Accessory Dwelling Unit (ADU)
An Accessory Dwelling Unit, is a small, separate living space on the same property as a single-family home. It can be attached to the main house, or it can be a separate structure, like a converted garage or backyard cottage.
The ADU Ordinance
On December 11, 2019, the City of Los Angeles adopted the Accessory Dwelling Unit Ordinance (Ordinance 186,481) which went into effect on December 19, 2019. This ordinance added a new section, Los Angeles Municipal Code (LAMC) Section 12.22A.33, which includes local development standards and requirements for Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units (JADUs), and Movable Tiny Houses (MTHs) as outlined in Government Code (GC) Sections 65852.2 and 65852.22.
Types of ADU
According to the Accessory Dwelling Unit Ordinance (Ordinance 186,481) three types of ADU’s have been defined to include: Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units (JADUs), and Movable Tiny Houses (MTHs).
Accessory Dwelling Unit (ADU)
Accessory Dwelling Unit (ADU)
An Accessory Dwelling Unit (ADU) is a small, separate living space on the same property as a single-family home. It can be attached to the main house or be a separate structure such as a converted garage or backyard cottage. These units provide independent living facilities such as a place to sleep, eat, cook and have personal hygiene. ADU's are located in the same lot as the main house, and it is a great way to increase living space options for family members, renters, or as a source of income for homeowners.
Movable Tiny House (MTH)
Movable Tiny House (MTH)
A Moveable Tiny House (MTH) is a small, portable living space that meets certain requirements set by the state of California. To be considered a MTH, the space must meet all the following requirements:
- Is licensed and registered with the California Department of Motor Vehicles.
- Meets the American National Standards Institute (ANSI) 119.5 requirements or the National Fire Protection Association (NFPA) 1192 standards, and is certified for ANSI or NFPA compliance. A 3rd party inspection agency (Design Approval Agency/Quality Assurance Agency) shall certify the MTH meets this requirement (List of approved 3rd party Design Approval Agencies (DAA) and Quality Assurance Agencies (QAA)).
- Cannot move under its own power.
- Is no larger than allowed by California State Law for movement on public highways
- Is no smaller than 150 and larger than 430 square feet as measured within the exterior faces of the exterior walls.
Development Standards and Requirements
ADUs, Junior ADUs, and Manufactured Tied Homes can be built in any area that allows residential use. Parking isn't required for new ADUs if they are within a half-mile walk of public transit. If you remove covered parking to build an ADU, you don't need to replace it.
ADUs must follow all zoning, building, and residential codes. Fire sprinklers aren't required if they're not necessary for the main house. Detached ADUs built from scratch must have solar panels.
ADU Approved
Standard Plans
Program
The Standard Plan Program makes it easier for LADBS customers to get permits for building Accessory Dwelling Units (ADUs) built repeatedly. Using standard plans shortens the time needed to review the plans through plan check, and corresponding permits are issued more quickly.
Under The Standard Plan Program private licensed architects and engineers create plans suitable for different types of sites. LADBS pre-approves these plans to make sure they meet building, residential, and green codes. If you choose an approved plan, LADBS will review it to make sure it fits your property, following zoning codes and foundation needs.
Additional Resources
Find ADU-related PDFs and forms here. For more options, visit our Forms and Publications page.
- Forms & Publications
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If it is a building code issue, you may file a request for modification. Please refer to the Request for Modification (Mod.00) form for reference. In approving such a request, the Department needs to determine that the slight modification is reasonably equivalent to the ordinance requirement involved, that a special individual reason makes the strict letter of the ordinance impractical, and that the slight modification is in conformity with the spirit and purpose of the Code involved.
If the request is denied by the Department, it may be appealed to the Board of Building and Safety Commissioners.
If it is a Planning Code issue, this Department can only review and act on items stipulated in Section 12.26, specifically, yard variances not exceeding 20% of the required yard and parking facility design as published in Sec. 12.21A5. (Reprint from Planning Code Section 12.26). All other request for changes from the Planning Code shall be filed with the Planning Department.
