SB 9 Explained - ADUs aren't the only game in California anymore
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- เผยแพร่เมื่อ 26 ก.ย. 2021
- What homeowners can do with SB9 in California, looking separately at the 2 unit section of the law and the lot split section of the law.
Section 1 lets many homeowners get non-discretionary permits to build 2 units on their lot that is only zoned for one unit (barring some exceptions we go through in the video).
Section 2 lets homeowners ministerially split their lots into two roughly equal lots (up to a 40%/60% split) and gives them separate conveyance (ie the ability to sell the lots and homes separately). Section 2 has even more restrictions than section 1, including an owner-occupancy requirement.
If you can combine those two things, you can get two lots, each with 2 units, for a total of 4 homes.
We go over how this may overlap with Accessory Dwelling Unit (ADU) rules and Junior Accessory Dwelling Units (JADUs), and a few frequently asked questions like how it affects your property taxes, whether you can split an ADU away from the primary house in the lot split, and more.
This is a work in progress as we learn how the local agencies and state government will implement and enforce the law, so follow the channel to learn more as we discover more. Just because Newsom signed the bill, doesn't mean we know all the details yet. This 8 page law has a lot of dense details yet to be teased out.
In some ways, Senate Bill 9 is a huge game changer and in other ways it's very duplicative of existing ADU rules so deciding which path to take is going to take a nuanced and detailed approach to the law!
This is general information and you should speak to a lawyer and your local planning department about your specific situation.
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To learn about the differences between ADUs and SB9 regular dwelling units, watch this: th-cam.com/video/PVgCLORLfOo/w-d-xo.html
This will be interesting
@How to ADU, I’m a little confused. Under SB-9 can a lot essentially have 4 units? 2 units + ADU + JADU? Or does an ADU automatically count as one unit itself in addition to the prime residence?
@@shehriyarkhan3904 There are a lot of different permutations that are legal with SB 9 (on eligible lots).
Cities are allowed to count ADUs toward the total number of units on a lot.
An eligible unsplit lot should generally be able to build 2 units + ADU + JADU (for a total of 4 units on the unsplit lot). A lot resulting from an SB 9 lot split would not generally be eligible for all 4 units though.
To complicate things, some cities are saying you cannot build an ADU or JADU in addition to the 2nd unit on an unsplit lot - but I believe the HCD will clarify that this permutation should be allowed for eligible lots.
Here is a visual representation I find very helpful: sites.google.com/view/alfredtwu/infographics/sb9
Nice cup in the foreground, Accessory Drinking Unit, lol ; ) Thank you for your educational insights and humor. Please keep up what you are doing and sincere thanks!
Hehe. I love my drinking unit. I want to get an etched wineglass that says “afternoon drinking unit” :D
@@HowToADU Don’t forget a whiskey glass for Afterhours Drinking Unit LOL
Awesome video, so well explained! I'm glad to hear details about what is known and also what has not been yet settled, I do have some ADUs that could be early adopters here and will aim to write to you off line
Thanks, looking forward to your email. Yeah, I don't love publishing before I know more about a subject - but it's important to get the right info out there and acknowledge that we're all learning in real time on this one!
Thanks Ryan. Great explainer. I'm a new lender researching how homeowners can financing any new construction under SB9. Stay tuned. 🏠
There goes your Neighborhoods
@@bgandjsco1 just because they can doesnt mean people will
@@user27278 Your Serious! You know very well that families that have been, racked, packed & stacked in current homes are going to jump at the chance of putting relatives, adult kids, etc. in their own space. I know many and so do you. Lol.
@@stevelopez372 yes, but not all will nor can or even want to.
@@user27278 Right, not All will. But many will, those who can’t can now get a Grant. Those who don’t want to now, might want to later.
Nicely explained. Great job!
Glad it was helpful!
Very good explanation. It will be fascinating to see a historic district be non altered/split. I think investors and the power of money will persevere in such districts.
There are already petitions circulating to make whole towns historic districts. Should get spicy in 2022!
Can you add an SB9 unit 9 (without a lot split) and then add an attached ADU or JADU to the SB9 unit instead of adding the ADU to the main initial house?
Can I build a ADU in Los Angeles and do the sb9 lot split later and built additional building in the same side of the lot
I literally just bought a house with a pretty big back yard with a alley way entrance in the back surrounded by multi unit lots so I'm kind of excited cause I bought this house with the intention of renting!!
Look forward to hearing more about your project. Good luck!
Can I do the ADU in Los Angeles and do the SB9 later
I can't find any specific information for this question I already have a duplex one unit I live in would I be able to add two additional units
Broadly speaking, SB9 is not designed for lots that can already build more than one unit. If your lot is zoned for a duplex for example, you would not generally be able to use either section of SB9.
AB68 might let you build two detached ADUs though leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201920200AB68
And if you want to split a lot with multifamily, you may want to read about AB803 leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220AB803
Finally, you should speak to the planning department about your goals - you may find that there are other solutions given the underlying zoning of your lot and the specific details of your project.
