Los Angeles ADU Regulations & Permits (2025)

A clear guide to size, height, setbacks, parking, owner-occupancy and the permit process in the City of Los Angeles.

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TL;DR: In Los Angeles, detached ADUs can be approved ministerially with at least 800 sf and 4-ft side/rear setbacks; base height is 16 ft, rising to 18–20 ft near transit. Parking is often not required, and there’s no owner-occupancy mandate for ADUs. See the permit steps and source links below.

Quick rules (City of LA + State baselines)

Maximum size

  • Detached ADU: up to 1,200 sf (local cap), subject to other lot limits; state floor allows at least 800 sf with 4-ft side/rear setbacks.
  • Attached ADU: up to 50% of the primary dwelling, but may not be restricted below 850 sf (or 1,000 sf for ≥2 bedrooms).

Height

  • Detached: base 16 ft; 18 ft within ½-mile of major transit/HQTC or on lots with multifamily; add +2 ft near transit if roof pitch aligns → potential 20 ft.
  • Attached: up to 25 ft or the primary-dwelling height if lower; cities need not allow over two stories.

Setbacks

  • Side/Rear: 4 ft minimum for state-mandated ADUs; conversions can match the existing structure.
  • Front yard: follows local standards; cannot be used to preclude an 800 sf ADU with 4-ft sides/rear.

Parking

  • Max one space per ADU/bedroom, tandem OK; no parking required if within ½-mile of transit, in historic districts, part of the primary/existing structure, near car-share, or when permits aren’t offered to the ADU occupant.
  • No replacement parking required when you convert/remove a garage/carport to build the ADU.

Owner-occupancy

Not required for ADUs under state law (city cannot impose it).

Fees

  • Impact fees: ADUs <750 sf are exempt; ≥750 sf pay proportionate impact fees.
  • School fees: may be charged on ADUs >500 sf by school districts (separate from city impact fees).

LA also offers a Standard Plan Program that can shorten plan review for pre-approved ADU designs.

Size & height at a glance

How to permit an ADU in Los Angeles

1) Confirm site basics

Look up your parcel in ZIMAS (zoning, overlays, Hillside/VHFHSZ). Check if you’re within ½-mile of major transit for the 18–20 ft height band.

2) Choose a design path

Custom plans or an LADBS Standard Plan (pre-reviewed) to speed up plan check.

3) Prepare submittals

Include site plan with setbacks (≥4 ft sides/rear for state ADUs), elevations with overall height, floor plans, Title 24 energy docs, and utility notes (sewer/water/electrical).

4) Submit via ePlanLA

Create an Angeleno account and submit your ADU for ministerial review; agencies act within statutory timelines (completeness in ~30 days; approval/denial within ~60 days of complete).

5) Permits & fees

Pay plan check/building permits; note: impact fees exempt <750 sf; school district fees may apply >500 sf. Connection fees for conversions are limited.

6) Build & inspections

Request inspections through LADBS; final Certificate of Occupancy is required before move-in.

Tip: If you’re removing a garage, you don’t have to replace off-street parking for the main house.

Los Angeles ADU FAQs

Are ADUs allowed on any residential lot in LA?
Yes—ADUs are permitted ministerially in zones that allow residential uses (single-family or multifamily), subject to objective standards.
Do I have to live on-site (owner-occupancy)?
No. State law prohibits local owner-occupancy requirements for ADUs.
How tall can my ADU be?
Detached ADUs: 16 ft baseline; 18 ft near transit or on lots with multifamily; up to 20 ft when near transit and the ADU roof pitch aligns with the primary dwelling’s roof pitch. Attached ADUs: up to 25 ft or the primary height if lower.
What parking is required?
Often none. Parking standards cannot be imposed for ADUs within ½-mile of transit, in historic districts, created within the primary/existing accessory structure, near car-share, or when on-street permits aren’t offered to the ADU occupant. No replacement parking is required when converting/removing a garage.
Can I short-term rent (Airbnb) an ADU in LA?
LA’s Home-Sharing rules are strict. ADUs built on/after Jan 1, 2017 may only be home-shared if the ADU is the host’s primary residence and the host is properly registered; otherwise, short-term rental is prohibited. Always confirm current eligibility before listing.
Do I pay impact or school fees?
Impact fees are waived for ADUs <750 sf; ≥750 sf pay proportionate fees. School districts may assess school impact fees on ADUs >500 sf.
Is there a fast way to get plans approved?
Consider LADBS’s Standard Plan Program—pre-reviewed designs can shorten plan review time.

Sources

Where local ordinances conflict with state-mandated ADU provisions, state law controls. Always verify site-specific overlays (Hillside, VHFHSZ, Specific Plans) in ZIMAS.