THANK YOU, VERY HELPFUL. MANY VIDEOS ON SB-9's LOT SPLIT AND MANY VIDEOS ON LOT SUBDIVISION BUT NO ONE HAS MENTIONED IF THEY'RE THE SAME OR NOT. I HAVE ASKED AND A SIMPLE SUBDIVISION IN RICHMOND CA I ABOUT 10K PLUS THE CITY'S FEES.
They are similar, but they usually have different regulations. You can go to the planning office to discuss your parcel. First ask if underlying zoning allows a lot split, THEN ask if SB-9 works for your lot.
The property I would build on is a pie-shaped lot in a cul-de-sac and anything would need to share an easement with the main house. My goal is to create extra rental income and to eventually retire and live out of California. Very firmly on the fence between SB9 and an ADU. I feel like a lot split would tempt me with up front cash but honestly in 25 years the lots will be worth 3x what I could sell it for now. The lot is almost 0.5 acres but there’s a hill and I don’t think I can build into the hillside. I can definitely build one house with a lot split, and maybe even another ADU in the backyard. Prices seem absurd though. I got a quote for an ADU in 2021 that was $280k and didn’t include solar, permits, grading, or site prep for a 600 sqft ADU. That’s ridiculous considering I already own the land, and it would have come out to over $600/sqft for the unit. Lastly, are there any builders you recommend?
You can split the lot, but don't need to sell necessarily. Plus that lot will allow you to build a home (or duplex) that could be sold someday. You'll want to run the numbers by comparing a bid for an ADU versus house. As for a builder, where are you located?
@@WIREassociates I'm in Mission Viejo. Thank you for the response... I have another question, and I haven't been able to find the answer on this anywhere. How does a lot split affect property taxes? Let's say I can split a lot into two lots, one with the original house, and one with an empty lot. Do I have to pay additional property taxes on the vacant lot? Will the lot with the house trigger a property tax assessment?
@WIREassociates A few questions about insurance on ADU. How do you add the ADU to your home owners insurance if the ADU is to be rented out? What kind of coverage should you get on the ADU? My current insurance company would require a new insurance agreement if the ADU is rented out and due to some macroeconomic conditions with regards to insurance companies in CA, they are not offering any new insurance plans where rental ADUs are involved. Are you aware of what is happenning to the insurance companies in CA? Should I also ask the renter to get a renter's insurance? Sorry for the load of questions but this topic deserves an entire chapter to itself, I feel.
That's a very good question and, yes, insurance is getting more difficult to get in California. You would need to get a landlord policy and you may need to switch companies if your current insurance carrier won't insure for that use. Yes, I recommend that all renters have renter's insurance...it will cover their belonging, which your insurance does not.
Good question! In the cases where parking is required, it will be up to the local municipality to determine whether the spots must be covered (garage) or uncovered.
Most likely, but you need to confirm the address. Enter the address in this tool that I discuss in this video 👉 ua-cam.com/video/y6Ea9c5jYCc/v-deo.html
I plan to buy a large house , 2500 sf +, on a good size piece of property. Reconfigure the interior space to allow for an ADU and a JDU. Rent both and live in the remaining space, effectively creating a triplex. Split the lot and sell the other portion off. Use it to buy another large house and do the same thing over again. In my city a two bedroom ADU would rent for about $2700 and a one bedroom JDU would rent for about 1800. Together those would pay for most of the mortgage. My biggest concern is how to deal with the city. In my experience most of the surrounding municipalities are run by unethical people who Who interpret ordinances in a way that limits growth well tacking on exorbitant fees whenever they think they can get away with it. They will literally lie to your face. I’m not sure how to deal with that but I was thinking I may need to get a real estate attorney to handle it. I’m not trying to make enemies with the city. How do you deal with unscrupulous city officials who insist that you were wrong and that the ordinance supports their agenda?
Sounds like a good plan, just be aware that the city may not like the ADU and JADU plus a lot split. The law appears to allow a municipality to say that a house and ADU counts as two for the duplex conversion, but JADU may give them a reason to deny. As for the planning desk, it's really up to the applicant to know as much about the law as possible (or have a member on your team who knows, like a civil engineer). A lot of former planning officials eventually become consultants because they know how the city works. It isn't always intentionally unscrupulous...some planning officials simply don't know the answers or maybe their interpretation of the law is different.
Currently have tenants in two outbuildings. These were original to the property and they have been converted as dwelling units. Will that exclude us from a lot split rule under the previously rented by tenants or currently? The main house currently has a jr ADU with family members on the other side. The lot split would be 60/40 in our proposed plan and we would add additional living space to existing rentals on the back 40% of the lot once permitted. Will they allow us to split the lot with these preexisting conditions? What would be our best path forward? Do we have to wait for existing tenants to leave on their own or can they stay? Can the main house remain with a jr ADU while having 1 house and an ADU on the back lot, structures are currently separate?
