Step 1: Learn & Decide

Review local regulations and consult a professional to plan your ADU design. In San Francisco, homeowners can now add extra units to both single-family and multi-family homes. These units can be used for family members or rented out for extra income.

The process of adding an ADU can take over 18 months from the decision to start. The cost usually exceeds $125,000 for materials and labor. Professional fees for architects and engineers typically amount to around 10% of the construction costs, while city fees usually range from 6% to 9% of these costs. The total cost varies based on your property and specific project details.

Getting a building permit will depend on your property and project plans. Projects involving multiple ADUs, seismic work, variances, or a Certificate of Appropriateness may take more time. Not following instructions correctly can delay the review and approval of your application.

Check if you can add new units to your residential property

1. What to do

Decide if an ADU is right for you. The City and State have simplified the process of building ADUs to increase housing availability. You can use the extra space for family or as a rental.

However, keep in mind these restrictions:

• ADUs cannot be used for short-term rentals.
• Renting out an ADU might increase your income tax.
• ADUs typically cannot be sold separately from the main property.
• Adding an ADU may increase your property's value, leading to higher property taxes.

2. Decide on the type of ADU

You have several options for an ADU: attached ADU, detached ADU, or converted from existing space.

The permits and costs will depend on the type of ADU you choose. Permits include:

• Change in Use or Alteration of an Existing Building
• Back Check Fee for Permit Revisions (if applicable)
• Demolition Permit (if applicable)
• Building Permit Neighborhood Notification (if applicable)
• Signs Permit (if applicable)
• New Construction

Be aware that each option has specific restrictions and your ADU might need to meet local rental unit laws. For more details, refer to Section 37.2 of the Administrative Code.

Decide if you will use the State or Local ADU program

Learn about the differences between the State and Local ADU programs.

Get a Historic Resource Assessment (HRA) (Optional)

If you’re using the Local ADU program and your property might be historic, you might need a historic preservation review.

First, check your property's historic status. In San Francisco, most properties are classified as category B, meaning they could be significant but haven’t been evaluated.

If your property is in category B and your project involves major changes visible from the street, you might want to file a Historic Resource Assessment before applying for your building permit to determine if your property is historic.

Design your ADU

Designing your ADU typically costs $10,000 or more and may take 1 to 3 months. Your plans should meet City regulations for neighborhood development and building safety.

Check street tree rules

For every 20 feet of frontage along the public right of way, your property must have one street tree. If you don’t meet this requirement, you can pay a fee of $2,193.

Check rules for adding an ADU with the Local Program

If you’re using the Local ADU program and have tenants, follow these regulations:

These rules apply only to ADUs in the Local program. State law affects whether some ADUs are subject to rent stabilization.

Rent Ordinance for new ADUs

Your new units will be subject to the Rent Ordinance if:

• You’re constructing a Local program ADU.
• You’re adding an ADU to a building that already has a rental unit under the Rent Ordinance.
• You request a waiver for your project.

The Rent Ordinance covers evictions and rents. For details, check with the SF Rent Board. You need to register these units with a Regulatory Agreement known as a Costa Hawkins Agreement.

Waivers

Depending on your property and ADU plans, you might need a Waiver. A waiver is an exemption from a Planning Code rule.

For ADUs integrated into existing buildings, waivers or partial waivers might be provided for:

• Density (number of residential units on a property)
• Open space (amount of usable outdoor space per unit)
• Rear yard (space at the back of the property)
• Exposure (number of windows or open areas)

For new construction ADUs, waivers are only granted for density requirements.

The city does not grant waivers for ceiling height, ventilation, fire safety, and exits, as these are covered under Building Code requirements. For more details, refer to EG-05 and FS-05.

Decide if your project needs a full or site permit

You need to choose between a full permit and a site permit. A full permit is quicker and preferred by most ADU applicants. However, if your project involves changes, a site permit might be more cost-effective, helping you avoid paying for changes in calculations. Refer to Administrative Bulletin 032 for more information.

Create your plans

Ensure your ADU plans include all required details and are arranged correctly.

Fill out paper forms

Complete these forms and upload them with your application:

• Building permit application
• Planning forms
• Agent authorization
• Fixture Count
• Green energy
• School Facility Fee

ADU Analysis helps you evaluate all options to choose the best one for your project.

