# Lotline: all pages > Simple, easy-to-follow guides to getting an accessory dwelling unit permitted in California: timelines, submittal requirements, corrections and city-by-city notes. # ADU impact fees and the 750 square foot line > A few square feet can decide whether an ADU owes impact fees at all. The line is drawn at 750, and it is measured in a specific way. Source: https://www.lotlinepermits.com/california/laws/adu-impact-fees/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - No impact fee on an ADU with 750 sq ft of interior livable space or less. [1] - Above that, the fee is proportionate to the size of the main house. [1] - Connection fees and capacity charges are a separate category. [1] ## The rule A local agency, special district or water corporation may not impose any impact fee on an ADU that has 750 square feet of interior livable space or less. The same protection covers a junior ADU of 500 square feet or less. [1] Since 2026 this rule has lived in Section 66311.5. Before that it was Section 66324, and many fee schedules still cite the old number. [1] ## How the 750 is measured The threshold is expressed as *interior livable space*. The code defines livable space as space in a dwelling intended for human habitation, including living, sleeping, eating, cooking or sanitation. [1] > **Tip:** That wording matters for a design sitting near the line. A plan labeled 760 square feet on the cover sheet may be measured to the outside of the walls. Ask your designer to state the interior livable area on the plans, and ask the city which figure its fee calculation uses, before you assume the fee applies. ## Units over 750 square feet Go over the line and impact fees can be charged, but not at the full rate for a new house. They must be charged proportionately in relation to the square footage of the primary dwelling. [1] > **Example:** Using made-up numbers: if a city's impact fee for a new home were $20,000 and your ADU is 900 square feet behind an 1,800 square foot house, a proportionate charge would be half, or $10,000. Cities apply the proportion in different ways, so treat this only as a way to sanity-check a quote. ## What isn't an impact fee Don't expect a zero on every line of the fee estimate. Connection fees and capacity charges are carved out of the definition. [1] Plan check fees, permit fees and school fees are different charges again and are set by each agency. ## Why 800 and 850 also come up Three similar numbers appear in ADU conversations and they do different jobs: - **750** is the impact fee line described here. [1] - **800** is the size a city's lot coverage, floor area ratio, open space and front setback rules must still allow, with four-foot side and rear setbacks. [2] - **850** is the lowest maximum size a city may set, rising to 1,000 for a unit with more than one bedroom. [2] Many owners settle on a plan just under 750 for the fee saving. Whether that trade is worth a smaller unit depends on the fee schedule where you live. ## Frequently asked questions ### Is an ADU of exactly 750 square feet exempt from impact fees? Under the statute, yes: the bar applies to 750 square feet of interior livable space or less. [1] Some city handouts word it as less than 750, Sacramento's among them. [3] See [Sacramento's fees](https://www.lotlinepermits.com/california/sacramento/#fees) for how to handle that. ### Do I still pay school fees on a small ADU? School fees are a separate charge from impact fees and are set locally. In the City of Los Angeles, for example, school district fees are required for ADUs larger than 500 square feet. [4] More on [Los Angeles fees](https://www.lotlinepermits.com/california/los-angeles/#fees). ### Are utility connection fees waived as well? No. Connection fees and capacity charges fall outside the definition of an impact fee. [1] The position is different for unpermitted units built before 2020, where most of those charges are waived. [1] See [fees for unpermitted units](https://www.lotlinepermits.com/california/laws/unpermitted-adu-rules/#fees). ## References 1. California Government Code, Title 7, Division 1, Chapter 13, Article 1 (Sections 66310 to 66313.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=1. (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) 3. CDD-0423: Accessory Dwelling Units (ADU) handout. City of Sacramento, Community Development Department. https://www.cityofsacramento.gov/content/dam/portal/cdd/Building/Forms/CDD-0423_Accessory-Dwelling-Units-(ADU)-Handout.pdf (read 2026-11-10) 4. ZA Memorandum No. 143: Implementation of 2019 Accessory Dwelling Unit (ADU) Ordinance and State ADU Law. City of Los Angeles, Department of City Planning and Department of Building and Safety. https://planning.lacity.gov/odocument/184600d8-71d7-4d74-baf1-1f9cd2603320/ZA_Memo_No_143.pdf (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # ADU permits in the City of San Diego > San Diego goes further than state law in several places, most visibly on setbacks. It also has more conditions attached than its reputation suggests, and a different rulebook near the coast. Source: https://www.lotlinepermits.com/california/san-diego/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - A new ADU can be built up to the side and rear property line, unless the building code requires separation. [1] - Over 16 feet tall next to residential property, a 4-foot setback returns. [1] - In a Very High Fire Hazard Severity Zone, 4 feet applies at any height. [1] - Parts of the bulletin don't yet apply in the Coastal Overlay Zone. [1] ## State rule and San Diego practice | Topic | California statute | San Diego | |---|---|---| | Side and rear setback | For a new ADU that is not a conversion, the side and rear setback a city requires can be no more than four feet. [2] | A new detached ADU may encroach into the zone's side and rear setbacks, up to the property line, unless the California Building Standards Code requires otherwise. [1] Note: The city allows less than the four feet state law permits a city to require. Fire separation rules in the building code still decide how close a wall with windows can sit. | | Fire sprinklers | An ADU does not need fire sprinklers if they are not required for the primary residence. [2] | An ADU must have automatic fire sprinklers if the primary dwelling on the premises is protected by a sprinkler system. [1] | | Replacement parking | When a garage, carport or parking space is demolished for or converted to an ADU, the local agency cannot require replacement off-street parking. [2] | No parking spaces are required for ADUs outside the Coastal Overlay Zone. [1] | ## The document to read San Diego publishes its ADU building permit guidance as Information Bulletin 400, and the version in force when we read it is dated January 2026. [1] A building permit is required for every ADU and JADU, with no exemptions. [1] ## How many, and how big On a lot in a single dwelling unit zone, the city allows one attached or detached ADU, one more converted from existing space, and one JADU. [1] An attached or detached ADU can be up to 1,200 square feet of gross floor area. [1] Conversions of an existing accessory structure or part of the house aren't held to that cap. [1] And where the existing house has already used up the zone's floor area ratio, one ADU of up to 800 square feet can still be built. [1] ## Setbacks, with the conditions that matter The headline is that a new ADU may encroach into the side and rear setbacks all the way to the property line. [1] Three conditions narrow it: 1. **Height.** Beside a residential neighbor, a structure over 16 feet has to keep a minimum of 4 feet at the interior side and rear, or the zone's own setback if smaller. [1] 2. **Fire hazard zone.** In a Very High Fire Hazard Severity Zone, the 4 feet applies whatever the height. [1] 3. **Fire official.** The Fire Code Official can require more, and so can a Brush Management Zone. [1] At the front, the ADU observes the zone's setback, though one ADU of 800 square feet or less may encroach into it. [1] > **Tip:** Check the fire hazard map for your address before sketching a unit on the lot line. It changes the answer. ## Near the coast The bulletin opens with a warning that some of its rules aren't effective in the Coastal Overlay Zone, because later ordinances are still awaiting Coastal Commission certification. [1] A Coastal Development Permit is required there for ADUs and JADUs that aren't wholly inside the existing primary structure, that add habitable area, or that convert non-habitable space. [1] ## Living in it, renting it, selling it - The owner doesn't have to live on site. [1] - An ADU can't be leased for less than 31 consecutive days. [1] - ADUs may be subdivided into condominiums and sold separately, under conditions set out in the Municipal Code. [1] - A JADU needs a recorded Junior Unit Agreement before its permit is issued. [1] ## What to submit Applications are made digitally through an Online Permitting Account. [1] Besides the plans and calculations, three forms are listed: the General Application (DS-3032), the Water Meter Data Card (DS-16) and the Storm Water Applicability Checklist (DS-560). [1] A newly built detached ADU that isn't a manufactured unit falls under the Energy Code's solar requirement, and the panels can be placed on the ADU or on the main house. [1] If you use a preapproved plan, the application is subject to a 30-day review. [1] ## Fees to expect School fees apply to ADUs and JADUs. [1] So does the city's General Plan Maintenance Fee. [1] The bulletin points to a separate fee bulletin for the full list, which we haven't summarized here. ## Our read San Diego rewards a careful first hour of site research. Whether your lot is in the Coastal Overlay Zone or a Very High Fire Hazard Severity Zone decides which version of the rules you are reading, and both can be checked on the city's zoning portal before you pay for drawings. ## Frequently asked questions ### Can I build an ADU right on the property line in San Diego? The city allows a new ADU to encroach into the side and rear setbacks up to the property line, unless the building code requires separation. [1] A 4-foot setback applies above 16 feet next to residential property [1] and in a Very High Fire Hazard Severity Zone. [1] For how openings near a lot line are treated elsewhere, see [Oakland's fire separation rules](https://www.lotlinepermits.com/california/oakland/#fire-separation). ### Can I use my San Diego ADU as a short-term rental? An ADU may not be leased for a term of less than 31 consecutive days. [1] ### Does an ADU in San Diego need solar panels? A newly built detached ADU that is not a manufactured unit is subject to the Energy Code's solar requirement, and the panels can go on the ADU or the main house. [1] ## References 1. Information Bulletin 400: Accessory Dwelling Unit/Junior Accessory Dwelling Unit (January 2026). City of San Diego, Development Services Department. https://www.sandiego.gov/development-services/forms-publications/information-bulletins/400 (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # ADU review in unincorporated Los Angeles County > The County hadn't amended its ADU ordinance when the 2026 state changes arrived, so its planning director told staff in a memo how to apply them. That memo is the working rulebook for unincorporated areas until the ordinance catches up. Source: https://www.lotlinepermits.com/california/los-angeles-county/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - You have 14 calendar days to appeal an incompleteness finding or a denial. [1] - The County counts its 60 calendar days from the day a complete application is received. [1] - ADU floor area is measured as interior livable space. [1] - A JADU with its own bathroom no longer needs an owner-occupancy covenant. [1] ## State rule and Los Angeles County practice | Topic | California statute | Los Angeles County | |---|---|---| | Completeness review | The permitting agency has 15 business days from receiving an ADU application to decide whether it is complete and tell the applicant in writing. [2] | The Department has 15 business days from application submittal to give a written determination of incompleteness for any ADU or JADU application. [1] | | What counts as a business day | The permitting agency has 15 business days from receiving an ADU application to decide whether it is complete and tell the applicant in writing. [2] | The memo defines business days as all days except Saturdays, Sundays and official state holidays. [1] Note: The statute sets the 15 business days without defining the term in this section. The County's memo supplies a definition, and separately treats Fridays as closed days for filing appeals. | | Start of the 60 days | Where the lot already has a single-family or multifamily dwelling, the agency must approve or deny within 60 days from the date it receives a completed application. [2] | The County's 60-calendar-day period for approval or denial begins on the day a complete application is received. [1] | | Appeal decision | The agency must issue a final written determination on the appeal within 60 business days of receiving it. [2] | One 60-business-day period covers the whole appeal, including hearings and decisions by both the Commission and the Board of Supervisors. [1] | ## Where this applies This page is about the unincorporated parts of Los Angeles County, where the County's Department of Regional Planning handles ADU applications. If your address is inside an incorporated city, such as Long Beach or the City of Los Angeles, that city's rules apply instead. ## The memo, and why it matters On December 30, 2025, the Director of Regional Planning sent staff a memo on SB 543 and AB 1154. [1] It notes that both bills were signed on October 10, 2025, and took effect on January 1, 2026. [1] The memo states that its guidance supersedes any contrary provisions in Title 22 of the County Code and in earlier department memos. [1] The ADU Ordinance itself was to be amended through the Housing Ordinances Update, which the memo expected to be adopted during 2026. [1] We haven't confirmed whether that update has since been adopted, so ask the Department which text it is working from. ## Completeness and the 60 days The Department has 15 business days from submittal to issue a written determination of incompleteness. [1] If it doesn't, the application is automatically deemed complete. [1] The memo adds that this new step leaves the existing 60-calendar-day decision period unchanged, and that the period begins on the day a complete application is received. [1] ## Appeals: mind the 14 days State law requires an appeal route and sets a deadline for the agency. The County's memo adds the deadline that binds you. - **What you can appeal:** a determination of incompleteness or a denial. [1] - **Where and when:** in writing to the Regional Planning Commission, within 14 calendar days of the decision. [1] - **If day 14 is a closed day:** the Department is closed for filing on Fridays, Saturdays, Sundays and County holidays, and the period runs to the next open day. [1] - **Cost:** a processing fee is due on filing. [1] - **How long it can take:** a single 60-business-day period covers everything, including any further appeal to the Board of Supervisors. [1] > **Watch for:** Fourteen days is short. If you receive an incompleteness notice you disagree with, decide in the first week whether you are resubmitting or appealing. ## How floor area is measured The memo reads SB 543 as tying the statute's ADU and JADU size limits to interior livable space. [1] Staff are therefore directed, notwithstanding the County Code's usual measurement rules, to treat allowable ADU floor area as the interior space intended for human habitation. [1] > **Tip:** For a design near a size limit, this is worth a note on the plans stating the interior livable area, so the reviewer isn't left to derive it. ## Junior ADUs and the owner-occupancy covenant The County Code asks JADU applicants to record a covenant. According to the memo, AB 1154 removes the owner-occupancy requirement for JADUs that don't share sanitation facilities with the main house. [1] A covenant for a JADU with its own separate bathroom is no longer to include an owner-occupancy term. [1] ## Our read The County has been unusually clear about how it is applying the 2026 changes, and the memo is short enough to read in full before a counter visit. The two points most likely to catch an applicant are the 14-day appeal window and the fact that a staff memo, and not yet the published ordinance, is what governs. ## Frequently asked questions ### Do these rules apply inside the City of Los Angeles? No. The memo is addressed to the County's Regional Planning staff [1] and covers unincorporated areas. For the city, see [which rules apply right now](https://www.lotlinepermits.com/california/los-angeles/#which-rules-apply-right-now). ### How long do I have to appeal in LA County? Fourteen calendar days from the decision, in writing, to the Regional Planning Commission. [1] ### Does a junior ADU still need an owner-occupancy covenant? Not where the junior ADU has its own separate sanitation facilities. [1] The City of Los Angeles's older memo says otherwise; see [junior ADUs in Los Angeles](https://www.lotlinepermits.com/california/los-angeles/#junior-adus). ## References 1. Accessory Dwelling Units: Senate Bill 543 and Assembly Bill 1154 (memo to staff). Los Angeles County Department of Regional Planning. https://planning.lacounty.gov/wp-content/uploads/2025/12/ADU_memo_sb543_ab1154.pdf (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # ADU rules in the City of Los Angeles > Los Angeles still runs on a 2019 ADU ordinance, read through a joint Planning and Building memo from the end of 2024. A replacement ordinance is in draft. Until it lands, three points in that memo sit behind the state law that took effect in 2026. Source: https://www.lotlinepermits.com/california/los-angeles/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - Every ADU is either a State ADU or an Ordinance ADU, and the two sets of rules are applied separately. [1] - The working memo dates from December 2024, before the 2026 state changes. [1] - A new ADU ordinance was in its second draft in September 2026. [2] - School fees apply to ADUs over 500 sq ft; park and linkage fees don't apply. [1] [1] ## State rule and Los Angeles practice | Topic | California statute | Los Angeles | |---|---|---| | How ADU size is measured | Local limits such as lot coverage, floor area ratio, open space and front setbacks cannot be applied in a way that prevents an ADU of at least 800 square feet of interior livable space with four-foot side and rear setbacks. [3] | The memo measures the square footage of a State ADU or JADU as building-code gross floor area, taken within the inside perimeter of the exterior walls. [1] Note: The statute now expresses size limits as interior livable space. The memo, written a year earlier, uses building-code gross floor area. Ask the plan checker which measure is being applied if your design is close to a limit. | | Impact fee threshold | No impact fee may be charged on an ADU with 750 square feet of interior livable space or less, or on a junior ADU with 500 square feet or less. [4] | The memo describes impact fees as removed for ADUs and JADUs smaller than 750 square feet and proportional for ADUs of 750 square feet or larger. [1] Note: The statute's wording covers a unit of exactly 750 square feet; the memo's wording, smaller than 750, would not. | | JADU owner-occupancy | Owner-occupancy is not required for a junior ADU that has its own separate sanitation facilities. [5] | The memo states that the single-family residence containing a JADU must be owner occupied, unless the owner is a governmental agency, land trust or housing organization. [1] Note: The state rule was amended with effect from January 1, 2026. The memo's statement predates that change. | ## Which rules apply right now The city's ADU Ordinance No. 186,481 took effect in December 2019 and created Municipal Code Section 12.22 A.33. [1] Because state law kept changing afterwards, City Planning and the Department of Building and Safety issue a joint memo telling staff how to apply the two together. The current one, ZA Memorandum No. 143, is dated December 30, 2024. [1] It describes itself as consistent with state law as effective on January 1, 2025. [1] A new ordinance is on the way. City Planning released draft code amendments in June 2026 and a second draft in September 2026. [2] The stated aim is to bring the 2019 regulations into line with current state law. [2] We haven't confirmed whether it has been adopted, so ask the Department which text is in force when you apply. This page covers the City of Los Angeles. Unincorporated areas are on our Los Angeles County page. ## Two tracks: State ADUs and Ordinance ADUs This is the idea that makes the Los Angeles rules readable. The memo sorts every unit into one of two groups: - **State ADUs** are the units state law requires a city to approve under Government Code § 66323(a). - **Ordinance ADUs** are units approved under the city's own ordinance. The two sets of provisions have to be enforced separately. [1] State ADUs and JADUs aren't subject to local zoning, design or development standards beyond those the memo sets out, though building code and health and safety requirements still apply. [1] > **Example:** The practical effect shows up on constrained lots. A Residential Floor Area limit or a Historic Preservation Overlay Zone standard that would hold a detached State ADU to 700 square feet is superseded, and the unit can be up to 800. [1] The tracks can also be mixed. A detached State ADU can be combined with an attached Ordinance ADU, or the other way round, where the criteria are met. [1] ## Size and height The memo calculates State ADU and JADU square footage as building-code gross floor area. [1] Height is measured as for any other structure under the Municipal Code, according to the zone, height district, hillside area, specific plan or