The lot split prevents more than 2 units per lot (unless the local municipality will allow more). You can split the lot with tenants as long as more than 25% of the structure they occupy isn't demolished.
@@WIREassociates I am in San Jose. I have a corner trapezoid shaped lot with the narrow side of the trapezoid along the street. There is plenty of space in the backside to do either a duplex conversion or a split lot. However, I don't have enough area to build a driveway from the new unit to the street without first demolishing part of the existing home in the front which is something I want to avoid if possible. I was hoping to use street parking and NOT build a garage for the new unit. Given these constraints, can I build a new unit using either the duplex conversion or split lot option?
@@barabhai999 It sounds like it will be required in this situation, but it may not be for an ADU. Try going to the Planning Desk to discuss the situation.
The zoning has to be single family for SB 9. If it's single family zoning and there are other units in place that are legal (but nonconforming), then they will add toward the count. You won't be able to go above 4 units.
If it's zoned R2, then you can't use SB 9. But check with your local zoning department because you may be able to add subdivide or add more units depending on density and local regulations.
Hi Christian, the verbiage of SB9 mentions "urbanized areas" . . . will residents of unincorporated areas be eligible? For example, in San Diego county, there are several unincorporated areas such as Fallbrook, Bonsall, Valley Center, etc. and I need to determine if SB9 applies to our home, which is in an unincorporated area. We want to build another home, but are not sure if SB9 or ADU is the way to go. Thanks.
Hi Heather, (thanks for reaching out via our website, too, Ill follow up there as well). Great question and one that I wanted to find an answer on...I found a link to a GIS map so you can verify whether an area is urbanized and I was surprised by some that are! Here's the video on it 👉 ua-cam.com/video/gsHpcmY0Jqo/v-deo.html
Goal right now are to build ADU and possibly convert under SB9 later. But I'm also waiting to see what cities say on Jan 1. Some cities took forever (6 months) to get their ADU coding up to state so hopefully my city isn't like that!
Great idea and very true! If you decide to "zag" and do the lot split, will you be able to easily adapt the ADU plans to conform to building codes for a single family home?
I'm buying a 1900 square foot home right now. The large garage is converted into a huge den already with an extra room. Leaving enough room to move a wall and make 2 bedrooms. So it will technically be a 6 bed 2 bath. Looking to split that into two 3bd/1ba and of course add a small kitchen. If it were you, would you go the sb9 or adu route?
SB 9 would give you a duplex, which theoretically is worth more than a house plus ADU so I would go that route, personally, but you'll also need to see if there are extra code requirements that will cost extra money for the duplex (for example, if solar is required for the duplex, but not for the ADU).
Hello, I love your content. I have couple of questions. 1. Is there an exception to tentants rule for 2 years, if my tenants move out due to their own relocation and not part of eviction? 2. Can I include an existing ADU, to be part of one of the 4 units, during SB9?
Thanks for watching! 1) No exception that I know if...and it's anytime within the past 3 years that a tenant has lived there. It's only if you're destroying more than 25% of the current structure. 2) An ADU can count as one of the units, but might be tough if you're splitting the lot and the current ADU is left by itself.
Great informative video. Thx Christian. I know I can build a 2nd home w/o a lot split. But can I build a new 2nd unit on my lot that includes a JADU or attached ADU without a lot split? I'm not sure it would be possible to do a lot split due to existing features & orientations of our house/in-ground pool/retaining walls. I don't think we can obtain a minimum 40% lot size for a second lot. But if I figure out how to do a lot split, could I do it after 2nd home is constructed at a much later date?
Thanks for watching! If you already have an ADU or JADU, then SB 9 doesn't require that a local municipality allow another unit on the lot and the other way around...if you'll be adding a second unit, they don't also have to allow an ADU or JADU. In your case, you'd probably have to do the lot split before building that second home, but see what the planning department says.
@@WIREassociates thx for your reply. I should have clarified I have a single family home on my lot but I want to build a 2nd home with an attached ADU or JADU. Can I do this without a lot split? And if so, could I do a lot split at a later date? Please advise.
@@fourrunner46 No you probably can't unless your local planning department allows it. An ADU counts as a unit, so one house, plus another house and ADU would be 3...you'd need to split to have 1 on one lot and 2 on the other lot. Hopefully that makes sense...