Ryan, adu's built prior to 01/01/22 do not have the ability to be considered a "duplex" now, correct? Meaning it only applies to additional structures build on a R1 lot post 01/01/22. So leaving it as an SFR with an ADU for appraisal purposes. Your thoughts?
Hi Kristi, I think I understand your question. But I need a lot more detail! And I cannot give financial advice on the channel for your specific situation.
Generally speaking, I'd say that a building permitted as an ADU is very hard to convey separately from the main house. It's an accessory to the primary house. Whether you built it in 2021 or 2022, if you permitted it as an ADU, it's meant to always be alongside that primary house. It has traits of a secondary/accessory structure like it shares the utility connections with the main house (instead of connecting at the street like a primary home would).
I haven't seen a definition in the government code about the word "Duplex" - if I were a prospective homeowner and I saw an attached ADU or JADU (with its own bathroom), I would probably call the house+ADU a duplex, although that's not strictly what it is. If it's detached, it's not really a duplex in my mind. The trouble is that, above ground, a house and an ADU looks very similar to a house and a second single-family dwelling. The language is pretty imprecise! And the MLS is not set up in a standardized way for this yet!
For an appraisal, that is yet a different question. Appraisers are often trying to estimate the frame of mind of a potential buyer and this is one of the reasons that they have completely different approaches for multi-plexes and SFR. If you're trying to get a high estimation for something like a bank loan, you'll probably want to do some rough math to see which way your property is more valuable - SFR with an ADU could be higher value in many markets. But only the appraiser will tell for sure ;)
Sorry this is a long answer and might not address one of your questions directly - doing my best to read between the lines
Let us know how it goes as we could benefit from your real world experience!
Thank you for the helpful explanation! In my city, new single family homes require planning commission approval, and 2-story homes require city council approval. If I have a vacant lot and would like to build one new home on it for now, 1) are ALL new homes approved ministerially now?; and 2) if I want to build a 2-story home, it will be the only 2-story in the neighborhood, can that be done without a public hearing? I called my local planning department and they said it needed to be compatible with the neighborhood but couldn't give me an answer at this time. Would like your thoughts on this!
You’re doing the right thing talking to the planning department. The way I understand SB9 is that if you use SB9 to get a planning and building permit for a structure, it is a ministerial permit. But if you don’t use SB9 for the permit (for example if you want to build one house and then an ADU on the empty lot after a lot split) you would have to abide by local underlying zoning rules. But this is general theory, not specific to your situation. Does that answer make sense?
@@HowToADU I think it mostly makes sense to me. If I'm understanding correctly, not all new construction will involve SB 9. For example, if I am proposing to do a minor addition to an existing house, I can't use SB 9 to let me encroach into local building setbacks, correct because I'm not building a 2nd unit? Perhaps I am just confusing myself even more. 😅
@@tehmiyuki Right. The way I understand it, you might split your lot and then on the empty lot just want to build one house with the existing zoning code of your local city. And then you could use SB9 to build a second house, or you might still have the option of using ADU rules to build an ADU. But you may not be able to do both. Alternatively, if you split your lot and decide to build a duplex right away, you'd probably need to use SB9 to get the duplex permit since the underlying local code wouldn't allow you to build a duplex (without SB9). That's how I THINK it works. We'll see when the HCD clarifies and offers guidance to cities/counties. And ultimately you'll want to play ball with your local planning and building staff.
Thank you great explanation. Wondering if I can buy an empty lot, build a house on it and then start sb9. Or does this only apply to current existing single family homes
SB9 can be used on empty lots under many conditions. One could, for example, propose two houses at once in the initial permit application. But before buying a lot speculatively you should get professional advice from a real estate attorney.
You don't need sb9 to build a typical adu . thats only if you want to mess with property lines
Thank you for this channel. I am in California, and am looking to do two ADU's. I am in a rural zoning with a single family residence - zoning is AG40. Property is 47 acres where I have my primary residence and 2400 sq foot ag building. I want to build an 800 sq foot 2 bedroom ADU and another 1 bedroom 480 sq foot ADU. Splitting is not allowed in my zoning. I was curious what you knew if there were any issues in an AG zoning even though it's residential. I already have extra approved septic area which would accomodate the extra 3 bedrooms total. One unit is going to be for in-laws and the smaller unit for my kids as they are starting college. Looking to spend $100/sq foot total in my area - I did the construction on my existing home and septic, plubming, foundation work, etc. I won't need a bank loan and will be doing this out of savings.
That's so cool - thanks for sharing your project. The ADU should be allowed by planning as long as the primary residence exists and is a permitted dwelling. If you get any trouble from planning, we can write to the HCD about it and ask for technical assistance.