overlay. [1] At the small end, an efficiency unit needs 150 square feet of living space plus a closet and bathroom. [1] ## Fees The memo is specific about which city charges are affected: - Impact fees are described as removed for units smaller than 750 square feet and proportional above that. [1] The Residential Development Fee and the Dwelling Unit Construction Tax are the fees in question. [1] - ADUs and JADUs are exempt from Park Fees and the Affordable Housing Linkage Fee. [1] - LAUSD school fees are required for ADUs larger than 500 square feet. [1] For the proportional fee, County Tax Assessor records may be used to establish the size of the main house. [1] If the Assessor's figure understates your house, the proportion moves against you, so check it. On multifamily lots the fee is proportional to the average unit size, and you can pay the full fee if you'd rather not supply floor plans of every unit. [1] ## Junior ADUs A JADU in Los Angeles comes with paperwork. The owner records a deed restriction, approved by LADBS, as a condition of the building permit. [1] The kitchen needs a cooking facility with at least two appliances, and small plug-in appliances count. [1] The Fire Department requires a separate address for every separate unit, JADUs included, and that can bring separate trash fees. [1] On owner-occupancy, the memo says the home containing a JADU must be owner occupied. [1] State law changed after the memo was written: AB 1154 amended the JADU section from January 1, 2026 [5], and owner-occupancy is no longer required where the JADU has its own separate sanitation facilities. [5] If your JADU has its own bathroom, raise this with LADBS before the deed restriction is drafted. ## Parking near transit Where the parking exemption depends on walking distance to transit, the memo measures the shortest walk on public streets and sidewalks from the transit stop to the closest point of your lot, using ordinary mapping tools such as Google Maps. [1] Print the route and include it with your application. ## What this page doesn't cover We could not open the Department of Building and Safety's website, so this page has nothing from LADBS's own submittal checklists or its ADU correction sheet. The memo also contains two summary tables and further questions that aren't summarized here. ## Our read In Los Angeles, the first decision is which track your unit is on, because it determines which standards can be applied to it. The second is to keep the dates in mind: the memo is from 2024, state law moved in 2026, and a new city ordinance is pending. Where they disagree, ask the plan checker in writing which one is being applied. ## Frequently asked questions ### What is the difference between a State ADU and an Ordinance ADU? A State ADU is one that state law requires the city to approve under Government Code § 66323(a); an Ordinance ADU is approved under the city's own ordinance, and the two sets of rules are enforced separately. [1] State ADUs are not subject to most local zoning, design or development standards. [1] ### Do I pay school fees on an ADU in Los Angeles? LAUSD school district fees are required for ADUs larger than 500 square feet. [1] The separate impact fee rule is explained under [the 750 square foot rule](https://www.lotlinepermits.com/california/laws/adu-impact-fees/#the-rule). ### Does a junior ADU in Los Angeles have to be owner occupied? The city's 2024 memo says the home must be owner occupied. [1] State law has since changed: owner-occupancy is not required where the junior ADU has separate sanitation facilities. [5] Los Angeles County has already applied that change; see [its covenant guidance](https://www.lotlinepermits.com/california/los-angeles-county/#junior-adus-and-the-owner-occupancy-covenant). ## References 1. ZA Memorandum No. 143: Implementation of 2019 Accessory Dwelling Unit (ADU) Ordinance and State ADU Law. City of Los Angeles, Department of City Planning and Department of Building and Safety. https://planning.lacity.gov/odocument/184600d8-71d7-4d74-baf1-1f9cd2603320/ZA_Memo_No_143.pdf (read 2026-11-10) 2. Missing Middle LA fact sheet (draft code amendments). Los Angeles City Planning. https://planning.lacity.gov/odocument/ddf2591f-04c4-4a7c-a53a-27d9f321f25b/ENGLISH_Missing_Middle_LA_Fact_Sheet_for_Launch_AD.pdf (read 2026-11-10) 3. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) 4. California Government Code, Title 7, Division 1, Chapter 13, Article 1 (Sections 66310 to 66313.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=1. (read 2026-11-10) 5. California Government Code, Title 7, Division 1, Chapter 13, Article 3 (Sections 66333 to 66339.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=3. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # Converting a garage to an ADU in Long Beach > Long Beach publishes a fill-in application for simple garage conversions, and a separate route through pre-approved plans. Which one you can use depends on your zone, your garage and where the property sits. Source: https://www.lotlinepermits.com/california/long-beach/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - The city's garage conversion application is limited to the existing footprint of a single-story garage. [1] - Coastal zone and historic district properties can't use it. [1] - Fire separation can require more distance than the zoning setback. [2] - A conversion that follows the city's prescriptive bulletin doesn't need plans signed by an architect or engineer. [2] ## State rule and Long Beach practice | Topic | California statute | Long Beach | |---|---|---| | Side and rear setback | For a new ADU that is not a conversion, the side and rear setback a city requires can be no more than four feet. [3] | An ADU's location has to meet whichever is stricter - the zoning setback or the Building Code fire separation distance. [2] Note: The four-foot figure is a zoning limit. Long Beach's building staff apply the fire separation distance on top of it, and the city's own example ends at five feet. | | Converted structures | No setback can be required for an existing living area or accessory structure converted to an ADU. [3] | The city's garage conversion application only covers conversions within the existing floor area of a single-story garage, with no added floor area or footprint. [1] | | Fire sprinklers | An ADU does not need fire sprinklers if they are not required for the primary residence. [3] | A garage conversion ADU needs sprinklers only when the existing house has them or is required to have them. [2] | ## Can you use the city's conversion application? Long Beach's Building and Safety Bureau has an "Accessory Dwelling Unit Garage Conversion Application" that lets an owner draw the site plan and floor plan on the form's own pages. It's the simplest route, and it is narrow. To qualify, the project must: - be created solely from the existing floor area of a single-story garage in a single-family zone, with no added floor area or footprint [1] - not be in the coastal zone or a historic district [1] - not be in zones R-M, R-4-M, RP or PUD [1] - have utility sizes that are adequate for the ADU and verified before the permit is issued [1] There's also a paperwork step that surprises people. You submit your grant deed, city staff prepare a covenant, and that covenant has to be recorded before the permit is issued. [1] If your garage fails any of these tests, you aren't barred from converting it. You are on the standard plan review route, which needs a complete set of construction documents including an energy report. [2] ## What the drawings have to show Some of the items on the application's site plan and floor plan lists are easy to miss: - the distance to the nearest public fire hydrant [1] - any electrical subpanel, with justification that the existing panel can carry it [1] - U-factor and SHGC values for the windows [1] > **Watch for:** The panel item deserves attention before you draw anything. An older house with a small service may need an upgrade, and that changes the budget. ## Do you need an architect or engineer? Not always. The Bureau's FAQ says plans signed by a registered design professional are not required for a garage conversion where the work fully complies with IB-010, the city's bulletin on prescriptive wood-frame construction. [2] Step outside those prescriptive provisions and you will need one. ## Setbacks: the building code can ask for more This is the Long Beach point most likely to affect a new detached ADU. Planning staff apply zoning setbacks; building staff apply fire separation distances; and the ADU has to meet whichever is more restrictive. [2] Fire separation runs from 0 to 5 feet depending on wall construction, openings and sprinklers. [2] The city's example is a four-foot zoning setback against a five-foot fire separation, where the ADU ends up five feet from the property line. [2] The distance between the ADU and the main house is worked out the same way, by adding together the separation each building needs. [2] On a tight lot, wall rating and window placement on the facing sides can decide whether a design fits. ## Submitting The FAQ describes in-person submittal at the Permit Center with fees paid the same day [2], documents as PDF files on a USB device [2], and appointments recommended. [2] The conversion application goes further and says an appointment must be made. [1] The FAQ was last revised in August 2024 [2], and the conversion application carries no single revision date, with one of its attached forms dated August 2021. [1] Both predate the 2026 state changes, so confirm the current submittal method with the Permit Center before you go. With one existing single-family home on the lot, a single set of documents and one combination building permit application covers the building, electrical, mechanical and plumbing work. [2] Ask for the ADU's address at the same time using form APP-015. [2] A property owner, a California-licensed contractor or an authorized agent can pull the permit. [2] ## Utilities and sprinklers You have to decide whether the ADU will share the main house's utility services or have its own meters, because different requirements can follow from that choice. [2] A garage conversion needs fire sprinklers only where the existing house has them or is required to. [2] If they are needed, the sprinkler work has its own fire application, plan review and permit. [2] ## The pre-approved plan route Long Beach calls its pre-approved designs PAADUs. They are for new units on single-family zoned properties. [2] The plans belong to the design professionals who drew them and are available only from those professionals. [2] In return for accepting the design largely as drawn [2], the project is eligible for over-the-counter minor plan review. [2] ## Our read Check eligibility for the conversion application first; the coastal zone, historic district and zone exclusions decide it before any drawing does. If you qualify, the two items most likely to slow you down are the covenant and the electrical panel. If you are building new, design the walls facing the property line and the main house around fire separation from the start. ## Frequently asked questions ### Do I need an architect for a garage conversion in Long Beach? Not if the work fully complies with the city's prescriptive bulletin IB-010. In that case plans signed by a registered design professional are not required. [2] ### Do I have to replace the parking I lose? State law says a local agency cannot require replacement off-street parking when a garage is converted to an ADU. [3] ### Does a garage conversion need fire sprinklers? Only when the existing house has sprinklers or is required to have them. [2] Other cities add size thresholds; compare [Sacramento's sprinkler rules](https://www.lotlinepermits.com/california/sacramento/#sprinklers). ## References 1. Accessory Dwelling Unit Garage Conversion Application. City of Long Beach, Community Development Department, Building and Safety Bureau. https://www.longbeach.gov/globalassets/lbcd/media-library/documents/adus/adu-garage-conversion-submittal-packet (read 2026-11-10) 2. FAQ-001: Accessory Dwelling Units and Two-Unit Residential Developments (SB 9). City of Long Beach, Community Development Department, Building and Safety Bureau. https://longbeach.gov/globalassets/lbcd/media-library/documents/planning/adus-and-sb9/faq-001 (read 2026-11-10) 3. