ADU Permit in Sacramento, CA
Permit Summary
ADU Types & Property Eligibility
ADU Type Rules
Sacramento authorizes attached, detached and conversion ADUs under City Code §17.228.105 and California Government Code §§66314 and 66323; junior ADUs (JADUs) are a distinct category inside single-family residences. The local ordinance states that its §66314-style option and the state §66323 option cannot be combined, but the California Department of Housing and Community Development's January 20, 2026 findings held that this restriction conflicts with state law and that the full lawful allotment and combination must be allowed. Applicable size, height and setback requirements depend on the specific approval basis.
Lot / Zoning Eligibility Rules
ADUs may be built on qualifying residential or mixed-use lots with a proposed or existing single-family, duplex or multifamily dwelling. Local-option ADUs must comply with applicable objective zone standards where state law permits. Government Code §66323 qualifying ADUs receive ministerial approval without additional local development or design standards. Utility capacity, fire access, environmental hazards, flood conditions, historic resources and protected trees can affect project review, but local standards cannot defeat state-mandated ADU entitlements.
Size, Height & Placement
Setback Rules
Under the City's local option, a unit within 60 feet of the front lot line ordinarily follows the zone's front setback and an interior side/rear setback of the lesser of the zone requirement or 3 feet; units beyond 60 feet generally have no ground-floor interior side/rear setback, while upper floors have up to the applicable 3-foot/zone standard. Existing-space conversions generally need no new setbacks if the footprint and dimensions do not change. State-authorized new detached ADUs typically use 4-foot side and rear setbacks, and qualifying conversions need no additional setback except fire safety. The state housing department's January 2026 findings reject enforcement of the City's blanket street-side setback and front-setback provisions when they would preclude a state-mandated ADU. Levee-related restrictions and fire-separation rules may also apply.
Lot Coverage / FAR Rules
Sacramento's local-option code applies underlying zone height, lot-coverage and open-space rules but exempts ADUs occupying less than 800 square feet of total lot coverage from maximum lot coverage and minimum open space requirements. ADUs and JADUs are excluded from calculation of dwelling-unit density. Under Government Code §66321, floor-area ratio, lot coverage or open-space rules cannot prevent a qualifying ADU of at least 800 square feet of interior livable space with 4-foot side and rear setbacks; §66323 ADUs are exempt from additional local development standards. Other proposed ADUs may remain subject to lawful zone-specific FAR/coverage rules.
Attached ADU Rules
An ADU may be added to or carved out of an existing primary dwelling, including qualifying attached garage areas, provided it has independent living, sleeping, cooking and sanitation facilities and meets building, structural, fire, energy and egress standards. The local-option attached floor-area cap uses the greater-of formula in the maximum_adu_size rules; qualifying state-law conversions and mandatory 800-square-foot minimum allowances may override restrictive local limitations.
Detached ADU Rules
A freestanding ADU may be constructed on the same lot as the existing or proposed primary residence. Sacramento's local option generally requires 4 feet of separation between a detached ADU and the primary building and between two detached ADUs (the two ADUs may connect to each other); the detached size limit depends on whether one or two are proposed. A new detached unit must meet the governing state or local height/setback path, fire separation, structural and utility requirements. State law grants separate detached entitlements for multifamily properties, including up to eight on qualifying existing multifamily sites.
Conversion ADU Rules
Existing bedrooms or other living area, attached garages, and qualifying existing detached garages or accessory structures may be converted to an ADU with a building permit and independent dwelling facilities. Government Code §66323 protects qualifying conversions within existing physical dimensions, with up to 150 square feet of expansion for ingress and egress where permitted, and generally no new side/rear setbacks beyond fire-safety needs. Some pre-January 1, 2020 unpermitted units may be eligible for the City's AB 2533 checklist and applicable health-and-safety legalization provisions instead of full new-construction treatment.
Design, Occupancy & Parking
Design Standards
Local-option ADUs must meet the City's applicable objective design standards, including its rules governing elevated balconies/decks near side and rear property lines and designated historic properties. Sacramento City Code §17.228.105(B)(2)(c) limits certain balconies, decks and open stair landings within 10 feet of side/rear lines to 3 feet above grade unless adjoining a specified nonresidential area, alley or street. Government Code §66323 ADUs are exempt from additional local design standards. The 2025 California Building Standards Codes apply to construction permitted in 2026.