Hi, I am in California, and interested to purchase a 2 acre land with a manufactured home of 1800 ft. in it, how do I know if I am eligible to build an ADU unit or two in that empty lot?
Hi Christian, I have a single family home which has a JADU which I have been renting out for the last 3 years. Do I qualify to do a lot split with a JADU?
As long as the lot split doesn't destroy more than 25% of the current structure you should be fine. The main house and JADU will max out the number of units for that lot so you won't be allowed any more units on that one (unless the municipality allows you to add more).
You'd need to do a lot split to have 3 units (the ADU counts as a unit), but if you split the lot, then that ADU will need to be a standalone unit that meets all codes for a standalone unit.
@@user27278 Not with SB 9. Here's what the law says: (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.
Cash flow rent them out I'm doing garage convertion 50k add 400 living sqt 7443 sft lot Sp9 what would that do Main house pluss garage convertion And then build a duplex in the back for sp9 that would be 4 units where can I check both My neighbors built 2 units
Is your lot SB 9 eligible? 👉 ua-cam.com/video/gsHpcmY0Jqo/v-deo.html
THANK YOU, VERY HELPFUL. MANY VIDEOS ON SB-9's LOT SPLIT AND MANY VIDEOS ON LOT SUBDIVISION BUT NO ONE HAS MENTIONED IF THEY'RE THE SAME OR NOT. I HAVE ASKED AND A SIMPLE SUBDIVISION IN RICHMOND CA I ABOUT 10K PLUS THE CITY'S FEES.
They are similar, but they usually have different regulations. You can go to the planning office to discuss your parcel. First ask if underlying zoning allows a lot split, THEN ask if SB-9 works for your lot.
The property I would build on is a pie-shaped lot in a cul-de-sac and anything would need to share an easement with the main house. My goal is to create extra rental income and to eventually retire and live out of California. Very firmly on the fence between SB9 and an ADU. I feel like a lot split would tempt me with up front cash but honestly in 25 years the lots will be worth 3x what I could sell it for now. The lot is almost 0.5 acres but there’s a hill and I don’t think I can build into the hillside. I can definitely build one house with a lot split, and maybe even another ADU in the backyard.
Prices seem absurd though. I got a quote for an ADU in 2021 that was $280k and didn’t include solar, permits, grading, or site prep for a 600 sqft ADU. That’s ridiculous considering I already own the land, and it would have come out to over $600/sqft for the unit.
Lastly, are there any builders you recommend?
You can split the lot, but don't need to sell necessarily. Plus that lot will allow you to build a home (or duplex) that could be sold someday. You'll want to run the numbers by comparing a bid for an ADU versus house. As for a builder, where are you located?
@@WIREassociates I'm in Mission Viejo. Thank you for the response... I have another question, and I haven't been able to find the answer on this anywhere. How does a lot split affect property taxes? Let's say I can split a lot into two lots, one with the original house, and one with an empty lot. Do I have to pay additional property taxes on the vacant lot? Will the lot with the house trigger a property tax assessment?
@WIREassociates A few questions about insurance on ADU. How do you add the ADU to your home owners insurance if the ADU is to be rented out? What kind of coverage should you get on the ADU? My current insurance company would require a new insurance agreement if the ADU is rented out and due to some macroeconomic conditions with regards to insurance companies in CA, they are not offering any new insurance plans where rental ADUs are involved. Are you aware of what is happenning to the insurance companies in CA? Should I also ask the renter to get a renter's insurance? Sorry for the load of questions but this topic deserves an entire chapter to itself, I feel.
That's a very good question and, yes, insurance is getting more difficult to get in California. You would need to get a landlord policy and you may need to switch companies if your current insurance carrier won't insure for that use. Yes, I recommend that all renters have renter's insurance...it will cover their belonging, which your insurance does not.
Could you imagine beefing with your neighbor who lives in your backyard? No thanks on SB9. I think ADU would fit me best. Great video! GOOD INFO!
For SB9. How do garages work. Does each additional unit need a garage or is it just minimum of one?
Good question! In the cases where parking is required, it will be up to the local municipality to determine whether the spots must be covered (garage) or uncovered.
Hi, Can you tell me if Wild Urban Interface (WUI) is considered a fire zone property?