The most common obstacles in rural Ag zoning are:
-Sewer/water/septic/well issues (often you have to deal with some weird water district, water corporation, or the county has shopped its water/sewer to one of the nearby cities and it gets complicated)
-Fire issues (you might not be allowed to build if you're in a very high risk zone or in a WUI, or you might have special requirements like sprinklers and fire hardening or off-site improvements)
-Williamson Act (A lot of people who benefit from the Williamson Act don't realize that this may disqualify them from ADU development, depending on the local jurisdiction)
@@HowToADU I talked to the county today. They said that in my situation I can only add an ADU or JADU, not both. I can add a new ADU at any square footage and keep my existing residence. The JADU must be attached to the primary existing structure. A guesthouse is still allowed up to 500 sq foot but is not rentable. This is good news overall as we wanted to build another home on the property but did not want to get rid of our 1700 sq foot 4 bedroom manufactured home. Not sure how much impact county's have on this law. I am in an agricultural area zoned A40.
Do you plan a video on SB 10? How might SB 10 interact with SB 9?
They shouldn’t interact much. As I understand sb10 gives local jurisdictions the ability to upzone multifamily lots. SB9 isn’t designed to be used on multifamily lots. So they’re not meant to overlap. That said my specialty is helping homeowners develop their land so I haven’t followed sb10 as closely as SB9. I might do an sb10 because this keeps coming up. Thanks for the question.
Have you found a site that shows whether the property sits in an urban area per law definition?
You want to use census data.
At the moment, these links work for most cases:
www.arcgis.com/home/webmap/viewer.html?url=https%3A%2F%2Ftigerweb.geo.census.gov%2Farcgis%2Frest%2Fservices%2FTIGERweb%2FUrban%2FMapServer&source=sd
mtgis-portal.geo.census.gov/arcgis/apps/webappviewer/index.html?id=94c61c34e2674a22
Great video, Ryan. Your explanation matches my reading of the bill except I think you said you can't demolish more than 25% of exterior supporting walls of a structure that has had a "3+ year tenant", but I think it's actually "any tenant in the last 3 years". Please correct me if I'm wrong. Thanks!
You’re right! I misread it on the first pass - your interpretation is widely accepted
Maybe i missed it. But can the adu be a duplex? Say for instance like 2 400sq ft studio?
Duplex isn’t really a term defined in the statute. Talk to a lawyer or planner about what you’re trying to accomplish. In general, an ADU is one unit (that’s what the u stands for). That said, there are plenty of situations where a homeowner can have multiple ADUs or multiple people staying in one adu.
Would it be easier to split the lot 1st prior to building and obtaining a construction loan if needed?
Sorry, I'm not sure what you're comparing it to - easier than getting the loan before lot splitting?
You probably want to figure out the timing by working closely with your lender and whoever is helping you with permits. That said, you might want to use the SB 330 preliminary application ahead of everything just to call your shot.
Thank you .following
If you want to simply add and rent a 2nd unit, keeping the existing unit, are there advantages/disadvantages to using SB9 vs. building an ADU? Seem almost identical. Thanks.
Tough to generalize. Generally speaking, I expect some projects to benefit from combining SB9 and ADUs. There's a video about some of the differences: th-cam.com/video/PVgCLORLfOo/w-d-xo.html
If there is an ADU that was permitted in 2021 and being completed (COO) in 2022 and there is a separate access from an alley in the back, could one break up the lot and ADU from the main house and sell them individually?
You have to ask your local city how it plans to handle SB 9. Generally speaking, the state law says that ADUs cannot be conveyed (ie sold) separately from the primary home.
There is a new state law that specifically allows certain kinds of non-profits to convey ADUs separately, so I'll keep an eye on how cities plan to do that.
And I could imagine a relaxed city saying you can convert the ADU into a non-accessory unit by separating the utilities or performing some other improvements. You just have to talk to the city for details. Hope that helps.
Hi, do your property have to be free and clear to do a lot split or will your mortgage company be onboard with it?
A lender I work with at Umpqua has explained that you can ask your lender for a partial lien release. Freddie Mac is able to do this without an appraisal sometimes, which gives a lot of flexibility. Most cases will need to do an appraisal, and the lender will need to make sure that the loan to value ratio is still within their threshold after the partial lien release.
What if my lot a main house and a duplex on it. Could I still subdivide and take advantage of SB9?
The way that individual cities are going to enforce SB 9 isn't super clear yet. Broadly speaking, if the lot already has a multiplex on it, it is not likely that it is eligible for an SB 9 lot split. SB 9 is intended for lots that can only build one home on them at the moment. If your lot already has three units (none of them ADUs) then it is likely that your lot is not eligible for SB 9. You might be able to build two detached ADUs though, given the description you've given me.
Awesome video, I have questions
1-Can we have SB9 on the ground floor and on top of SB9 ADU, without splitting the lot ?
2-Can we have 2-story SB9 with garage and 2-story ADU with garage attached each other?
Thank you.
