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.

Accessory Dwelling Unit Ordinance (Ord 186481)
ZA Memo 143 - Implementation of 2019 ADU Ordinance and State ADU Law (Updated)

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)

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)

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.

 

 

View Approved Standard Plans

Additional Resources

Find ADU-related PDFs and forms here. For more options, visit our Forms and Publications page.

  • Forms & Publications
  • FAQ

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FAQ Search Results

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For the purpose of implementing LAMC 12.22 A.33, dwelling, primary dwelling, or primary residence mean any single-family or multifamily dwelling

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Mixed-use zone refers to any zone classification that allows for both residential and nonresidential uses on the same lot.

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Exceptions for products without proper approval are considered by the Structural Plan Check Division. See your plan checker and plan check supervisor regarding the process and fees required for an administrative approval.

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A single-family dwelling or use means a Dwelling, One-Family. A multifamily dwelling or use means any Structure with more than one Dwelling Unit or Guest Room, and used for long-term dwelling. Transient short-term rental uses established or used for less than 30 days are not considered dwellings for the purpose of implementing LAMC 12.22 A.33. Areas zoned for these uses means zones in which these uses are a permitted use in the respective zone classification.

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Car share means a vehicle rental program designed for people to rent vehicles for short periods of time, such as a few hours, pay only for their usage, and access the car at any hour, not just  during business hours. The vehicles may be commercially or personally owned. Commercial car share companies generally offer a fleet of vehicles which may be picked up and returned to a designated parking spot, or are picked up and returned to non-designated parking spots. Personal vehicle sharing (peer-to-peer car sharing) allows private car owners to make their vehicles available for rental.

 

Some car share companies operating in Los Angeles include, but are not limited to: BlueLA, Zipcar, Ryde, Waive, Getaround, Transfr, PiTcarz, Maeve, Turo, Envoy, and  Animo. For the purposes of determining the applicability of this parking exemption, pick-up and drop-off locations are provided by the ADU applicant and verified online. If LADBS staff has  questions on information an applicant supplies to demonstrate a car share program or location, they should consult with the Department of Transportation.

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The aim of LADBS Code Enforcement is to preserve and enhance the safety, appearance and economic stability of our community through the diligent enforcement of applicable ordinances and land use regulations. It maintains Los Angeles Municipal Codes (LAMC) by issuing an Order to Comply (OTC) to the property owner and any other person in control of a property who violates or causes or permits another person to violate any provision or requirement of the LAMC.

The OTC is essentially a warning letter with a time frame for voluntary compliance. The OTC describes the violation(s), instructions to remedy the violation(s) and warnings of possible penalty fees and criminal prosecution. Violation of the LAMC is a misdemeanor and code enforcement cases must therefore be prepared for the possibility of being resolved in Los Angeles Superior Court.

Read more about LADBS Code Enforcement.

 

 

 

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Living area is defined in state ADU law as “the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.”

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“ASHRAE Guideline 0.2-2015 Commissioning Process for Existing Systems and Assemblies”
requires the following items as part of Retro-Commissioning:

 

  • Define Owner’s EBCx goals and objectives.
  • Select the Initial EBCx Team.
  • Collect and analyze historical energy use.
  • Study the building and its operational characteristics with regard to energy use, occupant health and productivity, and equipment and structural reliability and longevity.
  • Develop CFR
  • Review building documentation such as building plans, specifications, O&M manuals, and maintenance records.
  • Perform diagnostic monitoring and establish trend logs to documents building performance for several weeks.
  • Visually inspect systems for correct installation and operation.
  • Perform simple repairs required to keep equipment operating, reduce energy use, and allow more accurate data gathering such as trend logging.
  • Perform functional tests.
  • Identify potential modifications that will reduce energy use and/or cost (includes a descriptions of the measure, estimated energy savings, cost estimate, and simple payback).
  • Perform an engineering and economic analysis of potential modifications.
  • Prepare a rank-ordered list of appropriate modifications.
  • Implement recommended modifications.
  • Prepare the draft EBCx Report, which includes the Implementation Report.
  • Revise O&M procedures to improve efficiency and equipment longevity.
  • Update facility personnel training programs for current and revised systems. Implement retraining of O&M staff as required.
  • Transition to Ongoing Commissioning (OCx) with the OCx Plan. Ensure persistence of benefits with measurement and verification (M&V) strategies such as trend logging and monitoring.
  • Prepare the final EBCx Report, including the Lessons Learned Report.

 

Definitions:
CFR: Current Facility Requirements
EBCx: Existing-Building Commissioning
M&V: Measurement and Verification
OCx: Ongoing Commissioning
O&M: Operation and Maintenance

 

 

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”ASHRAE Guideline 0.2-2015 Commissioning Process for Existing Systems and Assemblies” requires the following items as part of the Audit:

  • Convene kick-off meeting to form team. Develop a procedural plan.
  • Collect and analyze historical energy use.
  • Study the building and its operational characteristics with regard to energy use.
  • Identify potential modifications that will reduce energy use and/or cost (includes a description of the measure, estimated energy savings, cost estimate, and simple payback).
  • Perform an engineering and economic analysis of potential modifications.
  • Prepare a rank-ordered list of appropriate modifications.
  • Prepare a report to document the analysis process and results.

 

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The BBSC consists of five citizens appointed by the Mayor and confirmed by the City Council. The BBSC is granted the authority, by the Los Angeles Municipal Code (LAMC) and by the City Charter, to hear many kinds of appeals related to Building ordinances.

Read more about the BBSC.

 

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