As an architect, I know how challenging it can be to find extra living space in Los Angeles without breaking the bank. That’s why I recommend Accessory Dwelling Units (ADUs) as a smart and flexible option for homeowners who want to make the most of their property.
ADUs are becoming increasingly popular, and for good reason! They’re versatile, affordable, and thanks to recent changes, easier to permit than ever before. In our experience, this is true for proposed and existing ADU structures. Los Angeles has recently relaxed its regulations on ADUs, making it simpler and faster to get a permit.
In this guide, I will walk you through the permitting process and explain what you need to know to get your ADU permit in the City of Los Angeles and incorporated LA County.
What are the benefits of getting an ADU permit?
Before you start building your dream ADU (or even if you have an existing structure that might pass for an ADU), you need to get a permit from the city. This is not only a legal requirement, but also a way to ensure your ADU is safe, functional, and valuable. A permit will also make it easier to sell or rent your ADU in the future.
An ADU permit might be a bureaucratic hassle, but it’s a smart investment. Here are some of the benefits of getting an ADU permit:
- You will comply with the local codes and standards that ensure your ADU is safe, durable, and energy-efficient.
- You will avoid any legal troubles or fines that may arise from building an unpermitted ADU.
- You will increase the value of your property by adding more living space and potential income.
- You will be able to legally rent out your ADU and generate extra income.
- You will have more flexibility and options for how you use your ADU, whether it’s for family, friends, or tenants.
You’ll need permits to build an ADU in Los Angeles. This ensures your ADU meets all safety regulations and becomes an official part of your property.
What are the types of permits you need for an ADU?
Depending on the type and size of your ADU, you may need different types of permits. Here are the most common ones:
Building permit
This is the main permit that shows your ADU meets the building codes and standards of your jurisdiction. You will need a building permit for any ADU project, unless it is exempted by state law. To get a building permit, you will need to submit a detailed plan of your ADU, drawn to scale and showing all the dimensions, materials, and features.
As explicitly required by the LADBS, you will need:
Plot Plan – (to scale) show location of the street, street name, lot dimensions, existing buildings,area(s) of work, yard setbacks from the property lines and between buildings.
Floor Plan – (to scale) show proposed work and adjacent room(s) (if applicable), door and window size and location
Foundation plan – show foundation size and floor joists’ direction and sizes (if applicable)
Roof Framing Plan – show roof rafters and ceiling joists’ direction and sizes
Elevations – (to scale) show height of building
Energy conservation details or Title 24– Certificate of compliance (CFIR)
If you work with Yifu Design Studio, we will take care of the architectural plan sets for you and apply for the permit on your behalf.
MEP (Mechanical, electrical, and plumbing) permits
These are the permits that allow you to connect your ADU to the utilities, such as water, electricity, gas, and sewer. You will need MEP permits for any ADU project that involves new or modified utility connections. Your ADU provider will obtain these permits for you from the local government and utility companies.
Location permit
This is the permit that regulates where you can build your ADU on your property. You may need a location permit if your ADU is located in a special zone, such as a coastal zone or a geo-hazard zone. In that case, you may need to get a coastal development permit (CDP) or a geological hazard clearance, respectively. These permits ensure your ADU is compatible with the environmental and geological conditions of your site.
These are the basic permits that you will need for any ADU project in Los Angeles. However, there may be other permits or approvals required depending on the specifics of your project. For example, you may need a fire sprinkler permit, a grading permit, a historic preservation permit, or a design review permit. To find out the exact permits you need, you can get a free ADU consultation with me or go to the city’s planning department.
What are the types of ADU projects that need a permit?
You will need a permit for any ADU project that involves new construction or conversion of an existing space. This includes the following types of ADU projects:
- ADUs attached to single-family residences
- ADUs converted from spaces within single-family residences
- Newly constructed detached ADUs on single-family properties
- Detached ADUs converted from accessory structures on single-family properties
- Junior ADUs (JADUs) converted from within single-family residences or detached structures (either new construction or conversion of an existing home or accessory)
- Garage conversions (either attached or detached)
- ADUs converted from within multi-family residences
- Up to two detached ADUs (either separate or connected) on multi-family residences
You might also need additional clearances and/or reports from other departments besides the Planning Department, such as,
- Department of Water and Power (DWP)
- Fire Department – hydrants and access
- Department of City Planning – Historical Preservation Overlay Zone (HPOZ), specific plan, and/or front yard landscape
- Department of Public Works – design, construction, renovation, and operation of public projects
- Bureau of Engineering (BOE) – curb cuts, sewer connection, address approval, and/or site drainage
- Bureau of Street Services (BSS) and Urban Forestry Division (UFD) – removal of trees in parkways and/or onsite trees
- Bureau of Sanitation (SAN) – low impact development and stormwater pollution mitigation
What are the requirements for applying for an ADU permit?
Before you apply for an ADU permit, you need to make sure your ADU project meets the requirements of the city. These requirements may vary depending on the type and size of your ADU, but here are some of the general ones:
- Your ADU must be located on a lot that has an existing or proposed single-family or multi-family residence.
