Is your address in Tustin or North Tustin? The answer shapes who you call for permits, which code applies to your remodel, and what might show up on your tax bill. If you are buying, selling, or planning a project, sorting this out early can save time and stress.
You want clear steps and practical differences, not jargon. This guide breaks down how jurisdiction works, how taxes and assessments can vary, who delivers key services, and what to expect with zoning and permits. You will also get a simple checklist to use before you buy or build. Let’s dive in.
Jurisdiction basics: city vs unincorporated
A property is either inside the City of Tustin or in unincorporated Orange County, commonly called North Tustin. City parcels follow the City of Tustin’s municipal code and departments. North Tustin parcels follow Orange County codes and county departments.
Always confirm jurisdiction at the parcel level. Use your Assessor’s Parcel Number (APN) to check boundary maps or parcel/GIS tools from the City of Tustin or Orange County. Your tax bill, title report, or escrow instructions will also show jurisdiction. If you are unsure, call City of Tustin Planning and Building or the County of Orange Development and Building offices with the APN.
Who is in charge by area
- Inside the City of Tustin: City Planning Division, Building Division, Code Enforcement, Public Works, and Tustin Police Department.
- In unincorporated North Tustin: County of Orange Planning/Development Services, County Code Enforcement, County Public Works/Traffic. Law enforcement is provided by the Orange County Sheriff’s Department.
Services: what changes across the line
Many essential services cross city lines, while others are tied to jurisdiction. Here is what typically changes.
Law enforcement
- City of Tustin parcels receive service from the Tustin Police Department.
- North Tustin parcels are served by the Orange County Sheriff’s Department. Reporting lines and community programs can differ between a city police department and the county sheriff.
Fire protection and EMS
Fire and emergency medical services are often provided by regional agencies that serve both cities and unincorporated areas. In many cases, parcels in and around Tustin are covered by regional fire authorities. Confirm the serving station and agency for your address with service maps or by asking the local permit office.
Streets, parks, and public works
- City of Tustin maintains city streets, sidewalks, drainage, and city parks within city limits.
- Orange County Public Works manages county roads, drainage, and county parks in North Tustin. Standards for road work, driveway cuts, and encroachment permits are handled by the relevant agency for your area.
Utilities
- Electricity and gas are typically provided by regional private utilities that serve across city boundaries.
- Water and sewer vary by parcel. Some properties receive service from the City of Tustin, others from nearby municipal providers or special districts. Sewer can be municipal or regional sanitary district.
- Trash and recycling providers differ by jurisdiction and service area. Unincorporated zones may have different haulers or subscription models than nearby cities.
- Internet and communications are provided by private companies. Franchise agreements may differ, but your options are not tied to city limits in the same way as permitting.
Schools
School district boundaries do not match city borders. Much of Tustin and nearby unincorporated areas are served by Tustin Unified School District, with some parcels assigned elsewhere. Always check official school-district maps for a specific address.
Taxes and assessments: what to expect
California property taxes start with a base rate, then layer on voter‑approved charges that differ by parcel.
Base property tax
Under Proposition 13, the base property tax is 1 percent of assessed value, with increases limited by state rules. This base applies both inside the City of Tustin and in unincorporated North Tustin.
Special taxes and Mello‑Roos
Many parcels carry additional voter‑approved charges. These can include Mello‑Roos Community Facilities District (CFD) taxes, school bonds, library, flood control, lighting, paving, and landscaping assessments. Whether a home has Mello‑Roos or other charges depends on the exact district lines, which can cut across neighborhood and city boundaries.
City parcels may have city‑established CFDs or assessments, and county parcels may have county‑level districts. There is no universal rule that city parcels pay more or county parcels pay less. The only reliable method is to check the specific parcel.
How to check your bill
- Review the current property tax bill from the County Treasurer‑Tax Collector. Tax code areas and most assessments are listed.
- Ask your escrow or title company to identify all special taxes and whether the parcel lies in a CFD/Mello‑Roos.
- Use the Assessor’s parcel data and request tax code area details from the county if needed.
Zoning, permits, and code enforcement
The biggest practical differences between Tustin and North Tustin show up in land use rules, permit steps, and which office reviews your plans.
Planning authority and zoning code
- City parcels follow the City of Tustin Municipal Code, General Plan, and the city’s zoning map. Expect city‑specific development standards, possible overlays, and design review in certain zones.
