Accessory Dwelling Unit (ADU)

An ADU is an attached or detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking and sanitation on the same lot as the single family or multifamily dwelling is or will be situated.

Junior Accessory Dwelling Unit (JADU)

A Junior Accessory Dwelling Unit is a unit that is no more than 500 square feet in size and contained entirely within a single-family residence located in a single-family zone. A JADU may include separate sanitation facilities, or may share sanitation facilities with the existing structure. The JADU or single-family residence shall be owner occupied.

Movable Tiny House (MTH)

A Moveable Tiny House is an enclosed space intended for separate, independent living quarters of one family and meets all of the following:

• Is licensed and registered with the California Department of Motor Vehicles;
• Meets the American National Standards Institute (ANSI) 119.5 requirements or the National Fire Protection Association (NFPA) 1192 standards, and is certified for ANSI or NFPA compliance. A 3rd  party inspection agency (Design Approval Agency/Quality Assurance Agency) shall certify the MTH meets this requirement (List of approved 3rd party Design Approval Agencies (DAA) and Quality Assurance Agencies (QAA));
• Cannot move under its own power;
• Is no larger than allowed by California State Law for movement on public highways; and
• Is no smaller than 150 and larger than 430 square feet as measured within the exterior faces of the exterior walls.

Development Standards and Requirements

ADUs and MTHs are allowed in any zone that allows for residential use by right and where there is a proposed or existing dwelling unit on the lot. JADUs are allowed in single family zones where there is a proposed or existing single family dwelling on the lot.  Parking for a newly constructed ADU is not required when it is located within one-half mile walking distance of a public transit. Replacement parking is not required when covered parking is removed in conjunction with the construction of the ADU.

ADUs are required to comply with all applicable Zoning, Building, and Residential Codes. Fire sprinklers are not required if they are not required for the primary residence. Solar panels will be required for newly constructed, detached ADUs.

• Accessory Dwelling Unit Ordinance (Ord 186481)
• Implementation of 2019 Accessory Dwelling Unit (ADU) Ordinance and State ADU Law
• Implementation of State Law SB 897 & AB 2221 Regarding ADUs and JADUs

Building plan check, permit issuance and inspections are required for the construction of ADUs, JADUs, and MTHs.

Zoning, Property Information, and Building Permit Records

Get zoning and property information that is specific to the site.  Zoning information can be obtained through ZIMAS (Zone Information and Map Access System).

Obtain site specific building permit records. Permit records may be obtained online, in-person, or by mail. More information on obtaining building permit records may be found here.

Design and Draw Plans

Create a submittal package, including the existing building permit records, with the following minimum plan requirements, drawn to scale:

• Plot plan – Show location of the street, street name, lot dimensions, existing buildings, area(s) of work, parking layout, driveway location, yard setbacks from property lines and between buildings.
• Floor plan – Show proposed work and adjacent room(s), (if applicable), door and window sizes and location.
• Building Elevations/Cross Sections – Exterior elevations for new construction, detailing all exterior walls, projections and cross sections in each direction.
• Foundation Plan – Show foundation size (width and depth), along with slab on grade thickness. For raised floor construction, show size and direction of floor joists.
• Roof Framing – Show roof rafters and ceiling joists’ size and direction.
• Energy Conservation – Energy calculations and Certificate of Compliance (CF1R). See energy.ca.gov/title24 for more information.
• Green Code – (if applicable), material specifications, notes and details.

More detailed document submittal requirements can be found from the Department’s Information Bulletins.

Plan Submittal and Plan Check Process

Submit the package to the Department of Building and Safety. Plans will accepted through ePlanLA and at any of our Development Service Center locations. Plans will be reviewed for compliance with the Zoning and Building Codes. Instructions on how to obtain compliance will be provided on a correction list. Clearances from other City Departments may be required. They include, but are not limited to:

Department of Water and Power (DWP):  Work adjacent to or within ten feet of DWP easements

• Fire Department:  Hydrants and Access
• Department of City Planning:  Historical Preservation Overlay Zone (HPOZ), Specific Plan, and/or front yard landscape
• Department of Public Works:
  • Bureau of Engineering (BOE) – Curb cuts, sewer connection, address approval, and/or site drainage
  • Bureau of Street Services (BSS) – Urban Forestry Division (UFD) – Removal of trees in parkway and/or onsite trees
  • Bureau of Sanitation (SAN) – Low Impact Development and Storm Water Pollution Mitigation

Once all corrections have been made and all clearances have been obtained, the permit will be issued, plans will be stamped approved, and construction can commence.

Construction and Inspection

Begin construction. Should the construction vary from the approved plans, please return to plan check for approval.

To schedule an inspection:

• Call 311, (866) 4LACITY, or (213) 473-3231
• Go to the mobile app, LADBS Go
• Go online, ladbs.org 

Groundwork: Schedule inspection for footing excavation when all reinforcing steel, forms, and groundwork plumbing and electrical have been installed but before concrete is poured.

Rough: Schedule inspection when all framing work as been completed and plumbing, electrical, wiring, and heating ducts have been installed but before any of the work is covered.

Final: Schedule inspection when construction has been completed.

Certificate of Occupancy

Once the final inspection has been approved, a certificate of occupancy will be issued for additions, new buildings, and conversions. Remodels/repair of existing building do not require a new certificate of occupancy.

The Los Angeles Department of Building and Safety (LADBS) implemented the Standard Plan Program to provide LADBS customers a simplified permitting process for the design and construction of ADUs that are built repeatedly. The use of standard plans reduces the time required for plan check resulting in faster permit issuance.

Under the Standard Plan Program, plans are designed by private licensed architects, and engineers to accommodate various site conditions. Plans are then reviewed and pre-approved by LADBS for compliance with the Building, Residential, and Green Codes. When the applicant selects an approved Standard Plan, LADBS staff will review site-specific factors for your property, including compliance with the Zoning Code and foundation requirements.

LA ADU Accelerator Program

The LA ADU Accelerator Program pairs older adults with homeowners willing to provide a stable home by offering their accessory dwelling units (ADUs) as affordable rentals. In exchange, homeowners receive benefits such as qualified tenant referrals,  tenant case management, and stable rental payments. 

Eligible homeowners undergo a screening process to assess  programmatic fit, landlord fit, and ADU quality. Once accepted into  the program, homeowners are matched with a qualified tenant who  pays a predetermined affordable rental rate. Selected homeowners  and tenants agree to participate in the program for three years.

By participating in the program, homeowners receive benefits such as tenant screening, timely rent, and landlord support. Tenants  receive access to additional resources and assistance from a service  provider and case manager. 

The LA ADU Accelerator Program was created as part of the solution  to Los Angeles’s affordable housing shortage — to leverage existing  housing stock and help older adults facing housing insecurity.

More information on this program can be found on their website at adu.lacity.org.

• LA ADU Accelerator Program SHORT Homeowner Flyer
  

Section 8 Emergency Housing Vouchers

• Section 8 Emergency Housing Voucher Flyer

ePlanLA, short for Electronic Plan Review Los Angeles, is an online service for submitting plans for plan check, applying for permits, and tracking the progress of these applications. The entire plan check process will be done electronically, including verification and permit issuance, through ePlanLA.

Currently we are accepting ePlan submittals for all ADU projects including new, addition, and alteration.

Plans submitted must be scaled PDF drawings and supporting documents may be submitted as multi-pages in portrait page layout, no larger than 8 ½” x 11” per page, in PDF format. 

For general information, please visit ePlanLA FAQs. 

For any questions or assistance, please use the contact form at https://buildla.lacity.org/contact-form.