Owner Occupancy Rules
California Government Code §66315 generally prohibits an owner-occupancy condition for ordinary ADUs; a narrow exception may apply to a qualified-buyer separately sold affordable ADU under §66341. JADUs have distinct rules: effective January 1, 2026, owner occupancy applies when a JADU shares sanitation facilities with the primary residence, but not when it has separate sanitation facilities or qualifies for an institutional-owner exception. Sacramento's older local code broadly requiring JADU owner occupancy was identified as noncompliant by state HCD in January 2026.
Parking Rules
Sacramento City Code §17.608.030(B) provides no minimum off-street vehicle-parking requirement for any land-use type, including an ADU. The City's parking ordinance also removes the need to replace an existing parking space or garage lost when an ADU is built or an existing garage is converted. Voluntary parking must comply with applicable access, paving and safety standards.
Rental / Short-Term Rental Rules
ADUs may be rented, subject to generally applicable landlord-tenant and Sacramento tenant-protection laws. Sacramento's local ADU option allows rentals shorter than 30 days if the operator complies with the City's short-term rental rules (City Code §§17.228.104(C), 5.114), including applicable short-term rental permits; in contrast, ADUs permitted under the §66323 state-mandated path cannot be rented for less than 30 days. JADUs cannot be short-term rentals and, if rented, must have terms longer than 30 days under state law effective January 1, 2026.
Separate Sale Rules
Sacramento City Code §17.228.105(B)(2)(a)(ii) generally prohibits selling or conveying an ADU separately from the primary residence, except the narrowly defined affordable-housing sale authorized by Government Code §66341 (including qualified nonprofit/eligible-buyer conditions). Government Code §66342 separately permits a local government to adopt an ordinance allowing condominium conveyance, but an ordinary Sacramento citywide ADU-condominium separate-sale program was not verified; the state authorization alone does not establish one. A separate conveyance must meet all applicable statute-specific conditions.
Address, Utilities & Trade Permits
Address Rules
Sacramento's ADU application guidance says every ADU needs a newly assigned address and that the address request may take up to four weeks. Applicants use the City's addressing process (Address Request Form CDD-0104) with the relevant site/permit information and plans; additional documentation can be required depending on the property layout. A separate mailing or utility account arrangement does not necessarily follow solely from the new address.
Utility Connection Rules
Plan water, sewer, drainage, electric and any gas arrangements with the relevant service providers. Depending on the parcel, water may be provided by the City or another water supplier; sewer by the City or Sacramento Area Sewer District. Coordinate new or increased electrical service with SMUD and gas service, if proposed, with PG&E. The City may review water/sewer availability and stormwater detention for increased impervious surface. Government Code §66311.5 limits separate connection fees and capacity charges for conversions within existing space and JADUs; requirements and fees differ for new construction and concurrently built primary residences.
Trade Permit Rules
The ADU building permit set must address electrical, mechanical and plumbing work. Separate or associated trade permits, inspections and utility service approvals may be needed depending on whether new circuits/panels, HVAC, plumbing, meters, sewer/water lines, gas systems or rooftop PV are installed or altered. Sacramento's Building Division reviews these disciplines and routes relevant plans to other City agencies and outside utilities; verify permit record requirements when the application is created.
Fire, Energy & Special Requirements
Fire / Life Safety Rules
Under California Government Code §66314, an ADU does not independently trigger a fire-sprinkler requirement if sprinklers are not required for the primary dwelling; an ADU may need sprinklers where otherwise required under the applicable primary-building or building-code conditions. Plans must address fire-rated separation between structures or property lines, emergency escape/rescue, smoke and carbon-monoxide alarms, access and fire-service review as applicable. Sacramento lists Fire Department plan-review and inspection charges in its 2026 residential fee schedule.
Energy / Solar Rules
ADU construction must comply with the 2025 California Energy Code, applicable Title 24 standards and CALGreen. Under California HCD's 2026 interpretation, newly constructed detached ADUs (other than qualifying exceptions such as manufactured housing) generally require photovoltaic solar systems; panels may be located on the ADU or primary dwelling. ADUs created in existing space, as additions to existing homes, or by converting existing detached nonresidential structures generally do not trigger a new standalone solar mandate. The City's free shelf-ready drawings state they were designed for the 2022 residential code, so current 2025-code and energy/PV updates require verification before using them for a 2026 permit.
