What the City of Los Angeles allows in 2026: sizes, heights, hillside limits, parking, fees, rent control, JADUs, and how a factory-built ADU gets permitted.
The short answer
Yes, you can build an accessory dwelling unit (ADU) in the City of Los Angeles. Under state rules, a new detached ADU can be 800 sq ft, 16 feet tall, 4 feet from the side and rear lot lines, with no parking. LA's own ordinance allows up to 1,200 sq ft and two stories. The city has 60 days to decide on a complete application.
largest detached ADU under LA's ADU Ordinance, up to two stories (LAMC 12.22 A.33(d))
state-law detached ADU: no parking, and exempt from LA's hillside fire-zone limits (ZA Memo 143)
city impact fees on an ADU of 750 sq ft or less (Gov. Code § 66311.5)
ADU building permits the city reported to the state for 2025 (HCD APR data)
In Los Angeles, backyard homes aren't a niche. In 2025 the city reported building permits for 12,327 ADUs, roughly one in three new homes it permitted that year, by our count of state data.
The rules are less tidy. LA's ADU Ordinance dates to 2019, state law has changed almost every January since, and the city reconciles the two in a joint memo, ZA Memo 143 (revised August 1, 2025). Here it is in plain English, plus the fees, the rent-control rule that surprises owners of older homes, and how a factory-built ADU gets permitted. Checked against official sources on October 8, 2026.
What are the City of Los Angeles ADU rules in 2026?
LA approves ADUs under two sets of standards: "State ADUs" built under Government Code § 66323, and "Ordinance ADUs" built under the city's own code, LAMC 12.22 A.33. Approval is ministerial in any zone that allows homes, with no public hearing.
State ADUs are smaller but skip most local zoning; Ordinance ADUs can be bigger but follow more city rules. On a single-family lot you can often combine them: a detached State ADU plus an attached ADU and a junior ADU (JADU), per the memo's Table 1.
| New detached ADU, single-family lot | State ADU | Ordinance ADU |
|---|---|---|
| Maximum size | 800 sq ft | 1,200 sq ft |
| Height | 16 ft; 18 ft within ½ mile of major transit; +2 ft if the roof pitch matches the house | Up to two stories, within the zone's height limit |
| Side and rear setbacks | 4 ft | 4 ft |
| Parking | None | 1 space, unless an exemption applies |
| Hillside + Very High Fire Hazard Severity Zone limits | Don't apply | Apply |
| Other city zoning rules | Don't apply | Apply |
Source: Los Angeles City Planning and LADBS, ZA Memo 143, Revision 1 (August 1, 2025), Table 1; Ordinance 186,481.
What this means for you
A backyard cottage of 800 sq ft or less usually has the easiest path in LA: no parking, no floor-area math, no hillside fire-zone limits. Go the Ordinance route only if you want bigger or taller.
How big and how tall can an ADU be in Los Angeles?
Up to 800 sq ft and 16 feet under state rules, or up to 1,200 sq ft and two stories under LA's ordinance. An attached Ordinance ADU can be up to half the size of the house.
Two-story detached ADUs are where LA goes beyond the state minimum. City floor-area limits, including the Residential Floor Area cap in R1, RE, RS and RA zones, can shrink an Ordinance ADU but can't be used against a State ADU, ZA Memo 143 says.
The state height bonus is narrow: 18 feet only within a half-mile walk of a major transit stop or a bus line with 15-minute peak service, plus 2 feet only if the ADU's roof pitch matches the house. A flat roof doesn't count.
Where can an ADU go on an LA lot, and what about hillside fire zones?
New ADUs need 4 feet from the side and rear lot lines. On lots in both a Hillside Area and a Very High Fire Hazard Severity Zone, only State ADUs escape the city's extra limits.
4 ft side and rear for new construction; none for converting an existing structure.
ZA Memo 143, Table 1Detached Ordinance ADUs go behind the house, but front setbacks can't block an 800 sq ft ADU.
ZA Memo 143, Q.37LA's zoning "passageway" rule doesn't apply to ADUs. Building Code separation still does.
LAMC 12.22 A.33(c)(7)Ordinance ADUs need sprinklers, a parking space, and a 20-foot-wide street. State ADUs don't.
LAMC 12.22 A.33(c)(4); ZA Memo 143, Q.42The exempt areas are Northeast Los Angeles and Silver Lake–Echo Park–Elysian Valley. Elsewhere, the memo says an Ordinance ADU on such a lot may have to fund street improvements to reach that 20-foot width.
Pro tip
Before you sketch anything, look up your parcel on ZIMAS, the city's free zoning map. It shows your zone and whether you're in a Hillside Area, fire hazard zone, Coastal Zone, or historic district.
Do you need parking for an ADU in Los Angeles?
Not for a State ADU or a JADU. An Ordinance ADU needs one space unless an exemption applies, and in most of LA one does: being within a half-mile walk of any bus or rail stop is enough.