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # Getting an ADU permit in Menlo Park > Menlo Park's current ADU checklist is dated March 2026 and is built around the state's two-step review. The paperwork is heavier on engineering and trees than most, and the way the city counts its 60 days is worth reading closely. Source: https://www.lotlinepermits.com/california/menlo-park/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - The city's checklist is itself a required submittal, initialled item by item. [1] [2] - ADUs over 500 sq ft need grading, drainage and improvement plans. [2] - The city counts its 60 days from the date it determines completeness. [2] - Heritage and street trees, including a neighbor's, can trigger an arborist report. [2] ## State rule and Menlo Park practice | Topic | California statute | Menlo Park | |---|---|---| | Completeness review | The permitting agency has 15 business days from receiving an ADU application to decide whether it is complete and tell the applicant in writing. [3] | The city counts the 15 business days as days its City Hall Administration building is open to the public. [2] | | After a resubmittal | A resubmittal gets the same 15-business-day completeness review as the first application. [3] | Each resubmittal starts a new 15-business-day completeness review. [2] | | When the 60 days start | Where the lot already has a single-family or multifamily dwelling, the agency must approve or deny within 60 days from the date it receives a completed application. [3] | The city starts its 60 calendar days on the date completeness is determined, and counts days City Hall is closed. [2] Note: The statute counts from receipt of a completed application; the city's handout counts from its own determination. If the city takes the full 15 business days to confirm completeness, the two readings can differ by about three weeks. | | After a denial | A denial must come with a full set of written comments listing what is defective or deficient and how to remedy it, within the same 60-day period. [3] | After a denial, the applicant can resubmit and a new 60-calendar-day review begins. [2] | ## How the city runs the review Menlo Park describes a two-step process for ministerial ADU applications: a completeness review followed by an approval or denial period. [2] The rules for the units themselves are in Chapter 16.79 of the city's Zoning Ordinance, read together with the standards of your zoning district. [2] One sequencing point catches people out. If your project needs discretionary review, such as a use permit, that review has to be finished before the ministerial process begins. [2] The 15 and 60 day periods don't start to help you until then. Staff also recommend a visit to the public information counter to talk with Planning, Building and Engineering before you apply. [1] Given how many of the items below belong to Engineering, that conversation is worth having early. ## The checklist is part of the application The city's ADU page states that its checklist is required for new ADU applications. [1] You submit the checklist itself, initialling each item to show it has been included and writing "N/A" where an item doesn't apply. [2] > **Tip:** Treat an un-initialled line as a likely incomplete item. It is the simplest thing on the list to get right. ## Items that go beyond a typical plan set **Survey and diagrams.** The plan set list includes a boundary and topographic survey. [2] On single-family lots it also includes floor area and building coverage diagrams. [2] A survey takes time to commission, so order it before the drawings are finished. **Proof that an existing structure is legal.** If you are converting an accessory building that wouldn't otherwise meet the ADU location or height rules, you have to document that it was legally permitted. [2] A property assessment record from the San Mateo County Assessor's Office is one accepted form. [2] **Engineering documents.** This is where Menlo Park asks for the most: - Grading, drainage and improvement plans for ADUs greater than 500 square feet [2] - A grading plan showing cut and fill for hillside projects and in Sharon Heights [2] - An impervious area worksheet and a C.3 and C.6 development review checklist [2] - Extra floodplain or creekside documentation for sites in flood zones or near creeks [2] > **Tip:** The 500 square foot trigger is a real design consideration here. A unit just under it avoids the grading and drainage plan set. **Easements.** The checklist is blunt on this: a project that conflicts with a recorded easement can't be approved unless the easement is formally vacated, modified or released. [2] Pull your title report and plot every easement on the site plan before fixing the ADU's position. **Trees.** An arborist report is required when the project is close to heritage trees or street trees, and that includes trees on adjacent properties that construction could affect. [2] Pruning more than 25% of a heritage tree's crown needs a separate permit application for each tree. [2] **Junior ADUs.** The deed restriction item on the checklist applies only to junior ADUs. [2] ## Our read Menlo Park's process is clear and well documented, which is a point in its favor. The delays we would expect come from three places: the survey, the engineering package on anything over 500 square feet, and trees near the build area. All three are things you can start on before submitting. On timing, keep your own dated record of when you submitted and when the city confirmed completeness, since the city and the statute describe the start of the 60 days differently. ## Frequently asked questions ### When does Menlo Park's 60-day review start? The city's checklist starts it on the date completeness is determined. [2] The statute counts from the date the agency receives a completed application. [3] How the clocks work statewide is in our [timeline guide](https://www.lotlinepermits.com/california/guides/adu-permit-timeline-california/#clock-two-approve-or-deny). ### Do I need a survey for an ADU in Menlo Park? A boundary and topographic survey is on the city's list of sheets for a complete plan set. [2] ### When does Menlo Park require a grading and drainage plan? For ADUs greater than 500 square feet. [2] If the city lists it as missing, see [how to answer an incomplete notice](https://www.lotlinepermits.com/california/guides/adu-application-incomplete-notice/#how-to-answer-it). ## References 1. What is the permit process? (Accessory dwelling units). City of Menlo Park. https://www.menlopark.gov/Government/Departments/Community-Development/Planning/Accessory-dwelling-units/What-is-the-permit-process (read 2026-11-10) 2. Accessory Dwelling Unit (ADU) Application Checklist. City of Menlo Park, Community Development, Planning Division. https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/adu-checklist-for-applicants-3-19-2026.pdf (read 2026-11-10) 3. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # Getting an ADU permit in Sacramento > Sacramento runs ADUs through Planning before Building, allows two per lot, and prints its fee and sprinkler thresholds on a two-page handout. One of those thresholds is worded differently from the statute. Source: https://www.lotlinepermits.com/california/sacramento/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - Planning approval, or approved concurrent review, comes before the building permit application. [1] - Two ADUs are allowed per lot, with detached units sharing a 1,200 sq ft total. [1] [1] - A separate water meter tap is not required. [1] - The handout puts the impact fee waiver at less than 750 sq ft. [1] ## State rule and Sacramento practice | Topic | California statute | Sacramento | |---|---|---| | Impact fee threshold | No impact fee may be charged on an ADU with 750 square feet of interior livable space or less, or on a junior ADU with 500 square feet or less. [2] | The handout says impact fees are waived for ADUs of less than 750 square feet and applied to ADUs of 750 square feet and greater. [1] Note: The statute protects a unit of 750 square feet or less. The handout's wording, less than 750, would leave a unit of exactly 750 on the other side of the line. If your plan is at 750, raise it with the Building Division before fees are calculated. | | Fire sprinklers | An ADU does not need fire sprinklers if they are not required for the primary residence. [3] | A detached ADU is exempt from sprinklers if the main home is not sprinklered and the ADU, not counting a garage, is no larger than 1,200 square feet. [1] | | Attached ADU size | A local maximum size cannot be set below 850 square feet of interior livable space, or 1,000 square feet for an ADU with more than one bedroom. [3] | An attached ADU may be 50% of the primary structure or 850 square feet, whichever is greater, rising to 1,000 square feet with two or more bedrooms. [1] | ## About the handout The city's Building Division summarizes its ADU requirements in handout CDD-0423. Page one is marked as revised on January 29, 2026. [1] Page two still shows a 2022 revision date [1], and the city calls the handout a live document. [1] Fees, sprinklers and water service are all on page two, so confirm those points with the Building Division. ## Planning before Building You can't go straight to a building permit. Planning approval, or an approval for concurrent review, has to be in hand first. [1] Concurrent review is requested on a Memorandum of Understanding form and needs sign-off from senior Planning staff. [1] If an existing structure is coming down to make room, the wrecking permit approval comes before that. [1] ## How many and how large Sacramento allows two ADUs on a lot, attached or detached. [1] Detached