Thanks,
Mehdi
Most likely, but you need to confirm the address. Enter the address in this tool that I discuss in this video 👉 ua-cam.com/video/y6Ea9c5jYCc/v-deo.html
I plan to buy a large house , 2500 sf +, on a good size piece of property. Reconfigure the interior space to allow for an ADU and a JDU. Rent both and live in the remaining space, effectively creating a triplex. Split the lot and sell the other portion off. Use it to buy another large house and do the same thing over again. In my city a two bedroom ADU would rent for about $2700 and a one bedroom JDU would rent for about 1800. Together those would pay for most of the mortgage. My biggest concern is how to deal with the city. In my experience most of the surrounding municipalities are run by unethical people who Who interpret ordinances in a way that limits growth well tacking on exorbitant fees whenever they think they can get away with it. They will literally lie to your face. I’m not sure how to deal with that but I was thinking I may need to get a real estate attorney to handle it. I’m not trying to make enemies with the city. How do you deal with unscrupulous city officials who insist that you were wrong and that the ordinance supports their agenda?
Sounds like a good plan, just be aware that the city may not like the ADU and JADU plus a lot split. The law appears to allow a municipality to say that a house and ADU counts as two for the duplex conversion, but JADU may give them a reason to deny.
As for the planning desk, it's really up to the applicant to know as much about the law as possible (or have a member on your team who knows, like a civil engineer). A lot of former planning officials eventually become consultants because they know how the city works. It isn't always intentionally unscrupulous...some planning officials simply don't know the answers or maybe their interpretation of the law is different.
Currently have tenants in two outbuildings. These were original to the property and they have been converted as dwelling units. Will that exclude us from a lot split rule under the previously rented by tenants or currently? The main house currently has a jr ADU with family members on the other side. The lot split would be 60/40 in our proposed plan and we would add additional living space to existing rentals on the back 40% of the lot once permitted. Will they allow us to split the lot with these preexisting conditions? What would be our best path forward? Do we have to wait for existing tenants to leave on their own or can they stay? Can the main house remain with a jr ADU while having 1 house and an ADU on the back lot, structures are currently separate?
The lot split prevents more than 2 units per lot (unless the local municipality will allow more). You can split the lot with tenants as long as more than 25% of the structure they occupy isn't demolished.
Thanks, good information
Is a parking garage and dirveway (with access to street) a requirement for a) duplex conversion b) split lot?
Access for a vehicle probably is required. A garage may be required depending on parking requirements and where the property is located.
@@WIREassociates I am in San Jose. I have a corner trapezoid shaped lot with the narrow side of the trapezoid along the street. There is plenty of space in the backside to do either a duplex conversion or a split lot. However, I don't have enough area to build a driveway from the new unit to the street without first demolishing part of the existing home in the front which is something I want to avoid if possible. I was hoping to use street parking and NOT build a garage for the new unit. Given these constraints, can I build a new unit using either the duplex conversion or split lot option?
@@barabhai999 It sounds like it will be required in this situation, but it may not be for an ADU. Try going to the Planning Desk to discuss the situation.
With SB 9 you can do a duplex Conversion? - can you convert 3 units into 4 or 5 into 4 or does the zoning preclude
The zoning has to be single family for SB 9. If it's single family zoning and there are other units in place that are legal (but nonconforming), then they will add toward the count. You won't be able to go above 4 units.
I have an R2 lot, can I subdivide and put duplexes on both lots!? Or at least a junior unit on both lots....
If it's zoned R2, then you can't use SB 9. But check with your local zoning department because you may be able to add subdivide or add more units depending on density and local regulations.
Hi Christian, the verbiage of SB9 mentions "urbanized areas" . . . will residents of unincorporated areas be eligible? For example, in San Diego county, there are several unincorporated areas such as Fallbrook, Bonsall, Valley Center, etc. and I need to determine if SB9 applies to our home, which is in an unincorporated area. We want to build another home, but are not sure if SB9 or ADU is the way to go. Thanks.
Hi Heather, (thanks for reaching out via our website, too, Ill follow up there as well). Great question and one that I wanted to find an answer on...I found a link to a GIS map so you can verify whether an area is urbanized and I was surprised by some that are! Here's the video on it 👉 ua-cam.com/video/gsHpcmY0Jqo/v-deo.html
@@WIREassociates thank you!
Hi: Great video. Can one build a detached duplex (2 homes) AND a ADU on the single lot without the split using SB9? assuming lot size is not an issue?
The local municipality does not have to allow you to also build an ADU. The max is 2 on a lot.
Goal right now are to build ADU and possibly convert under SB9 later. But I'm also waiting to see what cities say on Jan 1. Some cities took forever (6 months) to get their ADU coding up to state so hopefully my city isn't like that!
Great idea and very true! If you decide to "zag" and do the lot split, will you be able to easily adapt the ADU plans to conform to building codes for a single family home?
@@WIREassociates Wouldn’t there be an issue because with SB9 you can’t do a lot split if it’s been rented in the past 3 years?