Other exemptions: a car-share spot within one block, a historic district, or an ADU inside the house or an existing accessory building. Tear down a garage or carport to make room, and you don't have to replace the parking.
What does LA charge in fees for an ADU?
At 750 sq ft or less, the city's impact fees drop to zero. You still pay LADBS plan-check and permit fees.
City impact fees
Covers LA's Residential Development Fee and Dwelling Unit Construction Tax. Above 750 sq ft, they're prorated to your house's size.
Gov. Code § 66311.5(c); LADBS IB P/BC 2026-150Park and linkage fees
ADUs and JADUs of any size are exempt from LA's Park Fees and Affordable Housing Linkage Fee.
LADBS IB P/BC 2026-150LAUSD school fees
Charged only on ADUs larger than 500 sq ft. The state cap for 2026 is $5.38 per sq ft; ask LAUSD for its current rate.
ZA Memo 143; State Allocation Board, Jan. 28, 2026Plan check and permit
LADBS bases plan-check and permit fees on total construction valuation, even with a pre-approved plan.
LADBS Standard Plan Program pageBudget for solar, too: new detached ADUs need panels under California's Energy Code, though they can go on your main house. The LADBS homepage links to a Permit Fee Calculator; for a full budget, see our California ADU cost guide.
Can you rent out an ADU in LA, and is it rent-controlled?
Yes, and you don't have to live on the property. State-law ADUs and JADUs can't be rented for 30 days or less. Whether rent control applies depends mostly on when your main house was built.
LA's Rent Stabilization Ordinance (RSO) generally covers rentals built on or before October 1, 1978, but not a lone single-family house. A second unit can change that, the Los Angeles Housing Department (LAHD) explains:
"If the ADU/JADU is completely detached from the original Pre-1978 Single Family Dwelling (SFD) structure, then the ADU/JADU is generally not subject to the RSO, but the SFD may be subject to the RSO if it was constructed on or prior to October 1, 1978 because of the construction of a second unit on the same parcel."
— Los Angeles Housing Department, ADU/JADU FAQ
A new ADU outside the RSO generally falls under LA's Just Cause Ordinance (JCO), which doesn't cap rents but limits evictions and requires registration. Annual fees: $38.75 per RSO unit, $31.05 per JCO unit.
Watch out
House built in 1978 or earlier? Call LAHD's RSO Determinations Unit at (213) 928-9097 before you build. A short call now beats discovering after move-in that your main house is rent-controlled.
LA's ordinance doesn't let you sell an ADU separately from the house. Planning to rent? Our step-by-step rental guide and the rental & ROI calculator cover the numbers.
What are the rules for a JADU in Los Angeles?
A junior ADU is up to 500 sq ft, entirely inside a single-family home, with at least an efficiency kitchen. It needs no parking, and you can have one per single-family lot alongside other ADUs.
Since 2026, state law requires the owner to live on site only when the JADU shares a bathroom with the house (Gov. Code § 66333(b)). LA's 2025 memo still describes an owner-occupancy deed restriction for every JADU, so ask LADBS what it records today.
How do you get an ADU permit in Los Angeles, and how long does it take?
You apply to the Department of Building and Safety (LADBS), usually online through ePlanLA. Once your application is complete, the city has 60 days to approve or deny it. If it misses that deadline, the permit is deemed approved.
Check your lot
Look up your parcel on ZIMAS; pick the State or Ordinance route.
Submit plans
Upload to ePlanLA. An optional AI pre-plan check is available.
Plan check and clearances
Expect sign-offs on sewer availability, fire hydrants and access (LAFD), and zoning.
Permit, inspections, occupancy
LADBS inspects and issues the Certificate of Occupancy.
The 60-day clock covers LADBS, City Planning, and the Department of Water and Power alike, ZA Memo 143 says. Before it starts, the city has 15 business days to tell you whether the application is complete (Gov. Code § 66317).
Coastal Zone lots have taken longer. UC Berkeley's Terner Center found that from 2018 to 2022, ADUs in Los Angeles County's Coastal Zone took an average of 260 days from application to permit, versus 147 days just outside it. A 2025 state law now sets a 60-day decision for ADU coastal permits on lots with an existing home (Gov. Code § 66329). Ask City Planning's coastal staff (venicelcp@lacity.org) which process applies to you.
Fire rebuilds: where a 2025 emergency proclamation applies, an ADU can get its Certificate of Occupancy before the destroyed main house is rebuilt, if it meets Gov. Code § 66328.
Does LA have pre-approved ADU plans, and how does a factory-built ADU fit?
Yes. LADBS's Standard Plan Program lists pre-approved ADU designs from private firms, which shortens plan check. A factory-built ADU takes a parallel route: the state approves the unit; the city reviews the site work.
On October 8, 2026, the LADBS catalog listed 26 ADU designs from 280 to 1,180 sq ft. You buy a plan from its owner, adapt it to your lot, and still need a permit; LADBS warns that "a pre-approved design may not work for your property due to site-specific constraints."
