Dude, You're Building an ADU in SF: A Hilariously Official Guide to Not Messing It Up (The Permit Hustle)
San Francisco. The land of tech billionaires, fog that has an attitude, and a housing market that makes you want to cry into your artisanal sourdough. You've got the brilliant, money-saving, totally genius idea to build an Accessory Dwelling Unit—a.k.a. a "granny flat," "in-law unit," or your future passive income machine. Good on ya! But let's be real: getting anything built in this city is like trying to teach a squirrel to code. It's a whole vibe.
Don't sweat it, though. This guide is your cheat sheet to navigating the bureaucratic maze without losing your mind, your cool, or your entire savings account on really fancy blueprints. Let's get this bread, err, this tiny extra house!
Step 1: The Vibe Check and Dream Design
Before you even think about dropping stacks of cash on a contractor, you gotta check if your dream ADU is even allowed to exist on your property. This is the "Can I even do this, or am I just wasting time?" stage.
1.1. Property Deep Dive (Is Your Lot a Hater?)
Hit up the SF Planning Department's website. Seriously, you need to know your zoning district, the size of your lot, and what your current building situation is. Are you a single-family home? A multi-unit building? This determines your ADU "flavor."
The Zoning Rules are the Boss: San Francisco has eased up, which is a miracle, but they still have rules on things like setbacks (how far your new unit has to be from your property line—don't crowd the neighbors!) and height limits (you can't just slap a skyscraper on your backyard shed).
Pro Tip: If you're converting an existing space (like a garage or basement), you're already halfway to a win. The city loves that, because you're using what's already there. It's like recycling, but for real estate.
1.2. Blueprints or Bust (Get Your Sketch Game Strong)
You're going to need a pro for this. Don't try to draw your own plans with a ruler and a crayon. Hire an architect or a designer who has been through the San Francisco ADU rodeo before. They know the lingo and, more importantly, they know the unspoken rules.
"The plans need to be so perfect, you could use them to build a tiny, functional space station. Precision, my friend, is your superpower here."
They'll make sure your unit has all the required stuff: a separate entrance, a kitchen (sink, stove, fridge), a bathroom, and enough natural light so your future tenant doesn't feel like they're living in a cave. (Hello, egress and natural light are a big deal for safety!)
Step 2: The Paper Trail and The Waiting Game
Now for the part where you officially throw your hat into the ring. Get ready to print, sign, and submit enough paper to reforest a small part of the Amazon.
2.1. Forms, Fees, and Future Shock
You'll be dealing with the Planning Department and the Department of Building Inspection (DBI). Think of them as the two sides of the same very important, very slow coin.
The Big Submit: You'll submit your plans and applications, like the Project Application and the Planning ADU Checklist. This is where you pay the first round of fees. They aren't cheap—remember, you're in SF!
Local vs. State Program: Figure out which ADU program you're using. The State-mandated rules are usually faster and have fewer local hang-ups, but it's crucial your plans meet those specific state requirements. Pick your fighter!
2.2. The Review Razzle-Dazzle (Where Your Plans Get Roasted)
Your plans are now in the hands of the "Plan Checkers." These folks are essentially detectives looking for any reason, no matter how small, to send your packet back with a list of "Corrections."
The RFI Round: You'll get a Request For Information (RFI) or a list of corrections. This is not an insult, it’s a rite of passage. It's rarely approved on the first go. Expect questions about seismic upgrades, fire sprinklers, or why your proposed window is 1.5 inches too low.
Get Back on the Horse: Your architect fixes the plans, and you resubmit. You might do this once. You might do this three times. Just keep swimming. Patience is a virtue, and also a requirement for SF permits.
Step 3: Permit Issued and Shovels Hit Dirt
Victory! Your plans have been approved, you've paid the final fees, and the city has handed you that golden ticket: The Building Permit.
3.1. Construction Crew Call-Up
Hiring and Logistics: Time to bring in the builders. Make sure your contractor is licensed and insured. They need to be ready to follow the approved plans exactly. Any field changes without a permit revision are a big, costly no-no.
Keep a copy of the permit posted at the job site. The inspectors will look for it. This isn't amateur hour.
3.2. Inspector Interrogation (The Pop Quiz)
Throughout the build, a DBI inspector will visit the site at different stages (foundation, framing, electrical, plumbing, etc.). They are checking that the work on the ground matches the perfect drawings you submitted.
Schedule Smart: Inspections have to be scheduled, and sometimes the slots fill up fast. Don't get held up waiting on a guy with a clipboard.
"Final" is the Goal: Once the construction is done, you'll have the final inspection. This is the last hurdle. The inspector signs off, and then you get...
Step 4: The Finish Line: Certificate of Occupancy
This is it. The ultimate prize. The Certificate of Occupancy (C of O).
This magical document from the DBI is what officially declares your ADU safe, habitable, and legal for someone to live in. You've gone from a blueprint dream to a real-life rental unit.
Pop the bubbly! You navigated the San Francisco permit labyrinth and won. You're a certified ADU hustler now.
FAQ Questions and Answers
How much does an ADU permit cost in San Francisco?
The costs vary wildly, but plan for application, plan check, and impact fees to run into the tens of thousands of dollars before you even pay a contractor. Think of it as an expensive club membership.
How long does the ADU permitting process take in SF?
Real talk? Optimistically, 5 to 10 months. It depends on the complexity of your project and how quickly you (or your architect) respond to correction requests. Patience, grasshopper.
What is a setback requirement for an ADU?
This is the required distance your ADU must be "set back" from your property line. The rules have eased, generally requiring no more than four feet from the side and rear property lines.
Can I convert my garage into an ADU?
Heck yeah, you can! Garage conversions are one of the most popular types of ADUs, and the city loves them. Bonus: you usually get an exemption from replacing the lost parking space.
What are the minimum size requirements for an ADU?
The unit must be at least 220 square feet and have a main room that is at least 120 square feet. It has to be a legitimate, stand-alone living space.
Do I have to include a parking spot for the new ADU?
For most ADUs in SF, especially those converted from existing space or near public transit, the parking requirement is waived. It's one of the few breaks the city gives you!
Does my ADU need to have fire sprinklers?
If your ADU is a new, detached structure, or if your project adds significant new floor area, then yes, it likely will. Check the fire codes early on to avoid a major, costly surprise.
Do I need to be an owner-occupant of the property?
For most ADU projects under the most lenient State rules, owner-occupancy is generally not required. This is a big win for investors!
What is the Notice of Addition of ADU(s)?
If you're using the local program in a multi-family building, you have to post a formal notice to your existing tenants and send a copy to the Rent Board before you apply, so they know what's coming.
What happens if I build an ADU without a permit?
That's an "Unauthorized Dwelling Unit" (UDU), and it will be a massive headache to legalize later. You'll face fines, mandatory tear-downs, and a much more complex, expensive legalization process. Don't do it.