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You need to file for a Clerical Modification approval. You need to perform the following steps:
- Submit a completed Clerical Modification application form (PC-STR-App.19). Original signature is required.
- Submit the application fee as marked on the application form. Make check payable to “The Department of Building and Safety, City of Los Angeles.”
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Addition of a model to an existing approval requires submittal of Technical Modification. You need to perform the following steps:
- Submit a completed Technical Modification application form (PC-ELEC-App.12). Original signature is required.
- Submit the application fee as marked on the application form. Make check payable to “The Department of Building and Safety, City of Los Angeles.”
- Submit a current production sample of the new equipment model. d. Provide a current new model product literature (brochure, operational instruction, maintenance manual, owner’s manual).
- Photographs or drawings showing the exterior views and internal views of the new equipment.
- Schematic wiring diagrams. Diagrams should identify the sizes of wires, ratings of fuses, circuit breakers, and other components.
- The parts list for the components operating at or above 30 VAC or 24.8 VDC in dry locations or 15 VAC or 12.4 VDC in wet locations. Include the part's function, name of manufacturer, catalog number, electrical ratings, and testing agency component recognition or listing number.
- For new model with unlisted transformers, drivers or power supplies with a rating of less than 1KVA, provide two samples with schematic wiring diagrams and specification sheets.
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The steps are the same as regular approval, as follows:
Submit the following:
- A completed application form (PC-ELEC-App.12). Original signature is required.
- Application fee as marked on application form. Make check payable to “The Department of Building and Safety, City of Los Angeles.”
- Current product literature (brochure, operational instruction, maintenance manual, owner’s manual).
- Photographs or drawings showing the exterior views and internal views of the equipment.
- Schematic wiring diagrams. Diagrams should identify the sizes of wires, ratings of fuses, circuit breakers, and other components.
- The parts list for the components operating at or above 30 VAC or 24.8 VDC in dry locations or 15 VAC or 12.4 VDC in wet locations. Include the part's function, name of manufacturer, catalog number, electrical ratings, and testing agency component recognition or listing number.
- Production sample of the equipment as follows:
- For General or Laboratory Approval: Submit a current production sample (complete and operable) with all appurtenances to operate the equipment. If the equipment is too heavy or large to ship to the laboratory, arrange for a field location in the City of Los Angeles or at the factory where a complete testing can be performed without on-site restrictions (call the laboratory for a prior arrangement) and pay for the field trip charges.
- For One-Time Approval of field installed equipment: Provide the field location where the equipment is intended to be installed insuring that it can be evaluated and tested without on-site restrictions. Provide the complete address, phone number, and contact person. Pay for the field trip charges.
However, the revised approval may require a new model designation of the previous product and the approval would be for the duration that was originally established for the equipment.
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Current product literature, owner’s manual, schematic wiring diagrams and parts list, installation instruction (if applicable), and a production sample of the equipment with all the options and accessories.
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The permit number, address, owner, description of work, A&E occupancy load, and signature.
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An approved recognized electrical testing agency is a testing agency that obtains approval from the Department of Building and Safety to perform testing and listing and field evaluation. A list of these recognized testing agencies are posted on the LADBS web as follows on the "Electrical Test Lab (ETL)" page:
- Testing agencies that have approval for listing of equipment
- Testing agencies that have approval for one-time field evaluation
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All construction work for which a permit is required shall be subject to inspection by authorized inspectors. An inspection must be performed before work is concealed or covered. It is your responsibility to notify the inspector when the work is ready for inspection. Work is generally inspected and approved in succession and no work may continue beyond the point indicated in each successive inspection without first obtaining the approval of the inspector.
Common items to be inspected are foundation excavations, concrete work, wood framing, ventilation equipment, plumbing, electrical, shear wall nailing, roof nailing etc. When completed, there shall be a final inspection and approval of the completed project.
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The purpose for which a building, or part of a building, is used or intended to be used.
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It is an order to correct a code violation.
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