- Your ADU must have independent access and sanitation facilities from the main residence.Your ADU must comply with the zoning and building standards of your jurisdiction, such as setbacks, height, lot coverage, parking, etc.
- Your ADU must not exceed the maximum size allowed by the city, which is typically 1,200 square feet or 50% of the main residence, whichever is less.
- Your ADU must not be sold separately from the main residence, unless it is a condominium or a planned development.
- Your ADU must be registered with the city and pay the applicable fees and taxes.
For Single Family Homes – ADUs and Junior ADUs
Multifamily properties: ADUs and Junior ADUs
What is the process of acquiring an ADU permit in Los Angeles?
Whether your project is in the city of Los Angeles or in unincorporated LA County, the process looks generally the same.
The easiest way to apply for an ADU permit is to work with an ADU design permit firm like Yifu Design Studio, who will handle the entire process for you. We will design your ADU according to your needs and preferences, draw the plans, compile the permit set, and submit the application to your local building department. We will also coordinate with vendors and city planners, and obtain all the necessary approvals and permits for your ADU project. All you need to do is sit back and relax while we take care of everything.
If you prefer to apply for an ADU permit yourself, you will need to follow these steps:
Plan Submittal and Plan Check Process.
Step 1 – Contact the city’s planning department and schedule a pre-application meeting. This is where you will talk to a planner about your ADU project and get feedback on the feasibility and requirements of your project. This is also called a soft approval, because it will give you an idea of what to expect and what to prepare for your permit application. You can find the contact information of the planning department for your jurisdiction here.
Step 2 – Prepare your ADU plan and permit set. This is where you will draw your ADU to scale and show all the details, such as dimensions, materials, features, utilities, etc. You will also need to fill out the application forms and gather the supporting documents, such as property deeds, site surveys, photos, etc.
You can find the minimum plan requirements here and the application forms for your jurisdiction on Epic LA or ePlanLA. Make sure your ADU plan meets the zoning and building standards of your jurisdiction, such as setbacks, height, lot coverage, parking, etc. You can find the zoning and building standards for your here.
If you are in the LA City, submit the package to the LA Department of Building and Safety. Plans will be accepted through ePlanLA and at any of Development Service Center locations. Plans will be reviewed for compliance with the Zoning and Building Codes. Instructions on how to obtain compliance will be provided on a correction list. Clearances from other City Departments may be required. Please refer to this list.
In Unincorporated LA: Submit a “Regional Planning – Base Application” through EPIC-LA. Upload a complete Land Use Application, architectural plans, and photos of your property. Application materials are listed under “Accessory Dwelling Unit (ADU)” on LA County’s Applications & Forms webpage.
Step 3: Submit your ADU application and pay the fees. This is where you will submit your ADU plan and permit set to the city and pay the application fees. The city will review your application and check for completeness and compliance. You can submit your application online or in person, depending on your jurisdiction.
Step 4: Respond to any comments or corrections. This is where you will address any issues or questions that the city may have about your ADU project. You may need to revise your ADU plan and resubmit it for approval. You can track the status of your application and communicate with the city online or by phone, depending on your jurisdiction.
Step 5: Obtain your ADU building permit and start construction. This is where you will receive your ADU permit and begin the construction of your ADU. You will also need to schedule inspections and obtain final approvals from the city before you can occupy your ADU.
How much do ADU permits cost in Los Angeles?
The cost of obtaining an ADU permit in Los Angeles depends on several factors, such as the type and size of the ADU, the location and zoning of the property, and the design and construction standards. Generally, the construction permit fees range from $2,000 to $10,000, while the building permit fees and zoning permit fees vary from $3,000 to $11,000. These are approximate figures that can help you plan your budget, but they may change depending on the complexity and scope of your project.
Some municipalities also charge impact fees for ADUs that are larger than 750 sq. ft., which are intended to cover the additional costs of public services and infrastructure. These fees can range from $5,000 to $25,000, depending on the ratio of the ADU size to the main house size. As an architect, I recommend designing your ADU to optimize the use of space and minimize the impact fees.
How long does the permitting process take in Los Angeles?
The permitting process for an ADU in Los Angeles can take anywhere from four to six months, depending on the municipality where you apply and the workload of the planning department. The process typically involves submitting your ADU plans, paying the fees, and obtaining the approvals from the relevant agencies, such as the building, zoning, fire, health, and engineering departments.
Your ADU permit is valid for 12 months from the date of issuance, and you must start the construction work within that period. Otherwise, your permit will expire and you will have to reapply. You must also maintain continuous work on your ADU project, and avoid any lapse of more than 180 days. If you encounter any delays or issues, you should contact the planning department and request an extension or a modification of your permit. You should also be aware of the changes in the ADU laws that may affect your project.
Once all corrections have been made and all clearances have been obtained, the permit will be issued, plans will be stamped approved, and construction can start.
I hope this guide has been helpful and informative for you. If you have any questions or need any assistance with your ADU project, please feel free to book a time with me. I would love to help you create your dream ADU in Los Angeles.
