What changed for ADUs in 2026
New state laws took effect this year. Every report applies them.
- SB 543Lower fees for smaller ADUs
No impact fees on an ADU of 750 sq ft or less, or a junior ADU of 500 sq ft or less, measured as interior living space. No school fees at 500 sq ft or less.
- SB 543A faster answer from the city
15 business days to tell you if the application is complete, with a list of what is missing. A written appeal if you disagree.
- SB 543Combine ADU types
On a single-family property you can build a converted ADU, a junior ADU and a detached ADU together.
- AB 1154Junior ADUs without the owner rule
If the junior ADU has its own bathroom, the owner no longer has to live on the property. Rentals must be longer than 30 days.
- AB 462Faster coastal permits, and ADUs first after the fires
Coastal development permits for ADUs are decided within 60 days. In the Palisades and Eaton fire areas a detached ADU can get its certificate of occupancy before the main home is rebuilt.
The rules in detail
2. Kinds of ADU
| Kind | What it is | Size | Source / status |
|---|---|---|---|
| Detached ADU | New separate building | Up to 1,200 sq ft. A city must always allow at least 800 sq ft at 16 ft tall with 4 ft side and rear setbacks. | Gov. Code §§ 66314, 66321. Confirmed |
| Attached ADU | Addition attached to the home | Up to 50% of the existing home's floor area or 1,200 sq ft, whichever is less. 800 sq ft is always allowed. | § 66321. Confirmed |
| Conversion | Turn existing space (garage, part of the home, accessory building) into an ADU | Existing space, plus up to 150 sq ft added for entry. | § 66323. Confirmed |
| Junior ADU (JADU) | Inside the existing single-family home, including an attached garage | Up to 500 sq ft. Efficiency kitchen required. Its own bathroom or a shared one. | §§ 66333–66339. Confirmed |
How size is measured (SB 543, from January 1, 2026): every square-foot limit means interior livable space: space for living, sleeping, eating, cooking or sanitation. Wall thickness, garages and decks don't count. Confirmed (LA County DRP memo on SB 543 / AB 1154, December 2025).
Combining (SB 543, from January 1, 2026): on a single-family property you can build a conversion ADU, a JADU and a detached ADU together under the ministerial path (§ 66323). On a multifamily property, converted and detached ADUs can be combined. Confirmed.
5. Owner occupancy and rentals
| Rule | Value | Source / status |
|---|---|---|
| ADU owner occupancy | Not allowed to be required. Permanent since AB 976 (2023) | § 66315. Confirmed |
| JADU owner occupancy | Required only if the JADU shares a bathroom with the main home. With its own bathroom, no owner-occupancy rule, and covenants can't include one. | AB 1154, from January 1, 2026. Confirmed |
| Short-term rentals | ADUs and JADUs rent for more than 30 days. AB 1154 applies this to all JADUs and § 66323 ADUs; the city may apply it to others | AB 1154. Confirmed |
| Selling an ADU separately | Only if the city has opted in under AB 1033 (2023) or the ADU is built by a qualifying nonprofit. Don't tell users they can sell an ADU separately in LA City unless the city has adopted AB 1033. | § 66341. Verify LA City's status |
6. Fees
| Fee | Rule | Source / status |
|---|---|---|
| Development impact fees | None on an ADU of 750 sq ft or less, or a JADU of 500 sq ft or less (interior livable space). Above that, charged in proportion to the main home's size. | SB 543, from January 1, 2026; § 66324. Confirmed |
| School fees | None on an ADU or JADU of 500 sq ft or less. | SB 543. Confirmed |
| LAUSD school fee above 500 sq ft | $5.17 per sq ft (residential rate adopted June 2024). LAUSD adjusts it every two years. | Verify the current rate |
| Utility connection fees | No new connection or capacity charge for a conversion ADU or JADU unless built with a new single-family home. | § 66324. Confirmed |
| Plan check and permit | LADBS fee schedule, based on valuation. Lower with a standard plan. | Verify the current schedule |
| LA City park fee (Quimby) | Not charged on ADUs under 750 sq ft (impact-fee exemption). Check LA's treatment above 750 sq ft. | Verify |
7. Review time and appeals
| Step | Time | Source / status |
|---|---|---|
| Completeness | The city has 15 business days from submittal to say in writing whether the application is complete, and list what's missing and how to fix it. Same 15 days for each resubmittal. LA County: if no notice in 15 business days, the application is deemed complete. | SB 543, from January 1, 2026. Confirmed |
| Decision | 60 days from a complete application to approve or deny. If the city misses it, the application is deemed approved. | § 66317. Confirmed |
| Appeal | Written appeal of an incompleteness finding or denial; final written decision within 60 business days. LA County: appeal to the Regional Planning Commission within 14 calendar days. | SB 543. Confirmed (County); verify LA City's process |
| Coastal zone | With a certified local coastal program, the coastal development permit decision is due within 60 days, and appeals to the Coastal Commission are removed. Without one, the Commission reviews on a 60-day clock. | AB 462, effective October 10, 2025 (urgency). Confirmed |
8. After a disaster (Palisades and Eaton fires)
AB 462 (effective October 10, 2025): a detached ADU can get its certificate of occupancy before the main home is rebuilt if the county had a state of emergency declared on or after February 1, 2025, the main home was substantially damaged or destroyed in that event, and the ADU has permits and passed its inspections. Confirmed. This applies to the Palisades (LA City) and Eaton (Altadena, unincorporated county) fire areas. Show it in reports for parcels in those burn areas.
Also check the City's and County's fire rebuild rules (executive orders, rebuild ordinances) before launch. Verify.
The full guide, with every section and source: ADU rules in Los Angeles.