units share one allowance: their combined floor area can't exceed 1,200 square feet. [1] An attached ADU may be half the size of the primary structure or 850 square feet, whichever is greater, or 1,000 square feet with two or more bedrooms. [1] > **Note:** So two detached units are possible, but they split 1,200 square feet between them. ## Submitting plans Electronic plan check is available, and paper submittal at the public counter is still accepted. [1] A complete set includes structural plans, an electrical layout, Energy Code and CalGreen compliance documents, and photovoltaic solar plans. [1] Each attached and detached ADU needs its own address, requested at submittal. [1] There is an unusual extra for alley units: if the alley has no alley or street sign, the applicant is responsible for installing one. [1] ## Sprinklers The handout gives two exemptions: - **Detached:** the main home isn't sprinklered and the ADU, not counting a garage, is no more than 1,200 square feet. [1] - **Attached:** the home isn't sprinklered, the addition is no more than half the original structure, and the whole building stays within 3,600 square feet. [1] > **Watch for:** The 3,600 figure can catch an attached ADU on a large house. ## Water and power City code allows one water service connection per lot, so an ADU doesn't need its own water meter tap. [1] For solar, the handout directs applicants to SMUD for panel location, utility changes, timelines and cost. [1] ## Fees The handout states that impact fees are waived for ADUs of less than 750 square feet and applied at 750 and above. [1] School district impact fees apply and are dealt with directly with the district. [1] If you want numbers before committing, the Building Division will prepare a permit fee estimate for a $164 estimating fee. [1] ## Our read Sequence is the thing to get right in Sacramento: Planning, then Building, with concurrent review as the way to overlap them. On a design near 750 square feet, settle the fee question in writing early. ## Frequently asked questions ### How many ADUs can I build on one lot in Sacramento? Two, attached or detached. [1] Detached units share a combined limit of 1,200 square feet. [1] ### Does an ADU in Sacramento need its own water meter? No. City code allows one water service connection per lot, so a separate water meter tap is not required. [1] ### Can I apply for a building permit before Planning approves the ADU? Only with an approved concurrent review. Otherwise Planning approval has to come first. [1] [1] The state review periods that follow are in our [timeline guide](https://www.lotlinepermits.com/california/guides/adu-permit-timeline-california/#clock-one-is-the-application-complete). ## References 1. CDD-0423: Accessory Dwelling Units (ADU) handout. City of Sacramento, Community Development Department. https://www.cityofsacramento.gov/content/dam/portal/cdd/Building/Forms/CDD-0423_Accessory-Dwelling-Units-(ADU)-Handout.pdf (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 1 (Sections 66310 to 66313.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=1. (read 2026-11-10) 3. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # Getting an ADU plan preapproved in Pleasanton > Pleasanton's preapproval program is aimed at the people who draw ADUs, not the people who order them. A designer gets a plan cleared once, and later clients build from it. Source: https://www.lotlinepermits.com/california/pleasanton/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - The program preapproves detached ADU plans submitted by design professionals and builders. [1] - Plans need a fillable cover sheet with blank fields for each site. [1] - A screening note is required for ADUs within 10 feet of a property line. [1] - Wildland-urban interface details are optional, and decide where the plan can be used. [1] ## Who this is for The city preapproves plans for detached ADUs that are submitted by designers, architects, builders and other qualified professionals. [1] Its checklist is written for a professional seeking approval of a design on its own, independent of any site-specific application. [1] If you are a homeowner, the takeaway is different: ask a designer whether they hold a Pleasanton-preapproved plan, because your own application would then be site-specific work on top of a design the city has already reviewed. The checklist we read is marked as revised in April 2024. [1] Confirm with the Building Division that it is still the current version. ## How to submit The package is uploaded through the city's Accela Citizen Access system. [1] Two instructions are easy to miss: apply under "Residential - addition", and put "Preapproved ADU plan submittal" in the project description so staff can tell it apart from an ordinary permit. [1] A preapproved ADU request form goes in with it. [1] ## What makes a preapproval set different A preapproved plan has to work on lots the designer hasn't seen yet. The checklist handles that with blanks. - **Title block on every sheet,** with space to add the property address and the owner's name, address and phone number later. [1] - **A fillable cover sheet.** The city requires it so that the right notes are on the plans for each use. [1] - **Hazard zones.** The cover sheet has fields for wildland-urban interface, flood zone, liquefaction and seismic hazard zone. [1] - **Lot coverage and deferred submittals.** Both have their own fields. [1] ## The screening note This is the most Pleasanton-specific item on the list. Plans must carry a note showing how they will meet Municipal Code Section 18.106: a solid fence at least six feet high, together with screening plants of a species that matures to at least 10 feet, along the interior side and rear property lines next to the ADU. [1] The requirement applies where the ADU sits less than 10 feet from the respective property line. [1] > **Watch for:** Since state law lets an ADU sit as close as four feet to the side and rear lines [2], most backyard units will fall inside that 10-foot band. Budget for the fence and planting, and show them on the site plan. ## Wildland-urban interface WUI construction details are optional. They are needed only if you want the plan preapproved for use in the WUI. [1] Leaving them out is a commercial decision as much as a technical one, since it narrows the lots your plan can serve. ## Engineering and energy The structural set includes a truss submittal and the required special inspections. [1] On the electrical side, the city asks for a load calculation worksheet with main and sub-panel sizes. [1] Energy paperwork has to be on the drawings themselves: Form CF-1R with all signatures, incorporated with the energy calculations [1], and the city's own CalGreen Residential Mandatory Measures Checklist. [1] ## Our read For a designer, the cover sheet is where preapprovals succeed or fail. Every blank you leave for site data is a place the city expects a later applicant to fill in, so the sheet has to make sense with nothing in it. For a homeowner, a preapproved plan shortens the design review and leaves the site questions, such as screening, hazard zones and lot coverage, still to be answered for your lot. ## Frequently asked questions ### Can a homeowner apply for plan preapproval in Pleasanton? The checklist is written for design professionals who want a plan preapproved independent of any particular site. [1] A homeowner would normally use a plan a designer has already had preapproved. ### Do I need a fence around an ADU in Pleasanton? Where the ADU is less than 10 feet from a property line [1], plans must show a solid fence at least six feet high and screening plants along that line. [1] ### Can a preapproved plan be used in a wildfire area? Only if the designer included wildland-urban interface construction details when the plan was preapproved. [1] Long Beach runs a comparable program; see [its pre-approved plan route](https://www.lotlinepermits.com/california/long-beach/#the-pre-approved-plan-route). ## References 1. ADU Preapproval Submittal Checklist. City of Pleasanton, Community Development Department, Building Division. https://cityofpleasantonca.gov/assets/our-government/community-development/permits-forms-fees/adu-preapproval-submittal-checklist.pdf (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # How long an ADU permit takes in California > State law doesn't promise a fast permit, but it does put the city on a clock at three points. Knowing which clock is running tells you whether you're waiting on the city or the city is waiting on you. Source: https://www.lotlinepermits.com/california/guides/adu-permit-timeline-california/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - The city has 15 business days to tell you in writing whether your application is complete. [1] - Once it holds a completed application, it has 60 days to approve or deny. [1] - An appeal must be decided within 60 business days. [1] - Every resubmittal restarts the 15-business-day completeness clock. [1] ## Clock one: is the application complete? From the day the permitting agency receives your application, it has 15 business days to decide whether the application is complete and to tell you so in writing. [1] This step exists because of SB 543, which rewrote the review procedure with effect from January 1, 2026. [1] "Permitting agency" is wider than the planning counter. The definition takes in any body involved in reviewing the permit that has no substitute, and it names utilities and special districts alongside planning and building departments. [2] In practice that means a water district sitting on your file is on the same clock. If the agency says nothing within the 15 business days, the application is treated as complete. [1] ## Clock two: approve or deny When the lot already has a house or a multifamily building on it, the agency has 60 days from receiving a completed application to approve or deny it. [1] The decision is ministerial, so there is no hearing and no discretionary review. [1] Note the two units. Completeness is counted in business days. The decision period is written simply as 60 days. Three things change this clock: - **You ask for a pause.** If the applicant requests a delay, the 60 days stop running for as long as the delay lasts. [1] - **You're building the main house at the same time.** The agency may hold the ADU decision until it has decided the new home. [1] - **The city runs out of time.