ADU Rules in Sacramento: Size, Setbacks, Parking and Permits Explained

Rules vary by jurisdiction and change often. Call us to confirm what applies to your property. This guide covers the general rules that apply across most of the Sacramento region, in plain English.

How many ADUs can I build on my lot?

On a typical single-family lot, California generally allows one ADU plus one junior ADU. That could be a detached backyard cottage plus a junior ADU carved from a bedroom inside the main house. Multifamily properties have different allowances.

How big can an ADU be in Sacramento?

Detached ADUs are commonly allowed up to 1,200 square feet. Attached ADUs are often limited to a percentage of the main home's living area, with state rules guaranteeing a reasonable minimum size. Junior ADUs are limited to 500 square feet and must be inside the existing home.

What are the setback rules for an ADU?

For a new ADU, side and rear setbacks are typically 4 feet from the property line. Front setbacks follow the underlying zoning in most cases. Easements, such as utility easements along the rear of many Sacramento lots, can push a unit further from the line even when the setback would allow it closer.

Garage conversions are different. Converting an existing garage within its existing footprint generally avoids setback issues, even when the garage sits right on the line. Fire-rated walls may be needed when a structure is very close to a neighbor.

Do I need to provide parking for an ADU?

Usually not. Parking requirements are generally waived for ADUs within a half mile walk of public transit, and much of Sacramento is close to a bus or light rail stop. When you convert a garage into an ADU, you generally do not need to replace the lost parking.

Do I have to live on the property?

Owner-occupancy requirements for ADUs are currently suspended through 2030. That means you can generally rent both the main house and the ADU. Junior ADUs have had their own occupancy rules, so we confirm the current requirement for your address.

What fees apply to ADUs?

ADUs under 750 square feet are exempt from certain impact fees. Larger units may pay impact fees in proportion to the main home's size. Plan check, building permit, school and utility connection fees still apply in most cases.

What does the ADU permit process look like?

1. Feasibility: confirm the jurisdiction, zoning, setbacks, easements and utilities for your parcel.
2. Design: floor plan, elevations and 3D renderings.
3. Construction documents: architectural drawings, structural engineering, Title 24 energy calculations and a site plan.
4. Submittal: the package goes to the city or county for plan check.
5. Plan check comments: reviewers request clarifications or changes, and we revise and resubmit.
6. Permit issued: construction can begin, with inspections at each stage.
7. Final inspection: the unit is approved for occupancy.

California law requires cities to act on a complete ADU application within a set time, generally 60 days. In practice, the full process including corrections often takes 2 to 4 months in the Sacramento region.

Are there pre-approved ADU plans in Sacramento?

Yes. The City of Sacramento offers free pre-approved ADU plans in studio, one-bedroom and two-bedroom layouts. They can reduce design time and plan check review. They still need a site plan for your lot and must fit your setbacks and utilities.

Who issues the permit for my address?

It depends on whether your parcel is inside a city. Sacramento, Elk Grove, Folsom, Roseville, Rocklin, Rancho Cordova, Citrus Heights and Davis issue their own permits. Unincorporated areas such as Carmichael, Fair Oaks and Orangevale go through Sacramento County, and El Dorado Hills goes through El Dorado County.

Michael's background in California land development law means we look at these rules early, during design, so problems are caught before they cost you time. We do not provide legal advice, but we know where projects tend to stall.