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Step 2: Prepare Plans

If you’re using the Local ADU program and your property has renters, you should follow additional rules, such as posting a notice. Make sure your plans meet the city’s code and regulations. Failing to follow instructions carefully can delay the review and approval of your application.

Step 3: Apply

Start Your ADU Application

If your project is just about building an ADU, start your application online. Upload your plans with your application. After applying, you’ll get a confirmation email with your application details.

Apply for Your Street Tree Permit

You can get your street tree permit for free or pay $2,193 per tree if you choose not to plant them yourself. When applying for the tree planting permit with Public Works, upload a checklist. Even if you’re not planting new trees, you still need to complete and submit this checklist.

Register to Track Your Construction Waste

You need to monitor your construction waste if your project involves:

• New Construction
• Additions larger than 1,000 square feet
• Remodels or changes costing $200,000 or more
  Register to track your construction waste.

Staff ADU Application Intake

The city will review your application and email you within 5 business days. You might need to revise your plans based on their feedback.

Pay Fees

After reviewing your documents, you will receive an invoice for the filing fee. To continue with your permit application, pay the fee online. The amount depends on whether you’re applying for a full or site permit and if it’s for new construction or an alteration. Permit fees usually range between 6-9% of construction costs.

Respond to Plan Checker Comments

Bluebeam is the software used for plan review. You might need to adjust your plans and submit them again.

Apply for Your Street Improvement Permit

Once you have your building permit application number, apply for your Street Improvement Permit if you’re changing curb cuts.

Complete Legal Notices

The cost is around $100 or more, depending on the number of parcels and sheets. Fill out a Notice of Special Restrictions (NSR) form and possibly a Costa Hawkins agreement. These documents should be recorded before issuing your permit.

CityStructure ADU Analysis calculates the maximum ADU area for the highest return.

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Step 4: Review

After you submit your application, the city will review the materials. Reviewing your plans will take 1 to 3 months.

Most ADU plans need to be checked by several City agencies, including SF Planning, SF Fire, SF Department of Building Inspection (for Building, Mechanical, and Structural), SF Public Works, and SF Public Utilities Commission.

Step 5: Approve & Start

Permit Issuance

Your permit application undergoes a thorough review, which may take up to 2 weeks. Approval from all City departments is required before issuing the permit.

Once your application is reviewed, you will be informed of:

• The final fee amount
• Payment instructions
• Any additional steps required

What to Do

Only property owners, licensed contractors, or their representatives can apply for a permit. Tenants need written permission from the property owner (via the Property Owner's Disclosures Form) to apply.

Ensure all required forms and information are completed to receive your permit:

Gather Your Forms

• Licensed Contractors: Complete the Licensed Contractor’s Statement Form.
• Authorized Agents: Complete the Permit Applicant Disclosure Form.
• Sign/Lobby Posting Projects: Provide the Notice to Applicant for Sign Posting (R-1 Form) and Affidavit for Lobby Sign Posting.

Contractor Information or Owner-Builder Forms

• Contractor: Provide Workman’s Compensation Insurance Certificate, San Francisco business license, and California contractor’s license and classification.
• Owner-Builder: Complete the Property Owner's Disclosures Form. If recently acquired, provide the recorded grant deed or property tax statement.
• Owner-Builder (LLC): Demonstrate ownership with written confirmation from the LLC or verify names with the California Secretary of State's business resource.
• Tenants: Complete the authorized agent form in the Property Owner's Disclosures if acting as an agent.

Authorization Letter

• Non-Owners: Obtain an "Authorization of Agent" from the property owner, dated within the last 30 days.
• Contractor Agents: Have the contractor complete the "Authorization of Agent" section on the Licensed Contractor’s Statement Form, dated within the last 30 days, and provide proof of the contractor’s license and classification.

Payment

• Bring cash, check, or Visa/MasterCard for payment, which must be made by the authorized agent or property owner.

Permit Issuance

• To schedule an appointment for In-House permits, email us.
• For Over-the-Counter permits, visit the Permit Center and join the Qless queue.

Start Construction

You can begin construction once you receive your construction document for a full permit. For a site permit, submit your addendum online as per the emailed instructions. Additional permits may be required.

The ADU Analysis provides referrals to local professionals for the permitting process.

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