Los Angeles ADU
Permit Expediting
An ADU permit expeditor manages your Accessory Dwelling Unit application from pre-submittal code review through LADBS approval — reducing delays and preventing costly resubmittals.
California's ADU laws have dramatically streamlined the process for homeowners. But navigating LADBS's portal, formatting plans to plan-checker expectations, and managing departmental clearances still require expertise that takes years to build. A single formatting error or missing document can add 3–6 weeks to your timeline. We prevent that.
Ocean Permits & Development manages ADU permit applications across the City of Los Angeles and the broader LA County area, including Santa Monica, Beverly Hills, Pasadena, and surrounding jurisdictions. Each city has its own requirements — we know the differences and apply them from the first submittal.
ADU Types We Permit
Detached ADU
A freestanding structure on your lot, separate from the main home. Most common for maximizing rental income potential. Typically requires the most complete permit package — structural drawings, soils report, and full MEP.
Attached ADU
A unit connected to the main house — often a room addition converted to a separate dwelling unit. Shares walls and foundation with the primary structure, requiring careful coordination of existing structural elements.
Garage Conversion ADU
Converting an existing attached or detached garage into a livable ADU unit. One of the fastest permit pathways — no new foundation required when converting an existing structure that was legally permitted.
Junior ADU (JADU)
A unit up to 500 sq ft within the existing single-family home footprint. Requires an efficiency kitchen and a separate entrance from the exterior. Owner-occupancy is required for JADUs under current state law.
Our ADU Permit Process
- 01
Pre-Submittal Code Review
We verify your property's setbacks, lot coverage, height limits, and ADU eligibility under current LA Municipal Code before you finalize architectural drawings. We confirm whether a parking exemption applies, identify any overlay zones (Coastal, Very High Fire Hazard, HPOZ), and flag any issues that would trigger corrections after submittal. This step prevents expensive architectural revisions.
- 02
Application Preparation
We prepare a complete permit package formatted to LADBS standards: site plans showing ADU location and setbacks, floor plans with dimensions, exterior elevations, energy calculations (Title 24 CF1R and any required HERS verification), and a soils report for detached ADUs with a new foundation. Every document is reviewed for consistency before submission.
- 03
Submittal & Plan Check Management
We submit through LADBS's online portal (PIMS) and track your application's status daily. When a plan checker is assigned, we communicate directly with them to understand their review approach. We respond to plan check corrections promptly and accurately — often resolving all comments in a single resubmittal round.
- 04
Clearances & Ready-to-Issue
We manage all required departmental clearances: City Planning confirmation of ADU eligibility, Bureau of Public Works (for utilities connections), Bureau of Sanitation (sewer connection verification), and any applicable overlay clearances. We coordinate fee calculation and payment so your permit issues without additional holdups.
- 05
Inspection Support
We provide a clear inspection roadmap so your contractor knows what is required at each stage — foundation, framing, rough MEP, insulation, drywall, and final. Inspections must be scheduled in the correct sequence; skipped or out-of-order inspections can require rework and re-inspection that delays project completion.
Agencies & Clearances Required
A complete ADU permit requires clearances from multiple departments. We manage every agency concurrently to avoid the sequential delays that most applicants experience.
ADU Permit Timelines in Los Angeles
Timelines assume a complete, code-compliant submittal. Each plan check correction cycle that requires a resubmittal adds approximately 3–6 weeks. Our pre-submittal review process is designed to eliminate correction cycles before they happen.
Common ADU Permit Rejection Causes — and How We Prevent Them
Incorrect Parking Exemption Application
Despite widespread parking exemptions for ADUs near transit, parking errors remain the leading cause of ADU plan check corrections. Exemptions must be correctly cited and documented on the plans — a generic note is not sufficient. We confirm the specific transit resource, map the half-mile radius, and document the exemption correctly on the site plan.
Setback Calculation Errors
ADU setback requirements depend on ADU type (detached vs. attached vs. garage conversion) and lot characteristics. Detached ADUs generally require 4-foot side and rear setbacks, but exceptions apply for garage conversions, existing structures, and properties near transit. Errors here require revised site plans and full resubmittal.
Incomplete Energy Compliance Package
Title 24 energy compliance for ADUs requires project-specific inputs — orientation, glazing, insulation, and HVAC system type. Submitting a template report without customizing it to the specific project triggers a correction that requires a new compliance report.
Missing Soils Report for New Foundation
Detached ADUs with new slab-on-grade or raised foundation typically require a soils report prepared by a licensed geotechnical engineer. Omitting this document from the initial submittal delays review until it is provided.
Overlooking Overlay Zone Requirements
Properties in the Coastal Zone, designated HPOZs, or Very High Fire Hazard Severity Zones require additional clearances beyond LADBS plan check. We identify applicable overlays during pre-submittal review — before architectural drawings are finalized.
Inconsistent Plan Sets
Dimensions, area calculations, or room labels that don't match between the site plan, floor plan, and elevation sheets trigger correction notes. A complete pre-submittal review catches these before the plan checker does.
Common ADU Permit Questions
What is an ADU?
An Accessory Dwelling Unit (ADU) is a secondary housing unit on a single-family or multifamily residential lot. ADUs can be detached (a separate structure), attached (connected to the main house), or converted from an existing garage or non-habitable space. Junior ADUs (JADUs) are smaller units created within the existing footprint of a single-family home, capped at 500 square feet.
How long does an ADU permit take in Los Angeles?
Most ADU permits in Los Angeles are processed ministerially — without discretionary hearings — under state ADU law. Standard LADBS plan check for an ADU typically takes 4–8 weeks from a complete, accepted submittal. Pre-submittal code review and a well-prepared application package can bring this closer to 4 weeks. A missing document, incorrect exemption citation, or Title 24 error can add 3–6 weeks per correction cycle.
What are the size limits for ADUs in Los Angeles?
State law requires cities to allow at least an 850 sq ft detached ADU (or 1,000 sq ft for ADUs with two or more bedrooms). In Los Angeles, local rules allow detached ADUs up to 1,200 sq ft in most cases, depending on lot size and zoning. JADUs are capped at 500 sq ft. Exact limits for your specific parcel depend on zoning, lot coverage, and any applicable overlays — we confirm this during pre-submittal review.
Do I need owner-occupancy to build an ADU in Los Angeles?
No. California law prohibits owner-occupancy requirements for ADUs on single-family lots through January 1, 2025, and the City of Los Angeles has aligned with state law. You can build an ADU and rent both the primary home and the ADU without living on the property.
What documents are required to apply for an ADU permit in LA?
A standard ADU permit application requires: a site plan showing the proposed ADU location, setbacks, and parking (or documented exemption); floor plans with dimensions and room labels; exterior elevations; a Title 24 energy compliance report; and a soils report for detached ADUs with a new foundation. We prepare and review each document before submittal to confirm the package is complete.
Can I convert my garage to an ADU in Los Angeles?
Yes. Garage conversion ADUs are one of the most common ADU types in Los Angeles and follow the same ministerial approval pathway. If the garage was legally constructed, a garage conversion typically does not require replacement parking. We review your property's existing permit history, confirm the conversion pathway, and prepare a permit package that accounts for garage-specific requirements including structural upgrades, insulation, and egress.
Do ADU permits affect my property taxes?
Adding an ADU triggers a supplemental assessment for the value of the new structure, but does not trigger a reassessment of the existing property under Proposition 13. Only the ADU's value is added to the tax base. The increased rental income from a permitted ADU typically far exceeds the property tax impact.
Related Resources
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