** The statute says that if the local agency has neither approved nor denied a completed application within 60 days, the application is deemed approved. [1] > **Watch for:** That last point is the one people most want to rely on, and the one to be most careful with. A deemed approval is a legal position, and a building inspector still expects to see an issued permit. If you believe the 60 days have passed, put the dates in writing to the department and get qualified legal advice before any work starts. ## Clock three: the appeal If your application is found incomplete or is denied, the agency has to give you a way to appeal in writing to its governing body. [1] It then has 60 business days from receiving your appeal to give a final written determination. [1] A city that offers two levels of appeal doesn't get extra time for the second. [1] ## Junior ADUs run on similar clocks Junior ADUs have their own section of the code. It carries the same 15-business-day completeness review [3] and a 60-day decision period where there is an existing single-family home. [3] ## Where the time really goes The statutory periods add up to roughly three months for a clean application. Most of the calendar time in a real project sits outside them: preparing drawings, waiting on a survey or an energy report, and turning around each incomplete notice. Every resubmittal opens a fresh 15-business-day review [1], so two rounds of missing items can add six weeks before the 60-day period has even begun. > **Tip:** The practical lesson is to spend effort on the first submittal. Use the city's own checklist line by line, and keep a dated record of what you submitted and when. ## Frequently asked questions ### Does the 60-day clock start on the day I submit my ADU application? Not necessarily. The 60 days run from the date the agency receives a completed application [1], and completeness is decided first, within 15 business days. [1] If you receive an incomplete notice, see [how to answer it](https://www.lotlinepermits.com/california/guides/adu-application-incomplete-notice/#how-to-answer-it). ### Are the 15 days calendar days or business days? Business days. [1] Agencies spell out what that means for them: Menlo Park counts days its City Hall is open [4], and Los Angeles County's memo excludes weekends and state holidays. [5] The county's approach is on our [Los Angeles County page](https://www.lotlinepermits.com/california/los-angeles-county/#completeness-and-the-60-days). ### What happens if the city never answers? Silence on completeness means the application is deemed complete. [1] Silence on a completed application for 60 days means the statute treats it as deemed approved. [1] Take legal advice before relying on a deemed approval. The provisions are summarized under [what SB 543 left alone](https://www.lotlinepermits.com/california/laws/sb-543/#what-it-left-alone). ## References 1. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 1 (Sections 66310 to 66313.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=1. (read 2026-11-10) 3. California Government Code, Title 7, Division 1, Chapter 13, Article 3 (Sections 66333 to 66339.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=3. (read 2026-11-10) 4. Accessory Dwelling Unit (ADU) Application Checklist. City of Menlo Park, Community Development, Planning Division. https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/adu-checklist-for-applicants-3-19-2026.pdf (read 2026-11-10) 5. Accessory Dwelling Units: Senate Bill 543 and Assembly Bill 1154 (memo to staff). Los Angeles County Department of Regional Planning. https://planning.lacounty.gov/wp-content/uploads/2025/12/ADU_memo_sb543_ab1154.pdf (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # Legalizing an unpermitted ADU built before 2020 > If a unit on your property was built without permits before 2020, state law narrows the reasons a city can refuse to permit it now. The protection is real, and it has an edge you need to know about. Source: https://www.lotlinepermits.com/california/laws/unpermitted-adu-rules/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - A city can't refuse a permit for a pre-2020 unpermitted unit just because it breaks building standards or ADU rules. [1] - It can refuse where a correction is needed to meet substandard-building standards. [1] - Impact fees and connection charges are largely waived. [1] ## Which units qualify The rule covers an unpermitted ADU or junior ADU that was constructed before January 1, 2020. [1] The date is about when the unit was built, so evidence of age is the first thing to gather: old photographs, utility bills, a lease, an assessor's record or aerial imagery showing the structure in place. ## What the city can't use against you For a qualifying unit, the local agency may not deny the permit on either of two grounds: that the unit violates building standards, or that it doesn't comply with the state ADU rules or a local ADU ordinance. [1] So a garage unit sitting two feet from a fence isn't refused simply for missing the setback. ## The edge of the protection The city keeps one ground for refusal. It may deny the permit if it finds that correcting the violation is necessary to comply with the standards in Health and Safety Code Section 17920.3, which is the state's definition of a substandard building. [1] > **Note:** In plain terms, the law forgives rule-breaking and doesn't forgive danger. Expect an inspector to focus on matters such as wiring, heating, plumbing, structural soundness and fire safety, and expect to pay for those repairs. ## Find out before you apply Many owners hold back because they fear that asking the question invites enforcement. The statute speaks to that directly. Cities are required to tell the public that, before applying, a homeowner may obtain a confidential third-party code inspection from a licensed contractor to learn the unit's condition and the likely scope of work. [1] > **Tip:** Doing this first gives you a repair list and a rough budget while the decision to apply is still yours. ## After you apply Once an application is in, a city inspector may inspect the unit and recommend what is needed to meet health and safety standards. If problems are found, the agency must not penalize you for having had the unpermitted unit, and it must approve the permits needed to correct them. [1] ## Fees A homeowner permitting a qualifying unit is not required to pay impact fees or connection or capacity charges. The exception is narrow: where utility infrastructure is required for health and safety compliance and the charge is one the fee section permits. [1] Permit and plan check fees are a different matter and still apply. ## A note on section numbers These rules were in Section 66332 until SB 543 moved them to Section 66311.7 at the start of 2026. [1] City handouts that mention "66332" are describing the same protection. ## Frequently asked questions ### Does it matter when my unpermitted unit was built? Yes. The protection applies to units constructed before January 1, 2020. [1] Older guides cite Section 66332 for this; the rules now sit in Section 66311.7. [1] The renumbering is listed under [sections that moved](https://www.lotlinepermits.com/california/laws/sb-543/#sections-that-moved). ### Can I find out what is wrong with the unit before telling the city? Yes. The statute provides that a homeowner may obtain a confidential third-party code inspection from a licensed contractor before applying. [1] ### Will I be penalized for applying? If an inspection after you apply finds health and safety problems, the agency must not penalize you for having had the unpermitted unit, and it must approve the permits needed to correct them. [1] Impact fees are largely waived too, as explained on the [impact fees page](https://www.lotlinepermits.com/california/laws/adu-impact-fees/#what-isnt-an-impact-fee). ## References 1. California Government Code, Title 7, Division 1, Chapter 13, Article 1 (Sections 66310 to 66313.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=1. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # Oakland's building criteria for ADUs on one-family lots > Oakland asks applicants to certify their project against a building criteria checklist. Much of it is about utilities, and a few items can change a design that looked finished. Source: https://www.lotlinepermits.com/california/oakland/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - A new detached ADU must be all-electric, with no gas appliances. [1] [1] - The ADU's sewer connection can't run under the main house. [1] - Removing more than half of an existing building turns a conversion into new construction. [1] - Wall openings must be at least 5 feet from the property line, or 3 feet if sprinklered. [1] ## How the checklist works The checklist for one-family lots is marked as updated in February 2025. [1] It states that an ADU may only be granted if the applicant can answer "Yes" or "N/A" to every item. [1] The applicant then signs to certify that the project conforms. [1] > **Tip:** Because you are certifying, read each item as a design requirement. A "No" is something to fix on the drawings before you sign. ## Utilities: where designs most often change **All-electric.** Newly constructed detached ADUs must be all-electric under Oakland Municipal Code 15.37. [1] The checklist states it both ways: no gas appliances are allowed in a detached ADU. [1] Plan for electric heating, water heating and cooking from the start, and size the electrical service to match. **Panel and meter.** The ADU needs access to its own electrical panel, and the checklist cites a state utility rule requiring a separate electrical meter for ADUs other than JADUs. [1] **Sewer.** The ADU's plumbing branch connection to the sewer lateral must not sit underneath the primary home. [1] On a lot where the lateral runs under the house to the street, that can mean a new route and more trenching than expected. **Heating.** The unit has to be heated separately, with each household able to reach its own heating equipment and water heater. [1] ## Access and addressing The ADU needs its own way in and out, and its path of egress can't pass through the primary home or another dwelling. [1] ADUs get separate addresses; a JADU does not. [1] ## Room sizes - Ceilings of at least 7 feet 6 inches in habitable space, and 7 feet in bathrooms, toilet rooms and laundry rooms. [1] - A combined living, eating and sleeping room of at least 150 square feet, plus a separate permanent clothes closet. [1] > **Watch for:** Ceiling height can decide whether a garage or basement conversion is practical at all. ## Fire separation No wall openings may be closer than 5 feet to the property line, or 3 feet where the building is sprinklered. [1] The city may ask for a surveyor's certification to show the ADU is within the property and meets fire separation distances. [1] State law lets a city require no more than a four-foot side and rear setback. [2] A wall at four feet is therefore allowed to stand there, and under Oakland's checklist it can't have a window or door in it unless the building is sprinklered. Sprinklers are required throughout when an addition takes the combined floor area of the ADUs and the primary home over 3,600 square feet, or when the primary home is required to have them. [1] ## Conversions: the 50% rule Two notes at the foot of the checklist matter for older buildings. Demolishing more than 50% of an existing building requires a demolition permit, and the project is then treated as a new building, not a conversion, for building code purposes. [1] And if site conditions during construction call for removing more than half, a revision has to be