I haven't personally worked on a project that fits either of those (SB 9 has turned out to be a bit rarer than the news coverage would have you believe) but:
1. I think so in most cases. If a homeowner doesn't do the lot split, the statute suggests they should be able to propose a structure containing a house and an ADU, stacked or not. Some jurisdictions have some rules against using SB9+ADU but the state has come in to say that's not compliant. So it might be a fight, depending on where you are, but I think the state supports this, broadly.
2. This one is harder to answer because there are a lot of unknowns. So, if you're allowed to do a 2 story ADU and you're allowed to do a 2 story house, and you're not surpassing any of the enforceable zoning restrictions like FAR and lot coverage, you can probably build a single structure with an ADU, and a normal house (using SB9), and give each one a ground floor garage. It feels like there are a lot of different details that could let a city say no to this idea (compared to the first one). But there's probably a path if it's allowed by the underlying zoning code, or if you restrict yourself to a very small footprint.
Thank you .
Is there a possibility of purchasing a house on a large lot with the intent of tearing down and then exercising the lot split and turning each lot into a duplex? If so, how does this impact the affidavit and resident occupancy for 3 years?
The law allows for the tear down and replace, but I haven't worked with somebody whose existing house is in bad enough condition to warrant a tear down.
When you lot split, there will apparently be some sort of affidavit that says you'll live in one of the units on one of the lots for 3 years. I imagine the city would ask you to time the construction so that you could be in one of the units at all times. But it's probably up to the local agency to figure out the exact wording of the affidavit, and the enforcement.
@@HowToADU right. The existing house encompasses the majority of the lot making the habitability while developing the other 3 units impossible. This seems like it will be complicated no matter how it works.
@@kristinaheimstaedtrealestate I can't give specific advice without more information, but many projects benefit from converting parts of the existing structure more than a tear down and replace because of the high cost of new construction.
can i convert my garage at a condominium in los angeles County? or this ADU/Junior ADU only allowed for Homes? TIA
Garages are definitely one of the things we can convert into an ADU. But condos are very limiting. You want to check your cc&r / condo rules to see what you can do with the garage. There could be limits on the construction improvements or on the usage after you build. Lots of hurdles based on what you really own.
Wouldn’t it be possible to make additional units if you built a basement? In Los Angeles, Basements aren’t counted in the restrictive sq st laws.
Intriguing. There are definitely examples of basements converted into ADUs.
I own was is called a mix use property downstairs is commercial and upstairs is residential, they already have a separated electrical meter but, share a water meter. Under this new law what chances are in converting both unites to residential?
Hi Ruth, your best bet is to contact the local planning department with your specific address and question. They're going to give you good specific advice for your project.
Broadly speaking I can say that SB9 is not primarily designed for the conversion of mixed use spaces. But I imagine some cities will look at some lots that are zoned primarily for just one single residence and maybe have a grandfathered in commercial unit and say that SB9 still applies to that lot. I also imagine some cities will give you a hard no as soon as there's some grey area. Sorry this isn't more precise, but I don't want to lead you astray!!
@@HowToADU Thanks!!
Do you believe this might make larger lot sizes more valuable?
Sometimes! I think real estate is super site-specific. If somebody thinks they can carve off part of a lot and sell it separately, that likely get built into prices. On the other hand, if somebody has a really ritzy luxury property and does a really sloppy lot split, they might find that the land isn't quite as valuable once it's been split into two pieces.
Ultimately, I hope that housing costs come down on average because of the influx of new housing built using this law. That said, we should all be vigilant about how this affects homeownership and whether the development burden is placed unevenly across different communities.
How do I find out who runs the HOA area I’m in so I can see if my plans will be approved by them. It is an emergency, need to build a room in the garage ASAP, our grandma fell and she needs to move in with us. Thank you for all your info
These rules don’t take effect until January so you might want to look at more immediate solutions for grandma (sorry to hear about the fall). Some areas allow for trailers or RVs to be parked long term (which you could move into while grandma stays in the safer house). Alternatively you could look at JADU or ADU permits to get started.
If you need to find your HOA, email ryan@how-to-adu.com with your details and I’ll see what I can figure out in the short term.
I would love to be a fly on the wall at HOA’s when this starts happening in their neighborhoods.
@@FanceeName hehe. It’s worth mentioning here that HOAs can currently prohibit the use of SB9. ADUs are the better option when that’s the case because there are laws preventing HOAs from explicitly prohibiting ADUs in California.
Hi Ryan, can homeowner build two ADUs 1200 sqft behind their backyard without split the lot? Thank you!
Always depends on a lot of details, but generally most homeowners cannot build two ADUs on a single lot unless they have a multi family dwelling on that lot.
A home owner with just one house might build a second house and a single adu in their yard, without a lot split.
It would be hard to get the full 1200 sq ft in most cities. But 800 each is conceivable. Or a stacked two story 800 sq ft. This is All general info, not specific to your situation.
