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What are the requirements to build ADU in San Francisco?
Building an ADU in San Francisco offers the opportunity to expand living space, enhance property value, and potentially increase resale value. Success hinges on a clear grasp of local regulations and a thorough financial assessment. This guide offers detailed insights into San Francisco's ADU regulations and essential financial factors, helping you plan and execute your project effectively.
ADU regulations for properties with a single-family home
How many ADUs can you build in San Francisco?
In San Francisco, the regulations for ADUs vary depending on the number of existing legal dwelling units.
For converted or attached ADUs:
- 4 or fewer legal dwelling units: one ADU is allowed.
- 5 or more legal dwelling units: Unlimited ADUs are allowed.
- No limit on ADUs for projects undergoing Mandatory or Voluntary Seismic upgrades.
For new construction:
- Zoning districts allow up to 4 units: one ADU is allowed.
- Zoning districts allowing 5 or more units: Unlimited ADUs are allowed and may be combined with a local detached ADU if applicable.
Detached ADUs: Only one is allowed.
How large can an attached ADU be in San Francisco?
The size of an attached ADU in San Francisco depends on the amount of space accessible or the area suitable for construction.
How large can a detached ADU be in San Francisco?
Detached ADUs in San Francisco can measure up to 850 square feet for studios and one-bedroom units, while those with two or more bedrooms can extend to 1,000 square feet.
Can I build a 2-story ADU in San Francisco?
No, in San Francisco, building a 2-story ADU is not allowed.
Is there a minimum size for an ADU?
Yes, the minimum size for an ADU in San Francisco is 220 square feet.
Can I convert the existing space to an ADU?
Yes, it's allowed to convert existing space into an ADU in single-family dwellings in San Francisco.
What is the maximum height for an ADU?
The maximum height for a detached ADU on a property with a single-family house is 16 feet. This measurement is taken from the existing grade at any point to the highest point of a finished roof, whether it's flat or pitched. However, detached ADUs located outside the buildable area are not eligible for any height exemptions. For attached ADUs, the height is determined based on the zoning district regulations, and vertical additions are not allowed.
ADU regulations for properties with a multi-family building
How many ADUs does San Francisco allow for multifamily properties?
For multifamily properties in San Francisco, the same conditions apply as for single-family properties.
How large can an attached ADU for a multifamily building be in San Francisco?
The size of an attached ADU in San Francisco is determined by the available space or buildable area within the multifamily building.
How large can a detached ADU for a multifamily building be in San Francisco?
For multifamily buildings in San Francisco, detached ADUs can be up to 850 square feet for studios and one-bedroom units, and up to 1,000 square feet for those with two or more bedrooms.
Can I stack detached ADUs on top of each other?
Currently, San Francisco hasn't provided guidelines regarding the stacking of detached ADUs atop one another.
Can I attach two ADUs to each other?
Attaching two ADUs is not allowed in San Francisco. Although regulations allow for up to two ADUs on a property with an existing multifamily building, they cannot be attached.
Can I convert the existing space to an ADU?
Yes, in San Francisco, converting existing space within a multifamily dwelling into an ADU is allowed.
What is the maximum height for an ADU on a property with a multi-family building
The maximum height for an ADU on a property with a multifamily building follows the same regulations as for single-family homes.
What ADU types are allowed to build in San Francisco?
San Francisco allows the construction of several types of ADUs, including:
(A) Detached ADU: A separate building constructed away from the main home.
(B) Attached ADU: A newly constructed addition that is physically connected to the primary residence.
(C) Converted ADU: A renovated non-livable area, such as a garage, shed, or storage space, altered into a functional living area with a kitchen or kitchenette and a bathroom.
Converting existing structures into ADUs offers more design flexibility because setback and height restrictions are typically not an issue. These buildings can also be expanded for more space, but updating older structures may uncover unexpected challenges that could increase costs.
ADU setbacks from the property lines and other buildings
What are the required setbacks for an ADU in San Francisco?
In San Francisco, setback requirements for attached ADUs differ according to the zoning district, following the specific front, rear, and side setback regulations for each zone.