submitted before removal continues. [1] Buildings that are dug down to gain height must meet new-construction requirements at the lower level and include engineered foundation and structural plans. [1] Attached ADUs also carry a sound transmission requirement between units. [1] ## Our read In Oakland, walk the utilities before you draw the rooms. Find the sewer lateral, check the electrical service, and assume no gas in a detached unit. On a conversion, get an honest view from your contractor on how much of the old structure will survive, because crossing 50% changes which code applies. ## Frequently asked questions ### Can I have a gas stove in a detached ADU in Oakland? No. Newly constructed detached ADUs must be all-electric [1], and the checklist states that no gas appliances are allowed in a detached ADU. [1] ### What is the minimum ceiling height for an ADU in Oakland? Seven feet six inches in habitable space, and seven feet in bathrooms, toilet rooms and laundry rooms. [1] ### When does a conversion count as new construction? When more than 50% of the existing building is demolished or deconstructed. It then needs a demolition permit and is treated as a new building for building code purposes. [1] Long Beach draws its own line for garage conversions; see [who can use its conversion application](https://www.lotlinepermits.com/california/long-beach/#can-you-use-the-citys-conversion-application). ## References 1. One-Family ADU Application, ADU Building Criteria Checklist (updated February 2025). City of Oakland, Planning and Building Department. https://www.oaklandca.gov/files/assets/city/v/2/planning-amp-building/documents/sp/adus/single-family-adu-building-criteria-checklist.pdf (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # Permitting an attached or converted ADU in Moreno Valley > In Moreno Valley the drawings are only half the job. The city's checklist ends with a page of acknowledgements, and most of them describe something another office has to sign off before your permit can be issued. Source: https://www.lotlinepermits.com/california/moreno-valley/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - Get the ADU's new city address before you submit; the approval letter is part of the upload. [1] - All plan sheets go into SimpliCITY as one merged PDF. [1] - A covenant with the city must be completed before the permit is issued. [1] - A panel or meter upgrade is a separate permit under the house address. [1] ## Which checklist this is Moreno Valley's "Minimum Plan Submittal Requirements" checklist covers ADUs that are attached to the house or garage, or made by remodeling the inside of the house or garage. [1] It carries a revision date of June 5, 2025. [1] SB 9 projects are sent to a different checklist run by the Planning Division. [1] If you are building a separate detached unit, confirm with Building and Safety which checklist applies before relying on this page. ## Before you upload anything The first box on the list isn't a drawing. You need a valid new city address for the ADU, and the city-approved address letter is one of the required attachments. [1] Request the address early, because the title sheet has to show it too. ## How the upload works Submittal is through the city's SimpliCITY portal, and the checklist is particular about it: - All plan sheets are merged into one PDF file. [1] - Each upload has to be given the correct document type. [1] - Sheets should follow the city's standard order and numbering. If they don't, SimpliCITY sorts them automatically, and your approved set will come back in a different order from the one you drew. [1] - The completed checklist and its acknowledgement pages are uploaded with the application. [1] > **Note:** The sheet order point sounds minor. It matters on site, where a contractor flipping through approved plans expects the index on the cover to match. ## Drawing details that are easy to miss - Title 24 energy calculations need the required signed sheets printed onto the plan sheets, not attached loose. [1] - Truss calculations can't be deferred when the roof isn't conventionally framed. [1] - Exterior elevations show where the illuminated address numbers will go. [1] - The site plan shows drainage with arrows running away from the foundation. [1] - If solar is required, it is a separate plan and permit, yet the proposed panel layout must still be drawn on the building plans. [1] ## The five things due before issuance Plan approval and permit issuance are different moments in Moreno Valley. The acknowledgement page lists what stands between them: 1. **Covenant.** A covenant agreement between the owner and the city must be completed. [1] 2. **Special Financing Districts.** Separate fees are required for any new dwelling unit. [1] 3. **School district.** Fees and certification from the applicable school district. [1] 4. **Water and sewer.** The owner contacts the purveyor and completes its requirements. [1] 5. **Septic, where it applies.** Approved health plans from Riverside County Environmental Health are forwarded to the city. [1] State law bars impact fees on ADUs of 750 square feet of interior livable space or less. [2] Whether a particular district charge falls within that rule is a question to put to the district in writing; this page doesn't answer it. ## Work that needs its own permit Two items are routinely folded into ADU drawings and bounced back: - A dual meter or main panel upgrade replacing the house's meter needs a separate electrical-only permit, filed under the house address. [1] - Exterior work on the existing house, such as walls, patio covers or decks, needs a separate plan and permit. [1] ## Our read Start the outside clearances the week you submit, not the week your plans are approved. The covenant, the school district certification and the water and sewer release each run on someone else's timetable, and any one of them can hold a permit that is otherwise ready. ## Frequently asked questions ### Do I need an address for the ADU before I apply in Moreno Valley? Yes. A valid new city address is on the checklist, and the city-approved address letter is one of the required uploads. [1] ### Can a panel upgrade go on the same permit as the ADU? No. A dual meter or main panel upgrade that replaces the house's meter needs a separate electrical-only permit under the house address. [1] ### Does Moreno Valley charge fees on a small ADU? State law bars impact fees on ADUs of 750 square feet or less. [2] The city's checklist separately lists Special Financing District fees for any new dwelling unit. [1] Which charges count as impact fees is covered under [what isn't an impact fee](https://www.lotlinepermits.com/california/laws/adu-impact-fees/#what-isnt-an-impact-fee). ## References 1. Attached / Converted Space Accessory Dwelling Unit (ADU) Minimum Plan Submittal Requirements. City of Moreno Valley, Building and Safety. https://moval.gov/adu/adu-attached.html (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 1 (Sections 66310 to 66313.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=1. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # SB 543: what changed for ADU permits in 2026 > SB 543 didn't change what you can build so much as how your application has to be handled. It also renumbered parts of the code, which is why older guides now point to sections that have moved. Source: https://www.lotlinepermits.com/california/laws/sb-543/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - In force since January 1, 2026. [1] - Section 66317 now requires a written completeness decision within 15 business days. [1] - It provides a written appeal with a 60-business-day limit. [1] - Fee rules now sit in § 66311.5 and unpermitted-unit rules in § 66311.7. [2] [2] ## The procedure it put in place The bill amended Government Code Section 66317, the section that governs how an ADU application is processed. [1] As the section now reads, an application moves through defined steps: 1. **Completeness.** Within 15 business days of receiving the application, the permitting agency decides whether it is complete and says so in writing. [1] 2. **A usable list.** If it is incomplete, the notice lists the missing items and how to supply them. [1] 3. **A closed list.** The agency can't add new completeness items when you resubmit. [1] 4. **A default.** No timely answer means the application is deemed complete. [1] 5. **An appeal.** Incomplete determinations and denials can be appealed in writing [1], with a final determination due in 60 business days. [1] ## How ADU size is measured The size limits in the ADU chapter are now written in terms of interior livable space. Los Angeles County's planning director, in a memo to staff, reads SB 543 as specifying exactly that, and has told staff to measure ADU floor area as interior space intended for human habitation. [3] The same memo records that SB 543 was signed on October 10, 2025. [3] ## Who is bound by it The duties fall on the "permitting agency", and the code defines that term broadly: any entity involved in reviewing the permit for which there is no substitute, expressly including utilities and special districts. [2] A homeowner whose plans are waiting on an outside district has the same timetable to point to. ## Junior ADUs The same bill touched the junior ADU article. Junior ADU applications now have a matching 15-business-day completeness review. [4] ## Sections that moved > **Note:** If you're reading a guide, a city handout or a correction letter written before 2026, some of its citations will be out of date: | Subject | Old section | Current section | |---|---|---| | Fees, impact fees and utility connections | § 66324 | § 66311.5 [2] | | Unpermitted units built before 2020 | § 66332 | § 66311.7 [2] | The bill also amended Section 66321, which limits how far local size and height rules can go. [1] ## What it left alone The 60-day decision period for a lot with an existing dwelling is still there [1], and so is the sentence providing that a completed application not decided in 60 days is deemed approved. [1] Review remains ministerial. [1] ## What this page doesn't cover This summary is drawn from the code as it reads today. It doesn't reproduce the bill's legislative history or compare the wording line by line with the 2025 text, and cities are still updating their handouts to match. Where a city's published process and the statute appear to differ, our city pages set the two side by side. ## Frequently asked questions ### When did SB 543 take effect? On January 1, 2026. [1] A Los Angeles County planning memo records that the Governor signed it on October 10, 2025. [3] ### Does SB 543 apply to junior ADUs? Yes. Junior ADU applications get the same 15-business-day completeness review. [4] The decision period is covered under [junior ADUs run on similar clocks](https://www.lotlinepermits.com/california/guides/adu-permit-timeline-california/#junior-adus-run-on-similar-clocks). ### Did SB 543 change ADU impact fees? It moved the fee rules from Section 66324 to Section 66311.5. [2] The 750 square foot rule itself is explained on our [impact fees page](https://www.lotlinepermits.com/california/laws/adu-impact-fees/#the-rule). ## References 1. