Permits & Laws — San Francisco
San Francisco ADU Permits in 2026: Checklist, Local vs. State Program & Timelines
San Francisco gives homeowners something most California cities don't: a Local ADU Program with no size cap and no density limit for units built inside the existing footprint of a building. Add no parking requirements and no owner-occupancy rule, and SF becomes one of the best places in the state to add a unit — if you can navigate a five-agency review. This guide walks through the City's official ADU checklist, the Local vs. State program choice, timelines, fees, and the 2026 state-law changes.
What this guide covers
Local vs. State ADU Program — which to choose
This is the single most important decision for an SF homeowner.
| Local ADU Program | State ADU Program | |
|---|---|---|
| Size limit | No maximum size and no density cap when built within the existing building envelope | Up to 1,200 sq ft detached (interior livable space under SB 543) |
| Where it works | Best for converting existing space (ground floors, storage, garages) in single- or multi-family buildings | New detached/attached construction with statewide ministerial protections |
| Trade-off | Triggers SF tenant-protection rules; can't be used where it would remove protected housing | Stricter size limits but the fastest statewide-mandated review |
Many SF homeowners with extra ground-floor or garage space choose the Local program precisely because it isn't capped at 1,200 sq ft. New backyard cottages typically run through the State program.
The single-family ADU checklist
This guide follows San Francisco's ADU Program Checklist for a single-family home adding one ADU — the most common project. (If you're on a multi-family lot, or adding more than one ADU, the City uses a separate multi-family checklist.) The checklist consolidates requirements from Planning, the Department of Building Inspection (DBI), Fire, Public Works, and the Public Utilities Commission (PUC). An ADU Screening Form is required before you submit your permit application, and an optional pre-application meeting with DBI, Planning, and Fire can surface code issues early. Start by looking up your block, lot, zoning, and historic status on the Property Information Map. Your plan set must show the following.
Site plan
- Adjacent lots on both sides with full building outlines
- Direction of true north (note if project north differs)
- Dimensions from existing building walls to property lines and other structures, plus sidewalk width
- Usable open space — dimensions of decks, terraces, and yards
- Landscape / permeable surface in any required front setback
- Street trees — existing and proposed, or a note electing the in-lieu fee
- Curb cuts to be removed if off-street parking is removed
Floor plans (existing & proposed, all floors)
- Location of new ADU(s) with unit number and square footage of each
- All existing dwelling units, labeled with rooms and uses
- Laundry and storage locations
- "Toters" — dedicated, screened space for trash, recycling, and compost carts (Recology)
- Plumbing fixtures of all existing units (or a signed Existing & Proposed Fixture Count form)
- Room and glazing (window) dimensions in the ADU
- Parking — dimensions and outline of all existing and proposed vehicle and bicycle parking
- Location of existing and proposed gas and electrical meters
Elevations & sections (when exterior or height changes are proposed)
- Existing and proposed elevations for affected building faces
- Exterior materials for new/replacement doors, windows, and finishes
- Window schedule — dimensions, operation, material, fire ratings, EERO designation
- Section confirming floor-to-ceiling heights and/or excavation at the ADU level
Size, parking & owner-occupancy rules
| Rule | San Francisco standard (2026) |
|---|---|
| Maximum size | No cap under the Local program (within the existing envelope); up to 1,200 sq ft under the State program, measured by interior livable space. |
| Parking | No parking required for ADUs (San Francisco is effectively all transit-served). Removing parking for an ADU is allowed. |
| Owner occupancy | Not required for ADUs. Under AB 1154 (2026), JADU owner-occupancy applies only when the JADU shares sanitation facilities with the main home. |
| Short-term rental | ADUs and JADUs cannot be used as short-term (under 30-day) rentals. |
The five agencies that review your ADU
Unlike most cities, SF routes your ADU through five departments. Knowing who wants what prevents weeks of back-and-forth:
- Planning — zoning, unit count, historic status (Article 10/11), open space, street trees.
- DBI (Building Inspection) — building code, egress, sprinklers; see Information Sheets EG-05, FS-05, EG-02.
- Fire — sprinkler requirements for the ADU (Information Sheet FS-05).
- Public Works — street trees and the public right-of-way.
- PUC — water/wastewater service and capacity charges; fixture-count form.
2026 timelines & state-law changes
| Law / path | Effect | What it means for you |
|---|---|---|
| SB 543 | Jan 1, 2026 | The City has 15 days to determine whether your application is complete; miss it and the application is deemed complete. Size is now measured by interior livable space. |
| AB 1154 | 2026 | Narrows JADU owner-occupancy to cases where the JADU shares sanitation with the main home; bars JADU short-term rentals. |
| AB 1332 | Jan 1, 2025 | Pre-approved ADU plans must be approved within 30 days. |
| 60-day rule | State law | A complete, code-compliant ADU must be approved within 60 days, ministerially. |
Fees and exemptions
San Francisco ADUs pay building-permit and plan-review fees plus PUC water/wastewater capacity charges. State-law breaks still apply: ADUs under 750 sq ft are exempt from development impact fees (larger units pay proportionally), and ADUs/JADUs of 500 sq ft or less are exempt from school fees. Because SF projects often convert existing space, many avoid the impact fees tied to new floor area — confirm with Planning and PUC for your specific project.
How to apply
San Francisco accepts ADU applications online. To keep the five-agency review moving:
- Complete the ADU Screening Form first — it's required before you submit the permit application.
- Look up your property in the Property Information Map for block/lot, zoning, and historic status before drawing plans.
- Decide Local vs. State program early — it changes your size limits and tenant-protection obligations.
- Pre-coordinate PUC and Fire items (fixture counts, water flow) for multi-unit buildings to avoid mid-review kickbacks.
Thinking about a backyard ADU?
See how a pre-engineered, code-ready structure can speed up your San Francisco permit and your build.
Explore ADU optionsFrequently asked questions
How big can an ADU be in San Francisco?
Under the Local program there's no size cap for units built within the existing building envelope. Under the State program, ADUs can be up to 1,200 sq ft, measured by interior livable space under SB 543.
Do I need parking for an ADU in San Francisco?
No. San Francisco does not require parking for ADUs, and you're allowed to remove existing parking to build one.
Do I have to live on the property?
Not for a standard ADU. As of AB 1154 (2026), JADU owner-occupancy applies only when the JADU shares sanitation facilities with the main home.
What's the difference between the Local and State ADU programs?
The Local program allows unlimited-size ADUs within an existing building envelope but triggers SF tenant protections. The State program caps size at 1,200 sq ft but offers the fastest statewide-mandated ministerial review.
How long does an SF ADU permit take?
A complete, code-compliant application must be approved within 60 days, and pre-approved plans get a 30-day review. SB 543 gives the City only 15 days to determine completeness.
Which agencies review my ADU?
Five: Planning, the Department of Building Inspection (DBI), Fire, Public Works, and the Public Utilities Commission (PUC). An ADU Screening Form is required before you submit.
Sources & further reading: SF Planning — Accessory Dwelling Units · San Francisco ADU Program Checklist (PDF) · SF DBI — ADU resources · State law summaries: AB 1154, AB 1332, AB 462, and SB 543 (effective 2025–2026).
This guide is for general information and reflects rules as of June 2026. Always confirm current requirements with San Francisco Planning and DBI for your specific property before submitting.