An accessory dwelling unit, or ADU, is a second home on the same property as a main home. It may be a backyard house, an addition or a converted garage.
Many Sacramento homeowners can build one. Because the rules depend on the property and ADU type, check the site before choosing a floor plan.
This guide is only for properties inside Sacramento city limits. Properties in unincorporated Sacramento County or another nearby city may follow different rules.
Sacramento ADU Rules: Quick Answers
| Question | Simple answer |
| Can I build an ADU? | Often, yes, if residential use is allowed and the lot has—or will have—a main home. |
| How many can I build? | Depending on the property and rules used, one, two or sometimes three ADUs or JADUs may be allowed. |
| How large can it be? | A local detached ADU may be up to 1,200 square feet. Other types have different limits. |
| Are setbacks always four feet? | No. Sacramento’s local rules can be more flexible. |
| Do I need parking? | No minimum ADU parking is currently required. |
| Do I need a permit? | Yes. A building permit is required before construction. |
| Will approval take 60 days? | The 60 days cover City review of a complete qualifying application—not the whole project. |
| Can I rent the ADU? | Generally, yes, but rental-term rules depend on the type of approval. |
| Can I sell it separately? | Most Sacramento homeowners currently cannot. |
First, Is Your Property Inside the City of Sacramento?
A Sacramento mailing address does not always mean the property is inside the city. Check the address or parcel number in the City’s Land Information Lookup Application. If unsure, ask Sacramento Planning before using City rules.
Can You Build an ADU on Your Property?
An ADU may be allowed if the property permits residential use and has a main home—or one will be built at the same time. The answer also depends on whether the main building is:
- A single-family or single-unit home
- A duplex
- An existing multifamily building
- A proposed multifamily building
Airport zones, historic status, flood rules, easements, protected trees, utilities or fire access may also affect the project.
The City’s ADU property-checking tool is a useful starting point, not a property-specific approval.
Which Set of ADU Rules Applies?
Sacramento has two main paths: local ADU rules and state-standard rules under Government Code Section 66323. Think of them as two complete rulebooks. A unit must meet the full set of rules for its path.
Local rules may allow a larger detached ADU. State rules protect certain conversions, a JADU and a new detached ADU up to 800 square feet.
If you want more than one unit: Sacramento’s code says the two paths cannot be combined. However, the California Department of Housing and Community Development says Sacramento must allow combinations protected by state law. If your plan depends on combining categories, get written direction from Sacramento Planning before paying for full plans. See the City code and HCD’s January 2026 findings.
See our overview of California ADU laws.
What Type of ADU Can You Build?
The main choices are:
- Detached ADU: A separate building, often located in a backyard.
- Attached ADU: A new unit connected to the main home.
- Garage conversion ADU: A unit created from qualifying existing garage space.
- Conversion ADU: A unit made from qualifying space inside an existing building.
- Junior ADU: A unit of up to 500 square feet located inside a single-family home, including a possible attached garage.
A conversion still needs a permit and must meet safety rules. Adding a kitchen or bathroom does not make an existing garage a legal ADU.
How Many ADUs Can You Build?
| Property and approval path | What may be allowed |
| Single-unit property using Sacramento’s local rules | Up to two ADUs; one ADU and one JADU; or two JADUs |
| Qualifying single-family property using Section 66323 | One conversion ADU, one JADU and one new detached ADU of up to 800 square feet, if each qualifies |
| Duplex or multifamily property using Sacramento’s local rules | Up to two ADUs |
| Existing multifamily property using Section 66323 | Conversion ADUs equal to at least one and up to 25% of existing units, plus up to eight detached ADUs—but no more detached ADUs than existing residential units |
| Proposed multifamily property using Section 66323 | Up to two detached ADUs |
Properties in the Executive Airport EA-2 or EA-3 zones may be limited to one ADU or JADU. Check the airport-overlay rules. These are maximums; the site may support fewer units.
How Large, Tall and Close to the Property Line Can It Be?
The answer depends on the ADU type and rule path.
