Frequently asked.

No. AB 976 made owner-occupancy requirements permanently illegal in California. You can build an ADU, rent both the primary and the ADU, and live elsewhere — though local short-term-rental rules (Airbnb, etc.) still apply.

Only the new ADU portion is re-assessed at current market value. Your existing home's Prop 13 base-year value is preserved. In practice this typically adds $1,500–$4,000 per year in property tax depending on county and ADU value — usually less than one month of typical ADU rent.

State law caps city review at 60 days for a complete application, but plan-check rounds, corrections, and clearance from other agencies (school district, utilities) often add weeks. Plan for a realistic 8–18 weeks in most LA-area cities — slower in Pasadena and Santa Monica, faster if you use a pre-approved plan.

Legally, yes — homeowners can pull their own permits and self-perform work on their primary residence. Practically, plumbing and electrical inspections will catch unlicensed errors. Budget for at least a licensed electrician and a licensed plumber even if you're managing the project.

ADUs under 750 sqft are exempt from school, park, and most other impact fees statewide. Over 750 sqft, you pay impact fees prorated on the difference (the fee scales with the marginal square footage, not the full ADU). This is the single most common reason ADUs are designed at 749 sqft.

Single-family lots can have one ADU plus one Junior ADU (JADU, max 500 sqft, must be within the existing primary residence). Multifamily lots can have up to eight detached ADUs under SB 1211, capped at the number of existing primary units.

Yes — Fannie Mae and Freddie Mac both count projected ADU rental income toward mortgage qualification for refinances and purchase loans. CalHFA offers an ADU grant of up to $40,000 to cover pre-construction soft costs for eligible homeowners.