@@HowToADU The homeowner has 10K sqft lot included the original home, he built detached two-story ADU 1200 sqft last year behind the backyard. After the first ADU built he wanted to build another ADU the same as the first one, he doesn’t want to build JADU because City allows only 500sqft, homeowner likes to build big ADU vs tiny, so with his case can he build Two detached two-story ADUs on that 10K lot without the split? Or since it’s already have one ADU on the lot homeowner must split the lot in order to build another detached 1200 sqft ADU? Homeowner don’t plan on selling the lot, only want to build more bigger ADU for investment. Thank you!
@@hoangnguyen9947 I already answered above. It’s hard to talk about this specific project, but broadly there are very few places that will permit two ADUs on one lot. But SB9 allows a lot of people in this situation to build a regular dwelling unit of that size (or maybe larger) without a lot split. Alternatively, with a lot that big the owner could consider an old school subdivision without SB9
@@HowToADU Thank you Ryan!
my lot is 18000 sqft zoned with RX1-1. I will not use the SB9 regs. i will split to 5000 sqft. now that means i can build regular 2 story 4 units apartment since im not using the SB9 regulations.? And i can split my lot 2 or 3 times.
You’re going to want to speak to the planning department and maybe speak to a professional architect or attorney about your specific project. Many lots of that size would benefit from conventional subdivision without SB9 but the land use questions you’re asking need to be explored by professionals with all the details of your project.
I have a 0.24 acre lot w/an ADU and am in the early stages of building a JADU (nothing fully set in stone). If I build the JADU, can I split the lot still? Everything is on one half of the lot and the other half is usable flat yard. And then if I split the lot, is 1 unit + ADU an option on the new, now-unimproved lot?
Oof, that's a tough one to answer without a lot more detail - I'd recommending talking to the planning department about your options.
I could see it going several different ways. You might not be able to use the lot split at all. You might be able to use the lot split, but only if you get the ADU over on the new lot (and that has a whole bunch of implications about conveyance and separation).
If you can not finish the JADU, I bet that the planning department will have a lot more options for you.
You know, at that size of lot, have you considered just doing a non-SB9 subdivision with existing subdivision law?
@@HowToADU hadn't considered it until recently because I'd heard lot splits are relatively expensive. I can hold off on the JADU. The sticker is that I've got enough $ to put a JADU on and a separate addition of the space I'll lose to the JADU, but not $ to built an entire new house probably. I'm thinking with the JADU, increase cash flow and later split the lot and improve.
Just spoke to a colleague to chew on your question and I'm going to make some assumptions and speak generally...
If you've got a lot that big, it would be interesting to use non-SB9 subdivision first and then later subdivide with SB9 because then you can get 3 lots. And if you sold one lot to somebody and didn't work in concert with them, they might further SB9 subdivide it.
If you split a lot so that one sub-lot has a house + JADU, and the other sub-lot is empty, yes you should be able to then use SB9 to build up to 2 units on the new lot. But check with local planners to make sure they read it the same way as I do in your specific situation. Also, need to know a lot about your street access, lot size, sanitation, etc. before I can say anything specific about your particular project.
@@HowToADU I don’t believe you can sb9 lot split on a new sub divided lot?
I don't think you can lot split with a mortgage in place. What are the lenders saying about SB9?
You need to talk to your lender. Most of the ones I’ve spoken to have a process for a partial lien release. It may involve some fees or appraisers coming out.
Hi. We just purchased our 2nd owner occupied property SFH and I wanted to take advantage of this SB9 opportunity. I'm planning to build a 3 unit 3br 1.5 bath at the back of the house as it has a huge .5 acre lot. Can it be possible with this law?
You should email me with more details about the property and we can schedule a call. If your lot is eligible for SB 9 then, that's one way to build a large unit like you're describing on the lot. You might have other options too. You might have some carveouts that prevent it completely. The devil's in the details and I don't have enough to go on here to give you more specific advice.
You should also write to your local planning department and talk to them about what your options are.
@@HowToADU thank you. What's your email address?
@@renanuneza8932 ryan@how-to-adu.com
I'm in Los Angeles and have been going back and forth with City Planning for months now. There are A LOT of requirements for SB9 that aren't actually spelled out by the paperwork the city--so even if you meet all the conditions, actual costs--JUST TO SPLIT THE LOT, MIND YOU--will be upwards of $35k-$40k. So, know that going into it. Is it worth it? Probably. But you have to have that cash on hand just to get the paperwork done to split the lot. That's not including blueprints, etc. That's just for the fees associated with SB9. $5k for City of LA fees, $18k for BoE fees, $10k-$14k for parcel reports (including surveyor). Not to mention a preliminary parcel map and a tree inspection. There's a reason--as of this past month--no one has gone through with SB9 in Los Angeles--it's very expensive. I thought the city might decrease BoE fees or parcel map requirements...but so far no dice. LA really needs housing, and this just won't work for most residents...unless you have $40k to burn.
