ADU Rules in Sacramento

Accessory dwelling units (ADUs) are an increasingly popular way to add housing in Sacramento. California state law (Government Code Section 65852.2) requires cities to allow ADUs on residential properties, and Sacramento has aligned its local ordinance with these state mandates. This guide covers the key regulations you need to know before building an ADU in Sacramento.

ADU Types Allowed

Sacramento permits several types of accessory dwelling units:

• Detached ADU: A standalone structure separate from the primary dwelling, up to 1,200 sq ft.
• Attached ADU: Built as an addition to the existing home, limited to 50% of the primary dwelling's floor area.
• Conversion ADU: Created by converting existing space such as a garage, basement, or storage area into a living unit.
• Junior ADU (JADU): A smaller unit of up to 500 sq ft created within the existing footprint of the primary home. JADUs require owner occupancy of either the primary dwelling or the JADU.

A property may have both one ADU and one JADU, allowing up to three units on a single-family lot.

Size Limits

Under state law, cities cannot impose a minimum size requirement below 150 sq ft for a studio or one-bedroom ADU.

Setback Requirements

• Rear setback: 4 ft
• Side setback: 4 ft
• Front setback: Must comply with underlying zoning district requirements (typically 15-20 ft)
• Conversion ADUs: No setback required if the unit is built within an existing permitted structure, even if the structure is within the setback area.

Height Limits

Detached ADUs in Sacramento are limited to 16 ft in height. State law allows additional height (up to 18 ft) for ADUs located within a half mile of major transit stops, and up to 25 ft for ADUs on multi-family lots, though local application of these provisions may vary.

Parking Requirements

Under California state law, no additional parking is required for an ADU in Sacramento. This applies in all cases, including when an existing garage is converted to an ADU. The city cannot require replacement of garage parking spaces lost to an ADU conversion.

Owner Occupancy

Sacramento does not require owner occupancy for standard ADUs. You may rent both the primary dwelling and the ADU to separate tenants.

However, Junior ADUs (JADUs) do require the property owner to occupy either the JADU or the primary residence.

Permit Process

ADU permits in Sacramento are processed through ministerial review, meaning they do not require discretionary approval, public hearings, or environmental review under CEQA. The key steps are:

1. Pre-application consultation: Contact the Community Development Department to discuss your plans and confirm zoning compliance.
2. Submit plans: Prepare and submit building plans that meet the Sacramento Building Code, Title 24 energy requirements, and local ADU standards.
3. Plan review: The city has up to 60 days to review and approve a complete ADU application.
4. Building permit issuance: Once plans are approved, the building permit is issued and construction can begin.
5. Inspections and final approval: Schedule required inspections during construction. A final inspection grants occupancy.

Permit Costs

ADU permit costs in Sacramento typically range from $3,000 to $10,000, depending on the project scope. This includes plan check fees, building permit fees, and inspection fees. Impact fees are waived or significantly reduced for ADUs under 750 sq ft per state law.

Total construction costs for a detached ADU in Sacramento generally range from $150,000 to $350,000 or more, depending on size, finishes, and site conditions.

Design Standards

Sacramento applies limited design standards to ADUs to comply with state law restrictions on barriers to ADU construction:

• ADUs must meet building code requirements for habitable space, including minimum ceiling heights, ventilation, natural light, and egress.
• Fire sprinklers are required only if the primary dwelling also has sprinklers.
• The ADU must have a separate exterior entrance.
• Utility connections are required, though the city cannot require a new utility connection for conversion ADUs.

Flood Zone Considerations

Sacramento has significant flood risk areas. If your property is in a FEMA-designated flood zone, your ADU must comply with floodplain development standards, which may include elevated foundations and flood-resistant construction methods. Check the FEMA Flood Map Service or the city's zoning map to determine your property's flood zone status.

HOA Restrictions

While California law (AB 68 and subsequent legislation) limits the ability of HOAs to outright prohibit ADUs, some homeowners associations may still impose design review requirements or architectural standards. Review your CC&Rs and consult with your HOA before beginning construction.

Key Takeaways

• ADUs are allowed on most residential lots in Sacramento under state law.
• Detached ADUs can be up to 1,200 sq ft with 4 ft side and rear setbacks.
• No additional parking is required.
• Owner occupancy is not required for standard ADUs.
• Permits are processed ministerially within 60 days.
• Estimated permit costs range from $3,000 to $10,000.

Official Resources

• City of Sacramento ADU Information
• California Government Code Section 65852.2
• Sacramento Community Development Department