How large can the ADU be?
| ADU type | General maximum |
| Local attached studio or one-bedroom ADU | Greater of 50% of the main home or 850 square feet |
| Local attached ADU with two or more bedrooms | Greater of 50% of the main home or 1,000 square feet |
| One local detached ADU | 1,200 square feet |
| Two local detached ADUs | 1,200 square feet combined |
| JADU | 500 square feet |
| New detached ADU under Section 66323 | 800 square feet |
| Qualifying Section 66323 conversion | Based on the existing space, not the 800-square-foot limit |
State law protects a qualifying 800-square-foot ADU with four-foot side and rear setbacks and at least 16 feet of height. Local lot coverage and open-space rules cannot block it. See Government Code Section 66321.
How tall can the ADU be?
Under local rules, an ADU generally follows the zoning district’s height limit, so a taller or multistory design may be possible.
A new detached Section 66323 ADU is generally allowed up to 18 feet, plus as much as two feet to match the main home’s roof pitch. Other protected limits apply to certain attached ADUs, multifamily sites and properties near qualifying transit.
What are the setback requirements?
A setback is the required space between a building and a property line. Sacramento does not use a simple “four feet everywhere” rule.
| Project | General setback rule |
| Local ADU within 60 feet of the front property line | The front and street-side setbacks apply. Interior side and rear setbacks are generally the zoning-district requirement or three feet, whichever is less. |
| Local ADU more than 60 feet from the front property line | The first floor generally has no interior side or rear zoning setback. Upper floors generally use the zoning-district requirement or three feet, whichever is less. The street-side setback still applies. |
| New detached ADU under Section 66323 | Generally four-foot side and rear setbacks |
| Qualifying conversion within an existing footprint | Generally no new zoning setback if the existing footprint is maintained |
A front setback cannot block an otherwise qualifying protected 800-square-foot ADU. Under local rules, a detached ADU generally must be four feet from the main home. Two detached ADUs may touch each other or be at least four feet apart. Fire and building rules can require more space.
Do You Need Parking?
No minimum vehicle or bicycle parking is currently required for a Sacramento ADU or JADU.
Replacement parking is not required when a qualifying parking space is removed or converted for an ADU. See Sacramento’s parking code and Government Code Section 66314.
What Permits Do You Need?
A building permit is required before construction begins.
Sacramento also offers a free Optional Zoning Review. It is an early zoning check before you pay for a complete permit package. It:
- Is optional
- Does not allow construction to begin
- Does not replace a building permit
- Usually takes about one to three weeks, according to the City, but has no guaranteed completion date
The City usually asks for an application, site plan, floor plans, exterior views, property photos, a checklist and certifications.
A permit package may also need structural, foundation, utility, energy, solar or historic-property documents. Review the City’s ADU application and building handout.
Two permit details homeowners may overlook
- Address: Each attached or detached ADU generally needs its own address. If the ADU faces an alley without an existing street sign, the applicant may be responsible for adding the required signage.
- Fire sprinklers: Sprinklers are not automatically required for every ADU. The answer depends on whether the unit is attached or detached, its size and whether the main home has sprinklers. Confirm the requirement during plan review.
Does the City have to approve the permit in 60 days?
The 60-day rule is a City review deadline—not the total time needed to plan, permit and build an ADU.
For a lot with an existing home, the agency generally must approve or deny a complete qualifying application within 60 calendar days. It generally has 15 business days to say whether the application is complete. See Government Code Section 66317.
Property research, design, corrections, utilities, permit issuance, construction and inspections are outside that 60-day review period.
If the ADU is submitted with a new main home, the City may wait to act on the ADU until it acts on the main-home application.
What Should You Know About Fees, Utilities and Solar?
Fees
Costs vary. Possible charges include permit, plan-review, inspection, addressing, impact, school and utility fees.
An ADU with 750 square feet or less of livable space is exempt from impact fees. Larger ADU impact fees must be proportional to the size of the ADU compared with the main home. Other permit and review fees may still apply. See Government Code Section 66311.5.
School fees are separate and may apply above 500 square feet, depending on the district and rate. See our Sacramento ADU cost guide.
Utilities
Several water and sewer providers serve the city. City Department of Utilities customers generally do not need a separate water-meter tap, but upgrades or other utility work may still be necessary.
