Mission Viejo does not require a business license, but new businesses need a certificate of occupancy

Mission Viejo does not require a business license, according to the city's FAQ. All new businesses, however, must get a Certificate of Occupancy permit from the Community Development Department. The city says the certificate ensures that a business is permitted to occupy a specific building and that its use complies with building, fire, health and zoning code regulations. Depending on the situation, a business may also need other approvals or licenses from the Community Development Department, the Police Department or other public agencies. Applications for a Certificate of Occupancy go through the city's Client Self Service system.

Home businesses. A home-based business, which the city calls a Home Occupation, is allowed as an incidental and accessory use of a residence. The zoning rules include that only residents of the home may operate the business, that it be conducted only inside the home, and that it not create noise, traffic or other impacts that disturb neighbors.

Signs. A business must get planning approval and a building permit from the Community Development Department before installing any new sign. Most commercial centers have an approved planned sign program that sets a common theme for materials, letter style, color, illumination, sign type and sign shape, so the city recommends consulting the property manager and a planner before buying a sign.

Permits. All permits and inspections are submitted and scheduled online through the Client Self Service portal. The Building Services counter is open Monday through Friday from 8 a.m. to 4 p.m. and is closed from noon to 1 p.m. Community Development can be reached at 949-470-3053 and Building Services at 949-470-3054.

Sources: Frequently asked questions, City of Mission Viejo; How Do I, City of Mission Viejo; Building Services, City of Mission Viejo. Facts last checked Oct 25, 2026.

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