Special Area / Overlay Rules
Historic districts and designated landmarks may require specific objective historic-design standards for local-option ADUs. Work near levees may be limited by a landside-toe setback; parcels in flood zones or other environmentally constrained areas may need corresponding code and agency review. City tree rules may require a separate tree permit and tree-protection measures. An ADU covered by Government Code §66323 cannot be denied through extra local zoning or overlay standards barred by state law, although applicable health, safety and environmental protections remain relevant.
Development / Impact Fee Rules
Effective January 1, 2026, California Government Code §66311.5 exempts ADUs with 750 square feet or less of interior livable space, and JADUs with 500 square feet or less, from local-agency, special-district and water-corporation development impact fees; impact fees on larger ADUs must be proportionate to the ADU versus the primary residence. School impact fees may apply to ADUs exceeding 500 square feet, and legally permissible water/sewer connections and capacity charges are distinct from impact fees. Sacramento's July 2026 illustrative fee worksheet still applies park, flood-control and transportation impact-fee line items to its 750-square-foot example although current state law exempts ADUs at or below 750 square feet; the controlling state exemption takes precedence. Other City permit, inspection and valuation-based charges are not automatically waived.
Preapproved Plans
Preapproved Plan Rules
Sacramento publishes three free City-developed detached-ADU 'Shelf Ready Plans': a 367-square-foot studio, 559-square-foot one-bedroom model and 747-square-foot two-bedroom model. These are reusable plan packages, not an issued permit, and require a parcel-specific site plan and review; modifications other than mirroring are restricted. They expressly cite 2022 residential-code compliance, so applicants must address 2025 codes now in effect. The City also has an AB 1332 program to preapprove privately submitted detached-ADU plans, but its public 'Available Preapproved ADU Plans' list did not show specific designs on verification; shelf-ready plans should not be confused with an independently approved AB 1332 listing.
Permit & Review Path
Permit / Review Path
Create an account in Sacramento's Public Permit Portal and start the building plan-review workflow, including the portal's Planning 'Building Permit Submittal Clearance' step, then upload the building application and EPC-compliant plans. The City says no separate advance zoning approval is required; Optional Zoning Review (CDD-0009) is a nonmandatory preliminary check now free of charge. City Building routes the plans for zoning, structural, fire, utilities and other required reviews, issues corrections as needed, and releases the permit after approvals and fee payment. Ministerial ADU rights under Government Code §§66314 and 66323 apply; a 2026 state housing department findings letter identifies Sacramento ordinance provisions that cannot lawfully reduce the state ADU allotment or block qualifying ADUs.
Inspections
Inspection Stages
For typical new wood-frame ADUs Sacramento lists required inspections for site grading/drainage and underground utilities; foundation; wall/roof framing and shear; rough structural, plumbing, mechanical and electrical; insulation; applicable stucco lath, gypsum board and gas tests; and final building plus trade inspections. Modular or conversion projects may follow different inspection sequences. Occupancy follows approval of all required final inspections. The City references foundation-specific inspection checklists CDD-0339 and CDD-0401.
What You Need Before Applying
Requirements
Obtain a building permit before establishing an attached, detached, or converted ADU on a parcel with an existing or concurrently permitted primary dwelling. Submit a complete electronic building-plan-check package and show compliance with applicable 2025 California building, residential, energy and fire codes; current state ADU law; City land-use standards to the extent consistent with state law; and utilities, drainage, trees, access and site safety requirements. The City reviews zoning, building and other applicable matters within the permit workflow; its advance ADU zoning review is optional.
Exemptions
Sacramento states a building permit is required for every ADU; there is no general ADU building-permit exemption for attached units, detached units, conversions or existing unpermitted units. A separate discretionary planning or zoning approval is not normally required before filing the building application, and the preliminary ADU Optional Zoning Review is not mandatory. Qualifying older unpermitted ADUs may have an alternative legalization/safety review pathway, but are not exempt from approval.
Required Documents
A building permit application and electronic plan set showing parcel/assessor information and existing and proposed uses; a dimensioned site plan with lot lines, setbacks, structures, access and utilities; architectural floor plans, elevations and sections; structural/foundation plans and calculations as applicable; energy compliance documentation and solar/PV information where required; electrical, mechanical and plumbing information; and a request for a new ADU address. Site conditions may require drainage/stormwater plans, tree documentation, utility clearances, fire or grading details, owner authorization, and other supporting material. Use the City's EPC submittal/checklist instructions.