Only if more than 25% of the rented structure is demolished. If you can split without this, then you should be fine.
curious what happened here. I'm also trying to start with an ADU, then adapt SB9.
What city was this? We're in Santee Ca
Hey! If I have a single family and then build an ADU, after some months can I take advantage of SB9 and split the lot?
Discuss with the local municipality. Is that ADU going to be on the lot by itself, then probably not since it needs to be an "Accessory" to something.
I'm buying a 1900 square foot home right now. The large garage is converted into a huge den already with an extra room. Leaving enough room to move a wall and make 2 bedrooms. So it will technically be a 6 bed 2 bath. Looking to split that into two 3bd/1ba and of course add a small kitchen. If it were you, would you go the sb9 or adu route?
It's currently a 5 bed 2 bath
SB 9 would give you a duplex, which theoretically is worth more than a house plus ADU so I would go that route, personally, but you'll also need to see if there are extra code requirements that will cost extra money for the duplex (for example, if solar is required for the duplex, but not for the ADU).
Hello, I love your content. I have couple of questions.
1. Is there an exception to tentants rule for 2 years, if my tenants move out due to their own relocation and not part of eviction?
2. Can I include an existing ADU, to be part of one of the 4 units, during SB9?
Thanks for watching!
1) No exception that I know if...and it's anytime within the past 3 years that a tenant has lived there. It's only if you're destroying more than 25% of the current structure.
2) An ADU can count as one of the units, but might be tough if you're splitting the lot and the current ADU is left by itself.
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
Yes, you could probably do an ADU, and Jr ADU on the same lot.
Great informative video. Thx Christian. I know I can build a 2nd home w/o a lot split. But can I build a new 2nd unit on my lot that includes a JADU or attached ADU without a lot split? I'm not sure it would be possible to do a lot split due to existing features & orientations of our house/in-ground pool/retaining walls. I don't think we can obtain a minimum 40% lot size for a second lot. But if I figure out how to do a lot split, could I do it after 2nd home is constructed at a much later date?
Thanks for watching! If you already have an ADU or JADU, then SB 9 doesn't require that a local municipality allow another unit on the lot and the other way around...if you'll be adding a second unit, they don't also have to allow an ADU or JADU. In your case, you'd probably have to do the lot split before building that second home, but see what the planning department says.
@@WIREassociates thx for your reply. I should have clarified I have a single family home on my lot but I want to build a 2nd home with an attached ADU or JADU. Can I do this without a lot split? And if so, could I do a lot split at a later date? Please advise.
@@fourrunner46 No you probably can't unless your local planning department allows it. An ADU counts as a unit, so one house, plus another house and ADU would be 3...you'd need to split to have 1 on one lot and 2 on the other lot. Hopefully that makes sense...
Hi, I am in California, and interested to purchase a 2 acre land with a manufactured home of 1800 ft. in it, how do I know if I am eligible to build an ADU unit or two in that empty lot?
You can sue the tools in these videos to analyze the properties 👉ua-cam.com/video/gsHpcmY0Jqo/v-deo.html and 👉 ua-cam.com/video/y6Ea9c5jYCc/v-deo.html
Hi Christian, I have a single family home which has a JADU which I have been renting out for the last 3 years. Do I qualify to do a lot split with a JADU?
As long as the lot split doesn't destroy more than 25% of the current structure you should be fine. The main house and JADU will max out the number of units for that lot so you won't be allowed any more units on that one (unless the municipality allows you to add more).
Can you say if these lot splits result in a new APN?
Yes, they do.
I'm working on plans for my ADU for my backyard right now but can I pursue SB9 after my backyard ADU and make my basement into a sb9 duplex?
You'd need to do a lot split to have 3 units (the ADU counts as a unit), but if you split the lot, then that ADU will need to be a standalone unit that meets all codes for a standalone unit.
@@WIREassociates channel "how to adu" says you can do 1 adu and one Jadu
@@user27278 Not with SB 9. Here's what the law says:
(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.
Cash flow rent them out I'm doing garage convertion 50k add 400 living sqt
7443 sft lot
Sp9 what would that do
Main house pluss garage convertion
And then build a duplex in the back for sp9 that would be 4 units where can I check both
My neighbors built 2 units
Assuming it meets the SB 9 criteria, you should be good to go with a lot split and duplex conversion.
So let me get this straight. On a vacant, single family lot, I can now build a duplex?…
Yes, but you can also potentially split the lot and build 2 duplexes. 😀
And the cities "should" also allow an ADU and a JADU (within the envelope of either structure). So you can develop an empty lot into a fourplex.
👏
Thank you, thank you! 😂
no im not watching 15 mins video. sorry.
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