Manteca, CA Accessory Structures: ADU Owner Occupancy (2026)
Key Facts
- Applies to
- JADUs only, not standard ADUs
- Owner must live in
- Main house or the JADU
- Deed restriction
- Recorded; bars separate sale
- JADU size cap
- 500 square feet
Summary
Manteca requires owner-occupancy only for junior ADUs, not standard ADUs: the owner must live in either the main house or the JADU, per Municipal Code § 17.82.030(I)(7).
Shall be owner-occupied. The owner shall reside in either the single-family residence or the newly created junior accessory dwelling unit.
8. A deed restriction shall be recorded providing for a prohibition on the sale of the junior accessory dwelling unit separate from the single-family residence, including a statement that the deed restriction may be enforced against future purchasers, and a restriction on the size and attributes that conforms with the requirements of Government Code Section 65852.22.
9. Only one junior accessory dwelling unit shall be allowed per lot.
J. Building and Fire Code Compliance. Accessory dwelling units shall comply with all applicable building and fire code requirements. Provided, however, that accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. Except, however, fire sprinklers may be allowed to address fire code compliance as needed.
K. Utilities and Impact Fees 1. Impact Fees have the same meaning as in Government Code Section 66000, except that they include fess as in Government Code Section 66477 but does not include connection or capacity charges.
2. No junior accessory dwelling unit or accessory dwelling unit shall be permitted if it is determined that there is not adequate water or sewer service to the property.
3.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: rev 4829770; v11 updated 2026-04-21).
Full Breakdown
Manteca's owner-occupancy rule applies specifically to junior accessory dwelling units (JADUs), which are capped at 500 square feet and built inside the walls of a single-family home. The property owner must reside in either the primary residence or the JADU itself, and a recorded deed restriction bars selling the JADU separately from the house. Standard, larger ADUs built under Chapter 17.82 carry no owner-occupancy condition: consistent with state law, which dropped that requirement for ADUs statewide in 2020 but kept it for JADUs.
Violations & Fines
Renting out both the house and the JADU with no owner living on-site, or selling a JADU separately from the primary residence, breaches the recorded deed restriction under MMC § 17.82.030(I).
Frequently Asked Questions
Does Manteca require the owner to live on-site for an ADU?
Can a Manteca JADU be sold separately from the house?
Sources & Official References
Other rules in Manteca
California rules heatmap·Compare Manteca to another location·View the California accessory structures overview
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ADU Owner Occupancy in Nearby Cities
How other cities in San Joaquin County handle adu owner occupancy.