Can I do SB 9 and build ADUs on the new parcels?

Yes — each new parcel created under SB 9 can hold up to two units total. So a lot split into two parcels can carry 2 units on each parcel. ADU rules apply to each parcel independently after the split is recorded.

Does owner-occupancy still apply?

For ADUs in LA, no — the owner-occupancy requirement was suspended through 2025 and was extended further by subsequent legislation. SB 9 lot splits, however, require the applicant to declare intent to occupy one of the resulting units for at least 3 years.

Where can I check what's current?

California HCD publishes the authoritative ADU memo and updates it after each legislative session. For LA-specific implementation, LA City Planning's Housing Element page is the local source.

9 min read · updated 2026-04-18

California SB 9 vs ADU laws: what actually changed in 2024–2025

SB 9, AB 1033, SB 1211, and the dozens of other California housing bills — what they actually allow on your LA lot in 2026, with no spin.

Why this gets confusing

California has passed roughly 30 distinct housing bills affecting ADUs and small-lot development since 2017. Each amends Government Code §65852.2 (the ADU statute) or §65852.21/§66411.7 (the SB 9 statutes) in narrow ways. The Legislature's official text is the only authoritative source California Legislative Information — official codes, and HCD publishes implementation memos that translate statute into administrative practice California HCD ADU memos.

Most online summaries are outdated within months of publication. The Terner Center maintains the most current scholarly tracking Terner Center California housing research.

SB 9 — urban lot splits and duplexes

SB 9 (effective January 1, 2022) does two things: it allows duplexes on most single-family lots ministerially, and it allows a single-family lot to be split into two parcels each with up to two units — for a maximum of 4 units on what used to be a single SFR lot.

In LA, SB 9 has seen real but modest uptake. The LA Times has covered the citywide adoption pattern LA Times — SB 9 coverage and Curbed LA tracks neighborhood-level activity Curbed LA — neighborhood SB 9 tracking. The combination of SB 9 + ADU statute is genuinely powerful but carries owner-occupancy and resale restrictions worth understanding before you commit.

AB 1033 — ADU condo conversion

AB 1033 (effective January 1, 2024) lets cities opt in to allow ADUs to be sold separately from the main house as condominiums. This is the first time in California history that an ADU has been individually saleable.

The catch: it requires city opt-in, and as of mid-2026 only a handful of California cities have opted in. The City of LA has not yet — verify current status with LA Planning LA City Planning before assuming AB 1033 applies. NYT and Dwell have both covered the broader implications NYT Real Estate — AB 1033 coverage Dwell — ADU condo coverage.

SB 1211 — multifamily ADUs and tightened timelines

SB 1211 (effective January 1, 2025) increased the number of detached ADUs allowed on multifamily lots from 2 to 8 (capped at the existing unit count), tightened the ministerial 60-day clock, and clarified that demolition of carports for ADUs requires no replacement.

For LA fourplex and small-multifamily owners, this is a significant change. UCLA Lewis Center has published analysis of expected production impact UCLA Lewis Center SB 1211 analysis and Cal Matters has covered the legislative debate CalMatters — California housing legislation.

What none of these bills do

None of these bills override Coastal Commission jurisdiction. None of them allow short-term rentals where the local STR ordinance prohibits them. None of them waive school facility fees, sewer-capacity charges, or seismic requirements. And none of them allow you to build outside your lot's actual buildable envelope.

When you read 'as of right' or 'ministerial,' it means the city cannot deny based on subjective grounds — it doesn't mean there are no rules.

Frequently asked

Can I do SB 9 and build ADUs on the new parcels?: Yes — each new parcel created under SB 9 can hold up to two units total. So a lot split into two parcels can carry 2 units on each parcel. ADU rules apply to each parcel independently after the split is recorded.
Does owner-occupancy still apply?: For ADUs in LA, no — the owner-occupancy requirement was suspended through 2025 and was extended further by subsequent legislation. SB 9 lot splits, however, require the applicant to declare intent to occupy one of the resulting units for at least 3 years.
Where can I check what's current?: California HCD publishes the authoritative ADU memo and updates it after each legislative session. For LA-specific implementation, LA City Planning's Housing Element page is the local source.

Sources we cited

1.California Legislative Information — official codes — California Legislature
2.California HCD ADU memos — California HCD
3.Terner Center California housing research — UC Berkeley Terner Center
4.LA Times — SB 9 coverage — Los Angeles Times
5.Curbed LA — neighborhood SB 9 tracking — Curbed Los Angeles
6.LA City Planning — LA City Planning
7.NYT Real Estate — AB 1033 coverage — The New York Times
8.Dwell — ADU condo coverage — Dwell
9.UCLA Lewis Center SB 1211 analysis — UCLA Lewis Center
10.CalMatters — California housing legislation — CalMatters

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