Identify the providers and contact SMUD early. The City’s ADU utility guidance explains where to start.
Solar
A new detached ADU generally needs solar panels unless an exception applies. The panels may be on the ADU or a qualifying main home. Conversions and additions are treated differently. See the March 2026 HCD ADU Handbook.
Can You Use Sacramento’s Free ADU Plans?
Yes. Sacramento currently offers three free shelf-ready plans for detached, all-electric ADUs:
- 367-square-foot studio
- 559-square-foot one-bedroom ADU
- 747-square-foot two-bedroom ADU
The plans may be mirrored but cannot be modified.
You still need a site plan, property-specific review and building permit. See Sacramento’s shelf-ready ADU plans.
The City also has a preapproved ADU program; those plans are not necessarily free.
A preapproved ADU design is not automatically approved for every property.
Can You Rent or Sell the ADU?
A permitted ADU can generally be rented, but the minimum rental term varies.
| Unit or approval path | Rental rule |
| Standard ADU under Sacramento’s local rules | May qualify for short-term rental if it follows Sacramento’s separate short-term-rental permit and operating rules |
| ADU approved under Section 66323 | Must be rented for longer than 30 days |
| JADU | Must be rented for longer than 30 days |
A standard ADU generally has no owner-occupancy requirement. For a JADU, owner occupancy is required when it shares a bathroom with the main home, subject to legal exceptions. A JADU with its own bathroom does not create that requirement by itself. A deed restriction is required. See Government Code Section 66333.
Can you sell the ADU separately?
Most Sacramento homeowners cannot currently sell an ADU separately from the main home.
State law lets a city create a qualifying condominium-sale program; it does not make every ADU separately saleable. As of July 29, 2026, Sacramento had not published such a program. Limited legal exceptions exist.
Read our guide to AB 1033 and separate ADU sales for more information.
What Should You Check Before Paying for Plans?
Before paying for full design and engineering, confirm:
- The property is inside Sacramento city limits
- The zoning, main-home type and any overlay zone
- Whether you want a detached, attached, conversion or junior ADU
- Which complete set of ADU rules applies
- The location of property lines and recorded easements
- Historic, flood, tree and fire-access conditions
- Water, sewer, electricity and gas requirements
- Whether a free plan fits the lot
- A realistic budget for design, permits, utilities, site work and construction
Historic properties may have extra ADU design standards. Flood-prone properties may need more work under the City’s flood-zone requirements.
These conditions may change the ADU’s location, design or cost.
Frequently Asked Questions
Can I build an ADU on any residential lot in Sacramento?
Not automatically. Residential use and an existing or proposed main home are generally required. Site conditions still matter.
What is the largest ADU I can build in Sacramento?
There is no universal maximum. One local detached ADU may reach 1,200 square feet; a new detached Section 66323 ADU is generally limited to 800.
Are Sacramento ADU setbacks always four feet?
No. A Section 66323 detached ADU generally uses four-foot side and rear setbacks, but Sacramento’s local rules may use different setbacks.
Does Sacramento require ADU parking?
No. The City currently requires no minimum vehicle or bicycle parking for an ADU or JADU.
How long does an ADU permit take?
The agency generally has 60 days to approve or deny a complete qualifying application for a lot with an existing home. That is not the total project time.
Do the free Sacramento ADU plans guarantee approval?
No. The property still needs a site plan and site-specific zoning, foundation, utility and permit review.
Do Sacramento ADUs need solar panels?
New detached ADUs generally do unless an exception applies. Conversions and additions are treated differently.
Can I rent my Sacramento ADU?
Generally, yes. The minimum term depends on the approval path and whether it is a JADU.
Planning an ADU in Sacramento?
Tell Good Life Construction about your property and ADU goals. We can help compare the options and plan the next step.
We are a family-owned Sacramento general contractor serving the region since 2009. We are licensed and insured. CA CSLB #979670.
Request an ADU Estimate Call (916) 833-1379
Disclaimer
This article provides general information, not legal, tax or permitting advice. ADU laws, City procedures, utility requirements and property conditions can change. Confirm current requirements with the City of Sacramento, applicable utilities and qualified project professionals before relying on a design, budget or schedule.
