currently reviewing its regulations related to septic installation, inspections and the permitting process. In the meantime, we recommend reviewing the EPA Guidelines for Management of Onsite/Decentralized Wastewater Systems.

To access information on your property’s septic records, you can check the EHS online records system or contact EHS directly. To contact qualified septic professionals who are knowledgeable of Marin County septic regulations, use these links for information and resources:

• Qualified Professionals: Licensed Engineers and Registered Geologists
• Septic Contractors
• Septic Service Providers (Septic Operation and Maintenance Alternative Septic Systems)

The County’s regulations currently allow several kinds of alternative systems and there are many installed in Marin County. As the County updates its regulations, it will be looking for opportunities to include additional alternatives.

Yes. For several years, the County has been monitoring data to assess whether its current design flows are appropriate or should be adjusted. In addition, we have received feedback from local septic professionals about designs for wastewater flow and other septic requirements. Their feedback will help inform the County’s updates to its septic regulations.

The current regulations require a septic system to be designed for 150 gallons per day per bedroom, although with water saving fixtures, a 30% reduction in design sewage flows is granted. The majority of modern systems are reduced in size with “low flow credit” and are now designed at 105 gallons per day per bedroom.

The SB2 report is one of many sources being considered by the Project Team as they continue to update the County’s septic regulations.