Yeah, that's a bummer. Thanks for sharing the costs though - some jurisdictions are getting out closer to the $15k for the parcel maps, but I do hear a lot of places where the bill hits 30-40k :(
Mortgage companies how will they handle split of lot?
That's a good question. I'm chasing down some experts but the early read is that it depends on your mortgage. Many many mortgages will be on the property and you'll need to talk to your lender. Others will be guaranteed by the structure and then you'd potentially be fine, but I would still talk to your lender about your options. Subscribe to the channel and I'll be sure to post a short video when I get more experts on record.
The adjacent clause seems kind of fishy. So if I did an sb9 split that means my neighbor couldn't?
It's written so that one individual can't split adjacent lots, or work in concert with somebody to split adjacent lots. "Neither the owner of the parcel being subdivided nor any person acting in concert with the owner has previously subdivided an adjacent parcel using an urban lot split as provided for in this section."
@@HowToADU That is actually really cool to keep it from becoming corporate and monopolized.
Where can I get the "Accessory Drinking Unit" mug? lmao
how-to-adu.creator-spring.com/listing/accessory-drinking-unit-2 I love it 🤣
Do we know if flag lots will be allowed with SB9?
They should allow for irregular shapes, but we'll see how it works in practice. I expect flag lots to be fine most of the time, but for squiggly lines and bunny ears to get more pushback ;)
@@HowToADU can I send you my property and get advise? I’m in LA county
You can email ryan@how-to-adu.com - I'm a little backed up so it may take a couple weeks for me to get to it.
Can a single family flag lot also be split?
There’s a requirement that both lots have access to the right of way. So if the flag lots access to ROW is so limited that you can’t share it, that could make your lot ineligible for an SB9 lot split. There are some other things I could imagine the city saying but that’s the biggest concern I’d have when speaking to the planning department. You could maybe ask to set up an easement/shared driveway?
@@HowToADU Thank you very helpful, love your videos!
It is another new unit construction. There are the costs of lot split, water meter cost, electric meter, sewer line and gas line connection.
SB9 is to double the property tax collection in the name of providing more housing and more traffic. This is also good for more Real Estate Agent commissions. LOL
Yes, or more than double it.
But I imagine a lot of these won’t have gas lines.
@@HowToADU Of course not. I’m sure the State Building Commission will outlaw new gas line installation for 2023. This is obvious if you have paid attention to the states push for no more fossil fuel. Lol.
Where is everyone going to park? It's already a nightmare.
This is an important topic that people snd cities need to keep in mind when the law is used.
There are many situations where cities can require parking, for example. Cities can also make it easier to build or preserve off street parking.
And homeowners should think carefully about how their decisions will affect the value of their property; parking is a big part of that. They could even incentivize it.
Anyone else find the resemblance between this guy and the kid from Up?!
Haha. You’re not the first
🦋💜
How can the HOA buck state law. This is Willie
I’m not a lawyer. My understanding is that homeowners can give up a lot of rights by willingly joining an HOA and unless state laws explicitly regulate HOAs, the Covenant will be enforceable. That’s why the state had to pass a specific new law for ADUs (which some lawyers still say could face challenges)
@10:47 how come you start removing the words “square foot”
I accidentally said square acre like a dumb dumb.
@@HowToADU ahhhhh
You are amazingly amazing
aw thanks.
@@HowToADU would love to go to seminar with U
Means more traffic problem.
In my experience, people don’t generally increase the amount of cars they own when they move into backyard homes (like ADUs). They do often move closer to work or town centers, reducing the miles they drive. So I’d say these forms of housing reduce traffic overall while concentrating it in cities. And that creates opportunities for cities to improve their infrastructure to improve traffic situations. I’m curious to learn more about your experience, and how does it differ from mine. Please share!
I love all your shit
Thanks for watching! I love makin' it. :D
I was under the impression that you could have an adu and a second unit put that precludes you from doing a lot split.
And vise versa if you do a lot split you are untitled to two units on each lot but you forfeit the right to ADU's
Hmm... so I'm pretty sure that you can build an ADU, an SB9 additional unit. And still do a lot split. In other words, I don't think building an additional unit and an ADU for a total of 3 units would necessarily preclude you from doing a lot split.
And I'm pretty sure that if you do a lot split, you can still do an ADU, they just contribute to the max 2 units/lot.
Highly recommend you check out Alfred Twu's illustrated guide sites.google.com/view/alfredtwu/infographics/sb9 which covers every permutation I've been able to imagine.
One relevant part of the law:
(j) (1) Notwithstanding any provision of Section 65852.2, 65852.21, 65852.22, 65915, or this section, a local agency shall not be required to permit more than two units on a parcel created through the exercise of the authority contained within this section.
(2) For the purposes of this section, “unit” means any dwelling unit, including, but not limited to, a unit or units created pursuant to Section 65852.21, a primary dwelling, an accessory dwelling unit as defined in Section 65852.2, or a junior accessory dwelling unit as defined in Section 65852.22.