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 1 (Sections 66310 to 66313.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=1. (read 2026-11-10) 3. Accessory Dwelling Units: Senate Bill 543 and Assembly Bill 1154 (memo to staff). Los Angeles County Department of Regional Planning. https://planning.lacounty.gov/wp-content/uploads/2025/12/ADU_memo_sb543_ab1154.pdf (read 2026-11-10) 4. California Government Code, Title 7, Division 1, Chapter 13, Article 3 (Sections 66333 to 66339.5). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=3. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # The ADU permit process in San José > San José lays its ADU process out in six steps and tells you, quite openly, which missing document holds up the most projects. It is worth taking the city at its word. Source: https://www.lotlinepermits.com/california/san-jose/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - Start with the ADU Universal Checklist before any drawings. [1] - Get the water company's hydrant flow letter early; the city says its absence often delays projects. [1] - Incomplete or inaccurate plans are not processed. [1] - One named person, the ePlan Applicant, handles every upload and reply. [1] ## Step one is eligibility, not design The city's first step is its ADU Universal Checklist, which sets out project requirements according to the location and type of your property. [1] One of the things it asks you to settle is whether you are building under the City allowance or the State allowance. [1] That choice shapes the design, so make it before a designer starts. ADUs on multifamily lots don't follow this route; the city asks those applicants to email its ADU Ally team. [1] ## Getting advice before you submit There are two levels. A planner will answer basic questions by phone or email, and that service doesn't include plan review. [1] For feedback on your actual plans you can book a preliminary virtual meeting, which is invoiced at $398 an hour with a 30-minute minimum. [1] > **Tip:** Half an hour is enough to test one or two specific questions. Send the completed Universal Checklist and a site plan with it, so the time isn't spent on basics. ## The submittal package Staff will not process inaccurate or incomplete plans, and the city says so in capitals. [1] Alongside the building plans, the package includes: - **A water company letter** giving flow data at the hydrant closest to your lot. [1] The city adds that projects are often delayed because applicants don't get it. [1] Request it the day you decide to go ahead. - **A geotechnical report,** where applicable. [1] - **Form 302 and Form 312,** the address assignment request and the ADU property owner declaration. [1] - **For a junior ADU, Form 313 instead of 312.** It is a deed restriction agreement that needs a wet signature and goes in by post. [1] ## Who does what in SJePlans When you open the application you name an "ePlan Applicant". Only that person can upload documents and answer plan review comments. [1] All review communication then runs through SJePlans, with notices going to that person's email. [1] > **Watch for:** If your designer is the ePlan Applicant, you won't see comments unless they forward them. Agree at the outset how you'll be kept informed. ## Three phases of review 1. **Prescreen.** A permit specialist confirms the upload is ready and invoices the initial plan review fees; the project goes to a reviewer once they are paid. [1] 2. **Plan review.** Comments and resubmittals, cycle by cycle, inside SJePlans. [1] 3. **Issuance review.** Final invoices fall due, including residual plan review fees, inspection fees, school fees and parkland fees. [1] Under state law the city has 15 business days to tell you in writing whether an application is complete. [2] The city's page doesn't say how its prescreen maps onto that period, so keep a note of your upload date. ## Inspections Have the completed Bulletin 213 inspection checklist on site with the approved plans and the permit card. [1] Before you book the final inspection, the Construction and Demolition Diversion review has to be signed off. [1] ## Our read San José's process is orderly, and two parts of it are in your hands: getting the hydrant flow letter early, which the city says often holds projects up, and paying the invoices at prescreen and issuance promptly. ## Frequently asked questions ### What is San José's ADU Universal Checklist? It is the city's first step: a checklist that sets out project requirements according to the location and type of your property. [1] ### What does it cost to meet a San José planner before applying? Basic questions by phone or email are answered without plan review. [1] A preliminary virtual meeting about your plans is invoiced at $398 an hour, with a 30-minute minimum. [1] ### What most often delays ADU projects in San José? The city singles out the water company's hydrant flow letter, saying projects are often delayed because applicants do not get it. [1] If your upload is returned as incomplete, see [how to answer the list](https://www.lotlinepermits.com/california/guides/adu-application-incomplete-notice/#how-to-answer-it). ## References 1. ADU Project Process. City of San Jose, Planning, Building and Code Enforcement. https://www.sanjoseca.gov/business/development-services-permit-center/accessory-dwelling-units-adus/adu-plan-review-permit-process (read 2026-11-10) 2. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ --- # Your ADU application was marked incomplete. What now? > An incomplete notice feels like a rejection. It isn't one. It is a list, and since 2026 the city is held to that list. Source: https://www.lotlinepermits.com/california/guides/adu-application-incomplete-notice/ Publisher: Lotline Last reviewed: 2026-11-10 ## Key points - The notice has to list each incomplete item and explain how to fix it. [1] - On resubmittal, the city can't ask for an item that wasn't on that list. [1] - You can appeal an incomplete determination in writing. [1] ## What the notice has to contain A bare "application incomplete" isn't enough. The permitting agency must give you a list of the incomplete items together with a description of how the application can be made complete, and it must do so with its written notice. [1] > **Tip:** Read your notice against that standard before you do anything else. For each item, you should be able to answer two questions: what is missing, and what would satisfy it. If an item is too vague to act on, ask the reviewer in writing to clarify that item, and keep the reply. ## The list is the list This is the part that changed how resubmittals work. When the agency reviews what you send back, it cannot require an item that was not included in its incomplete list. [1] Its job on the second pass is to decide whether you have remedied the listed items. Two limits are worth understanding: - The rule concerns **completeness**. Whether the design complies with setbacks, height or the building code is decided afterwards, in the 60-day approval period, and a complete application can still be denied. - The rule protects you only for what you actually changed. If your resubmittal alters the design, expect the changed sheets to be looked at afresh. ## How to answer it A response is easier to review when it follows the city's list item by item. A format that works: 1. **Number your response to match theirs.** Item 1 in the notice is item 1 in your reply. 2. **Say where the fix is.** Give the sheet number and detail, such as "Sheet A-1, setback dimension added at north property line". 3. **Change only what was asked for,** and cloud or highlight the revisions on the drawings. 4. **Attach the notice itself** to your resubmittal so the list travels with the file. 5. **Keep proof of the date you resubmitted.** A new 15-business-day completeness review runs from it. [1] If the city doesn't answer within that period, the resubmitted application is deemed complete. [1] ## When an item looks wrong Sometimes a listed item asks for something you believe the city can't require. State law says that only an ADU ordinance consistent with the state rules can be the basis for delaying or denying the permit. [1] You have two routes, and they aren't exclusive. You can supply the item and move on, which is often quicker. Or you can use the appeal that the law requires every agency to offer for incomplete determinations. [1] The agency then has 60 business days to give a final written answer. [1] Weigh that period against the cost of simply complying; for a small item, the appeal can take longer than the fix. ## Incomplete is not denied The two outcomes are different and so are the documents. A denial must come with a full set of written comments listing what is defective or deficient and how to remedy it. [1] If what you received reads like design objections under an "incomplete" heading, it is reasonable to ask the department which of the two it has issued. ## Frequently asked questions ### Can the city add new items after I resubmit? Not for completeness. On resubmittal the agency cannot require an item that was missing from its incomplete list. [1] Design compliance is a separate question, decided during the [60-day approval period](https://www.lotlinepermits.com/california/guides/adu-permit-timeline-california/#clock-two-approve-or-deny). ### How long does the city have to review my resubmittal? Another 15 business days, the same as the first review. [1] Menlo Park says so in its own checklist: each resubmittal starts a new 15-business-day cycle. [2] See [how Menlo Park runs its review](https://www.lotlinepermits.com/california/menlo-park/#how-the-city-runs-the-review). ### Is there a deadline for appealing an incomplete notice? State law requires an appeal route [1] and gives the agency 60 business days to decide. [1] The time you have to file is set locally. In unincorporated Los Angeles County it is 14 calendar days. [3] Details are under [Appeals: mind the 14 days](https://www.lotlinepermits.com/california/los-angeles-county/#appeals-mind-the-14-days). ## References 1. California Government Code, Title 7, Division 1, Chapter 13, Article 2 (Sections 66314 to 66331). California Legislative Information. https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=1.&title=7.&part=&chapter=13.&article=2. (read 2026-11-10) 2. Accessory Dwelling Unit (ADU) Application Checklist. City of Menlo Park, Community Development, Planning Division. https://www.menlopark.gov/files/sharedassets/public/v/1/community-development/documents/adu-checklist-for-applicants-3-19-2026.pdf (read 2026-11-10) 3. Accessory Dwelling Units: Senate Bill 543 and Assembly Bill 1154 (memo to staff). Los Angeles County Department of Regional Planning. https://planning.lacounty.gov/wp-content/uploads/2025/12/ADU_memo_sb543_ab1154.pdf (read 2026-11-10) General information only, not legal advice. See https://www.lotlinepermits.com/disclaimer/ ---