Bay Modular is a California factory-built housing manufacturer (HCD #1585366). The state oversees how each unit is built in our Lathrop factory; LADBS inspects the foundation and hookups on site. All our models, 256 to 640 sq ft, fit the 800 sq ft State ADU size and the 750 sq ft impact-fee line. The 256, 320, and 480 sq ft models also skip school fees.
The unit is delivered in a day and installed in about a week. On narrow hillside streets, delivery access is the first question we check.
Will an ADU fit on your LA lot?
We review satellite imagery, mark the buildable area and delivery access, and check LA's rules for your parcel. Free, no obligation.
Who do you contact about an ADU in Los Angeles?
Permits go through LADBS, zoning questions to City Planning, and rental rules to LAHD.
LA Department of Building and Safety (LADBS)
Call 311 inside the city or (213) 473-3231 from outside. Online permits: ePlanLA. ADU page: dbs.lacity.gov/adu.
Los Angeles City Planning
Metro/Downtown DSC: 201 N. Figueroa St., 4th Floor, (213) 482-7077, planning.figcounter@lacity.org. Van Nuys DSC: 6262 Van Nuys Blvd., Suite 251, (818) 374-5050, planning.mbc2@lacity.org. South LA DSC: 8475 S. Vermont Ave., 1st Floor, (213) 978-1465. Palisades Fire rebuilds only: LA One-Stop Rebuilding Center, 1828 Sawtelle Blvd., 2nd Floor, (310) 231-2906.
Los Angeles Housing Department (LAHD)
ADU rental questions via Ask-Housing. RSO Determinations Unit: (213) 928-9097. General hotline: (866) 557-7368.
Verified on the departments' websites, October 8, 2026.
Frequently asked questions
How big can an ADU be in the City of Los Angeles?
A detached ADU can be up to 1,200 sq ft and two stories under LA's ADU Ordinance, or 800 sq ft under state rules, which skip parking and most local zoning. A JADU can be up to 500 sq ft.
Do I have to live on the property to rent out my ADU?
No. California law bars cities from requiring owner-occupancy for an ADU. For a JADU, the owner must live on site only if it shares a bathroom with the house.
Can I put an ADU on a hillside lot in a fire zone?
Often, yes. LA's ordinance limits Ordinance ADUs on lots in both a Hillside Area and a Very High Fire Hazard Severity Zone, but the city says those limits don't apply to State ADUs of up to 800 sq ft.
How long does an ADU permit take in Los Angeles?
Once your application is complete, the city has 60 days to approve or deny it, or it's deemed approved (Gov. Code § 66317). Corrections, clearances, and Coastal Zone review can stretch the total time, so submit a complete package.
Can I Airbnb my ADU in Los Angeles?
Often not. State-law ADUs and JADUs must be rented for more than 30 days, and LAHD says home-sharing isn't allowed in RSO units. Check LA City Planning's Home-Sharing rules first.
Find out what fits on your Los Angeles lot
Send your address. We'll show you which model fits your parcel and what's included. Free, with no obligation.
About Bay Modular Team
Bay Modular is a California factory-built housing manufacturer (HCD #1585366). We design and build backyard ADUs in our factory in Lathrop, CA, and install them across California. More about us
Sources
- Los Angeles City Planning and LADBS, ZA Memo 143, Revision 1, August 1, 2025 (State vs. Ordinance ADUs, Tables 1–2, Q.15, Q.23, Q.24, Q.31–32, Q.37, Q.42).
- City of Los Angeles, ADU Ordinance No. 186,481 (LAMC 12.22 A.33), effective December 19, 2019.
- LADBS, Accessory Dwelling Unit page, Standard Plan Program, Approved Standard Plans catalog, and Information Bulletin P/BC 2026-150 (revised August 13, 2026). Accessed October 8, 2026.
- Los Angeles Housing Department, Accessory Dwelling Unit FAQ and RSO Overview. Accessed October 8, 2026.
- California Department of Housing and Community Development (HCD), ADU Handbook, March 2026 (Gov. Code §§ 66311.5, 66315, 66317, 66323, 66328, 66329, 66333).
- HCD, Housing Element Annual Progress Report data, Table A2, City of Los Angeles, 2024–2025. Share of permits is our calculation.
- Terner Center for Housing Innovation, UC Berkeley, Comparing ADU Permitting Time Inside and Outside the Coastal Zone, March 21, 2024.
- Office of Public School Construction, Developer Fee History; California Energy Commission, 2025 Energy Code ADU FAQs.
- Los Angeles City Planning, Locations & Hours; LADBS, Contact Us. Accessed October 8, 2026.
- Bay Modular Pricing & Financing, October 2026 (model sizes).
This guide is general information, not legal, tax, or financial advice. Rules change, and your lot may have overlays not covered here; confirm details with LADBS, Los Angeles City Planning, LAHD, the Los Angeles County Assessor, and a lender.