@@HowToADU this is interesting because, the way I read it is you can have a unsplit lot with an 2 unit and an adu and JADU, but if you do then you can't do a lot split because the agency doesn't have to let you combine both portions of the law and the Adu law.
For example you could do a lot split with two units in each lot or you could keep the lot as is and have a duplex and two ADU's.
Either way you have a maximum of 4 units per lot by right.
@@HowToADU thanks for the link. Good stuff. He seems to be saying the same things I did:
ADUs: If you already have one or more Accessory Dwelling Units on your property, you can still add a house to your lot if you don't split the lot. However, ADUs count towards the maximum number of 2 homes per lot for split lots
Just conferred with Alfred to chew on your questions. I think the top line is right that you can either have a lot with 4 units or 2 lots with 2 units each. And most of the permutations don't really require you to do things in a specific order.
But if I could change one thing about what you're saying, I wouldn't frame it as ADUs preclude lot splits. Or that lot splits forfeit the right to ADUs. There are hopefully situations where the state rules will allow people to combine parts of SB9 (like lot splits) with ADUs (eg existing ADUs) - and I don't want people thinking they have to pick one path forever.
I think I might need to do an animated video or something for this one...
(PS - I think I may have found a path to one sub-lot with 3 or 4 and then 2 on the neighboring sub-lot, but I'm not certain. Digging into it.)
This is good for those who need to build an extra house for older Parents who are now in the age where they need more and more support So I see that as a positive. But also I see it as a way to cram more people in a smaller area meaning more congestion, More noise ordinances , less parking availability , for nicer areas I would not suggest doing this. For the more compact and suburbs this might be acceptable it all depends. I rather buy Duplexes and 4 plexes in order to rent then for passive income.
Thanks for sharing - think you're right that this is great for people who are housing family members (like an older parent). And I also advise a lot of caution when people are developing them for real estate or rental value. These aren't magic, and they do have impacts on the property itself as well as the neighborhood.
I promise to keep people thinking about the long term impacts of what they do with laws like SB9 and ADUs!
Say goodbye to suburbs
Why do you think we should say goodbye to suburbs? This video is about how homeowners can build more houses in the suburbs
@@HowToADU I live in a community where this will likely start happening. 1960's 5 bedroom homes with 2 car garages on lots big enough for your kids to play out back or build a pool. The city is already regretting that these homes didn't require 3 car garages. Plenty of these homes house multi-generation families with a car per room which means 2 to 3 cars are on the street.
Add 1 or 2 ADU's and you have 7 to 9 cars now needing a place to park! Also you have that many more people coming and going.
If my neighbor had an ADU I likely would see and hear that person coming and going as my bedroom windows look down on the side yard and back yard - the area of ingress and egress for that ADU. People live their lives as they choose so who is to say what time of day that takes place? I'd end up closing up all my windows and running the A/C to create quiet in the seasons I normally would have my windows open for fresh air so as to not be awakened by people at all hours of the night - it then lives like an apartment complex and not my nice suburban neighborhood.
@@sandyv1270 I meet with a lot of people like the neighbors you’re describing. Have they decided to build an ADU? It sounds like they haven’t, but that you’re worried they will build eventually. Have you spoken to them about your concern? SB9 actually creates a great opportunity for them to split their lot and sell it to you so you can preserve the current setup indefinitely. Maybe that’s a conversation you can have together.
@@HowToADU It is only a matter of time before a few neighbors DO decide to build now that Newsom has signed this law. I'll likely be long gone as I'm done with the state of California and the lack of care for those who don't agree with the agenda of those on the left. It is sad but the middle class is moving out...
@@sandyv1270 Thanks for sharing your fears - if it's any solace, most of the folks I work with are also what you might call middle class. They're working families with steady income who were able to save up and buy property, and now they're developing that property with an expensive second home.
If any of your neighbors build ADUs, or new single family homes with SB9, there's a good chance that more working families will move into your neighborhood.
For that matter, when you move away, it's very likely somebody like you will be living in your house. Unless you plan on keeping it vacant for some reason.
So I don't think you need to pine that "the middle class is moving out" - in the vast majority of cases where a person moves out, somebody else, usually with roughly equivalent income is going to move in.
Thanks again for posting!
great lol
There goes your neighborhoods.
What do you mean?
A lot of people relate that phrase to a period of American history when it commonly referred to desegregating neighborhoods, so you may want to be more specific in the future.
@@HowToADU You wanted more specific. Whether they are WHITE ,BLACK, GREEN OR PURPLE, you will be changing your neighborhoods from majority owners to majority renters. Renters do not look at a neighborhood the way owners do. The number of illegal dwellings Dwellings will go through the roof ,as well as the number of absentee landlords. How do I know this.? I've seen it in action in my neck of the woods. I live in the BIG CITY on the coast. Within 1 mile of my house there are sections Zoned ..1 family ,2 family ,and 3 family.,although most of the housing was BUILT single Family way back when. Today due to sky high prices and huge influx of immigrants that has all changed. The 1 family zones are still beautiful, the 2 family zones are changing for the worse by the day. The 3 family zones are third world countries . Is that being more specific. This is one more nail in California's coffin.