- North Tustin parcels follow the County of Orange Zoning Code and County General Plan. County designations can include agricultural, rural residential, hillside, and equestrian categories that differ from city rules. Historically, North Tustin has included larger‑lot, semi‑rural, and hillside residential areas.
Permits, reviews, and timelines
- Inside the City of Tustin: the Building Division handles permits, plan checks, and inspections. Some projects may require design or architectural review.
- In North Tustin: County Planning and Building manage the same permit types, with county submittal forms and fee schedules. For certain projects, county review can include environmental thresholds and public hearings that differ from city processes.
Timelines and fees vary by agency and project scope. Counties can carry broad workloads and cities can have backlogs in specific categories. For realistic expectations, ask the relevant office for current fee schedules, submittal checklists, and average review times.
Code enforcement and nuisance issues
- City of Tustin parcels: contact City Code Enforcement for municipal code issues, unpermitted work, or zoning concerns.
- North Tustin parcels: contact Orange County Code Enforcement for county code matters and nuisance abatement.
Quick checklist before you buy or build
- Find the APN and confirm jurisdiction: City of Tustin or unincorporated North Tustin.
- Pull the current tax bill and title report. Identify any Mello‑Roos or special assessments and note the tax code area.
- Verify utility providers for water, sewer, trash, electric, and gas.
- Review zoning and permitted uses. Confirm setbacks, lot coverage, ADU rules, and any overlays with the correct planning agency.
- Check for open permits or code cases. Confirm with Building and Code Enforcement.
- Ask the permit office about plan‑check requirements, fees, inspections, and typical timelines for your scope.
- Confirm school district boundaries and local services for the specific address.
Who to call for common issues
- Non‑emergency planning, permits, or inspections: City of Tustin Building and Planning, or Orange County Development/Planning/Building for unincorporated parcels.
- Code enforcement: City Code Enforcement for city parcels, Orange County Code Enforcement for unincorporated parcels.
- Police: Tustin Police Department for city parcels, Orange County Sheriff’s Department for unincorporated parcels.
- Fire and EMS: confirm the serving fire authority and station for your address.
- Tax and assessments: Orange County Assessor and Treasurer‑Tax Collector.
- Utilities: check the latest bills or contact typical regional providers for electricity and gas, then verify water, sewer, and trash by parcel.
Real‑world examples to guide you
- Adding an ADU: Your planning and building path depends on jurisdiction. City parcels use City of Tustin standards and submittals. North Tustin parcels use County standards, which may include different ADU parameters and review steps.
- Driveway or curb work: Apply for an encroachment permit from City Public Works inside Tustin. In North Tustin, encroachment permits are through Orange County Public Works.
- Hillside remodels: In North Tustin, expect possible hillside, slope setback, and geotechnical requirements. City hillside standards apply within city limits and are enforced by the City’s Planning and Building divisions.
Choosing between Tustin and North Tustin often comes down to your lifestyle and project plans. The key is to verify jurisdiction early, review the parcel’s taxes and assessments, and speak with the right agency before you start work. If you want a smooth path from offer to closing, or from idea to permit, let a senior advisor help you set expectations and line up the right steps.
Ready to buy, sell, or plan a project with confidence? Reach out to The Firm HQ for clear, hands‑on guidance that keeps your goals on track.
FAQs
How do I confirm if my home is in Tustin or North Tustin?
- Use the APN to check city boundaries or the county parcel viewer, review your tax bill or title report, or call City of Tustin Planning or Orange County Development Services.
Who handles building permits and inspections by area?
- City of Tustin parcels use the City Building Division; North Tustin parcels use the County of Orange Building/Development Services.
Are property taxes higher inside the City of Tustin?
- The base 1 percent rate under Prop 13 is the same. Parcel‑specific assessments, including any Mello‑Roos, vary and are shown on the county tax bill.
Who do I contact for a code violation or nuisance issue?
- City parcels: City of Tustin Code Enforcement. Unincorporated parcels: Orange County Code Enforcement.
Do police and fire services change across the boundary?
- Yes. City parcels receive Tustin Police and unincorporated parcels receive the Orange County Sheriff. Fire service is often provided by regional agencies, so confirm your serving station.
Will permit timing and fees be different between city and county?
- They can differ. Each agency has its own fee schedules, submittal requirements, and review workflows; ask the relevant office for current timelines.