Detached ADUs should maintain a minimum setback of 4 feet from both side and rear lot lines.
What is the minimum distance the ADU must have from existing structures?
A six-foot distance is required, though San Francisco has not specified exact regulations for this.
Are setbacks required when converting existing structures into ADU?
The setback regulations depend upon the zoning district and are subject to the specific front, rear, and side setback requirements of each zone.
Can I build an ADU in the front yard of my house in San Francisco?
Yes, but only if there is no other feasible location on the property for an ADU of at least 800 square feet. Be sure to follow the zoning setback regulations.
Design requirements for ADU
How many bedrooms can an ADU have?
In San Francisco, an ADU should have at least one bedroom, unlike a studio unit, which typically has a minimum floor area of 220 square feet.
Does an ADU need to have a kitchen?
Yes, an ADU in San Francisco requires a kitchen. The kitchen area should accommodate a passageway of no less than 3 feet between the counters and the wall and should feature a 4-burner stove.
Does an ADU require independent utility meters?
Yes, an ADU requires independent utility meters. This means that separate meters for electricity and gas are needed for the ADU, as indicated by the requirement for independent wiring and gas line extension to the new unit.
What is the minimum ceiling height?
The minimum ceiling height for habitable spaces in San Francisco is 7.5 feet, while non-habitable spaces such as bathrooms and kitchens have a minimum of only 7 feet.
Find out the maximum ADU size for your property here
The parking requirements for ADU
What is the parking requirement for an ADU in San Francisco?
There is no additional parking requirement for an ADU in San Francisco.
Where can I have a parking space on my property?
Specific regulations regarding parking locations in San Francisco are not provided. However, parking spaces for an ADU can be placed in setbacks or existing driveways.
How to get permits for your ADU
How long does it take to get an ADU permit in San Francisco?
Getting an ADU permit in San Francisco involves a 2-week process for application review and the initial permit fee. Following this, the plan review stage may take 1 to 3 months. Finally, permit issuance usually requires an additional 2 weeks. Plan checks for ADU projects in San Francisco are estimated to cost $2,298.
Does San Francisco require in-person submission of plans for an ADU?
No, San Francisco does not require in-person submission of plans for ADUs; instead, they offer electronic plan review.
Does San Francisco require coastal development permits?
Yes, a Coastal Zone Permit is required for ADU development in San Francisco's coastal areas.
When do you need a licensed professional to design an ADU in San Francisco?
In San Francisco, the necessity of hiring a licensed professional for ADU design is mostly based on the complexity of the project.
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How much does it cost to build an ADU in San Francisco?
Constructing an ADU in San Francisco generally costs about $380 per square foot, which includes expenses for permits, architectural design, and engineering services. For example, a 900-square-foot ADU would cost around $390,000, covering both soft and hard costs.
Is it profitable to build an ADU in San Francisco?
Assessing the financial viability of building an ADU in San Francisco involves comparing construction costs with local real estate market values. For instance, a 900-square-foot ADU might be valued at approximately $1,350,000. Given the construction cost of $390,000, this implies a potential return on investment of around 250%.
Additional factors contributing to profitability may include potential rental income or the benefits of housing family members on the same property.
Can you sell an ADU in San Francisco?
California law allows local governments to create regulations for selling ADUs and primary residences as condominiums, provided they meet current development standards.
In San Francisco, specific rules control ADU sales. You can sell an ADU if it was built by a certified nonprofit, if there’s a valid tenancy-in-common agreement, or if the city allows the separate sale of the ADU and the main house as individual condominiums.
Are ADUs rent-controlled in San Francisco?
In San Francisco, ADUs are exempt from rent control regulations. Property owners can modify ADU rents each year, usually in line with laws such as AB 1482, which generally apply to buildings that are 15 years old or older.
How do I get money to build an ADU in San Francisco?
To fund ADU construction in San Francisco, consider options like the CalHFA’s ADU Grant Program, offering grants up to $40,000. These grants can be used for costs including architectural plans, permits, and site preparation, supporting the development of ADUs as affordable housing solutions in the region.
Find out how much value an ADU could add to your property.
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