@@bgandjsco1 Hmm. I don’t think people are inferior to you because they come from a different country or because they rent.
That said, renters are not going to deteriorate neighborhoods the way you’re describing.
Were you born a homeowner? It’s interesting to hear your perspective - perhaps you never had to rent a home? You might be surprised that many single family neighborhoods already have renters in them, and that they’re not ruining those neighborhoods.
I recognize neighborhoods like the ones in your description where multifamily seems underdeveloped and single family seems nice and clean. In my personal experience, this is often driven by segregationist zoning history where cities often underfunded multifamily neighborhoods. And landlords get away with much worse conditions in those areas than they do in the single-family neighborhoods. There’s a good book about this called The Color of Law.
Just so you know, when you talk about immigrants and 3rd world countries, that sounds a lot like segregationist language again. On a personal note, a lot of my clients are immigrants. My mom is an immigrant too. And my wife is an immigrant. If you think that coming from somewhere else somehow makes people inferior to you, then I’d like to end this conversation.
@@HowToADU Immigrant does not mean THIRD WORLD. The places i am talking about are Third world .Many immigrants that come here are educated and assimilate quickly into the american way of life and are self sufficient. MANY ARE ILLITERATE and desperately poor. Those single family neighborhoods that i am talking about have huge Asian populations., with highly successful people ,and their children improve the public schools,But do you really believe that a person that can afford too and wants to live in a single family home neighboprhood is going to live sandwiched between house with people living in converted garages. In NYC,and Long Island when the neighborhood turns into a free for all the people with the means too MOVE OUT. As for you ,maybe you don't mind if the people next door have a converted garage with a Section 8 Apt in it.? Or maybe you only see dollar signs.,which sadly is the case for most supporters of this nonsense. I don't know.? I do know however that this law will only make Californians with the mean too MOVE OUT.,asnd the last thing that California needs is more middle class and wealthy flight PS i love how people always try to use the racist angel when they have no real argument.
Why does this bill seem like it will mostly benefit wealthy home owners and real estate speculators? I get the spirit - more housing equals lower prices. But I don’t think it’ll work out that way. The places in CA where land is most valuable/housing most scarce will need orders of magnitude more housing for prices to meaningfully drop. This is because many of the hot real estate markets in CA are also the hottest markets on the fu*%ing planet! So you SB9 your lot in the outer sunset. Did you just create an affordable lot? Hell no. You created another insanely overpriced, unaffordable lot for a speculator or wealthy person to snap up in cash. I’m sorry but I can’t help but see the worst in this case. HOPE I’M WRONG!
You’re not wrong that the affluent will use this more often in the early years. That’s what happened with ADUs too. That said I’d give you two bright spots from my personal experience with ADUs that I think will apply to SB9 as well.
1: most of my clients are small homeowners trying to make a bit of space for a relative or themselves. They’re creating a better housing situation for themselves and their family, often with a smaller footprint. Not wildly speculating or landlording.
2. As financial products adapt and pros streamline their services, less affluent people get to do this too. For an ADU it’s still expensive but there are exciting prices coming out of SoCal conversions, and some early hopes about manufactured and modular housing too. In the case of SB9 I also think we will see a lot of people split and sell lots to finance projects (if we can figure out the mortgage situation).
3. This one’s not personal experience but theory. Every time we create an expensive home in an expensive neighborhood, it’s one less resident who will buy something in a less expensive neighboring area that would displace another family who can’t always afford to move. Studies show that spreading the creation of new housing to expensive neighborhoods tends to create a lot of value in that neighborhood (and rarely reduces its value). While if you concentrate all the new housing in less expensive neighborhoods (with less funding and less infrastructure) the effect can be very negative. So it’s sort of inherently good to put some of the new places in already expensive neighborhoods.
Clearly I could do a whole video about this. Thanks for your feedback. Love that you’re thinking about it because responsible people like you will play a big part in building community at the same time that we build homes.
@@HowToADU Thank you for the thoughtful reply and salient points.
The specific new developments likely won't be cheap (if for no other reason that most of them will be new construction which tends to command top dollar), but the knock on effect is that additional housing will put downward pressure on existing housing stock somewhere.
Its not supposed to make housing any cheaper, for that you would need to create an astronomical amount of new houses. This is to create more housing in general. Literally to house more people thats all. In some cases like my brother, he built an 900sq ft adu for 40k in a poor side of a poor city. That helped house 1 family at a fair price
@@user27278 I’m saying it will mostly just create more *unaffordable* housing to be snapped up by speculators. Will not help house people who need housing the most. Mostly will benefit wealthy. And I hope I’m wrong.