How Glendale Handles Accessory Structures: A Practical Guide

Glendale maintains 119 local ordinances across all categories, and 9 of those deal specifically with accessory structures. Here is a breakdown of what the city actually requires, what is prohibited, and where Glendale falls on the strict-to-permissive spectrum compared to other cities.

ADU Permits

Glendale permits accessory dwelling units by-right under Arizona Revised Statutes section 9-461.18, enacted by HB 2720 in 2024 and effective for cities over 75,000 population on or before January 1, 2025. Glendale (population approximately 250,000) is subject to the mandate. Glendale City Council adopted ADU amendments to the Uniform Development Code (Chapter 35) on December 10, 2024. Single-family lots may have one detached and one attached ADU; lots over one acre may add a third.

Key details: State Mandate: Ariz. Rev. Stat. 9-461.18 (HB 2720). City Ordinance Adopted: Dec 10, 2024 (Ch. 35 UDC). Units Allowed: 1 detached + 1 attached (3 if 1+ acre). Maximum Size: 75% of primary or 1,000 sq ft. Separate Water Meter: Required (Glendale rule).

Constructing or occupying an ADU without permits from Glendale Building Safety violates the City building code and Chapter 35 (Uniform Development Code), triggering stop-work orders, daily fines, and required removal or legalization. Unpermitted electrical, plumbing, or gas work creates safety risk and can void homeowner insurance. Failure to install required separate water and utility meters violates Glendale's ADU ordinance. Failure to obtain a final certificate of occupancy prevents lawful habitation and complicates future sale.

If you are coming from a city with tighter rules, you will find Glendale gives residents more flexibility on adu permits.

ADU Owner Occupancy

Glendale may not require owner-occupancy as a condition of building or operating an accessory dwelling unit. Arizona Ariz. Rev. Stat. section 9-461.18 (HB 2720) preempts owner-occupancy mandates for cities over 75,000 population. Glendale's December 10, 2024 amendments to the Uniform Development Code (Chapter 35) implement the state preemption. Investor-owned ADUs are permitted on single-family lots.

Key details: State Preemption: Ariz. Rev. Stat. 9-461.18 (HB 2720). Owner-Occupancy: Not required. Glendale Code Amendment: Dec 10, 2024. Investor Use: Permitted. Occupant Limits: Cannot be city-restricted beyond IBC load.

Glendale cannot enforce owner-occupancy as a condition of ADU permits or operation under Ariz. Rev. Stat. section 9-461.18. Any attempt to impose owner-occupancy through code enforcement, business license denial, or HOA covenant on covered ADU lots can be challenged in state court. Owners do not face enforcement for renting the main house and ADU to separate non-related tenants.

Glendale is more permissive than most cities when it comes to adu owner occupancy. That said, there are still limits.

ADU Impact Fees

Ariz. Rev. Stat. section 9-461.18 prohibits Glendale from imposing street impact fees on accessory dwelling units and limits other fees that could undermine the state by-right mandate. Standard building permit and plan review fees apply, scaled to construction valuation. Water and sewer development fees apply because Glendale requires a separate water meter and tap for every ADU, generating new connection charges that ordinary internal conversions in other cities avoid.

Key details: Street Impact Fee: Not applied (state preempted). State Cap: ARS 9-461.18 limits excessive ADU fees. Permit Fee Basis: Construction valuation. Water Meter Fee: Required (separate meter per ADU). Water Tap: New tap to main required.

Failure to pay required permit and connection fees blocks issuance of building permits and prevents lawful construction. Excessive fees that violate Ariz. Rev. Stat. section 9-461.18 may be challenged through administrative appeal or court action. Unauthorized water taps discovered later result in disconnection, back-billing, and code enforcement. Skipping the separate-meter requirement violates Glendale's ADU ordinance and may trigger certificate-of-occupancy denial.

ADU Rental Restrictions

Glendale ADUs may be rented for long-term and short-term stays. Ariz. Rev. Stat. section 9-461.18 prohibits Glendale from banning short-term rental of ADUs as a category. Short-term rentals (under 30 days) must be licensed under Glendale City Code Section 29.1-41, effective January 2023. Licenses are annual, non-transferable, and capped under state law at $250. Operators must maintain a 24/7 contact and a Transaction Privilege Tax license.

Key details: Long-Term Rental: Permitted. STR Ordinance: Glendale Code 29.1-41 (Jan 2023). STR License Required: Yes (annual). License Fee Cap: $250 (state-imposed). Insurance Minimum: $500,000 (state law).

Operating an unlicensed short-term rental violates Glendale City Code Section 29.1-41 and Ariz. Rev. Stat. section 9-500.39 and can result in fines up to $1,000 per month plus per-occurrence civil penalties for noise, parking, occupancy, and trash violations. Failure to maintain the required emergency contact or liability insurance can result in license suspension. Repeat verified violations under state law can support license revocation and TPT license suspension by the Arizona Department of Revenue.

Shed Rules

Glendale allows small storage sheds on residential property. Sheds under 200 square feet and 8 feet tall or less generally do not require a building permit but must still comply with setback requirements. Larger sheds require a building permit. All accessory structures, including sheds, are limited to 50% of the primary building's floor area in most residential districts.

Key details: Permit Exempt: 200 sq ft or less AND 8 ft tall or less. Permit Required: Over 200 sq ft or over 8 ft tall. Side/Rear Setback: Typically 5 ft minimum. Front Yard: Sheds not permitted. Max Total Accessory: 50% of primary building area.

Sheds built without required permits or outside setback requirements may be subject to code enforcement action, fines, and orders to remove or relocate the structure.

Glendale is more permissive than most cities when it comes to shed rules. That said, there are still limits.

ADU Rules

Glendale permits accessory dwelling units on single-family residential lots under its Unified Development Code (Chapter 35). Detached ADUs are capped at 1,200 square feet. Attached ADUs cannot exceed half the size of the primary dwelling or 1,200 square feet, whichever is smaller. ADUs must meet the same setback requirements as the primary single-family dwelling on the lot. Arizona HB 2720 (2024) further codified statewide ADU rights, limiting local barriers to ADU construction.

Key details: Governing Code: Glendale Unified Development Code, Chapter 35. Detached ADU Max: 1,200 sq ft. Attached ADU Max: 50% of primary dwelling or 1,200 sq ft, whichever is less. Setbacks: Same as primary dwelling in zoning district. State Law: AZ HB 2720 (2024) codifies statewide ADU rights.

Building an ADU without a permit or outside code specifications may result in stop-work orders, fines, and mandatory removal or modification to comply with code.

Carport Rules

Carports in Glendale are regulated under the Unified Development Code (Chapter 35) as accessory structures. A building permit is required for carport construction. Carports must comply with setback requirements of the applicable zoning district and cannot exceed lot coverage maximums. Accessory structures, including carports, generally cannot exceed half the floor area of the primary building.

Key details: Permit Required: Yes, building permit required. Governing Code: Chapter 35 Unified Development Code. Max Coverage: Accessory structures cannot exceed 50% of primary structure area. Front Setback: Typically 20 ft in standard residential zones. Side/Rear Setback: Typically 5 ft in standard residential zones.

Constructing a carport without a permit or outside setback requirements may result in code enforcement action, fines, and required removal or modification.

Garage Conversions

Converting a garage to living space in Glendale requires a building permit and must comply with the International Residential Code as adopted by the city. The conversion must meet habitable room standards including egress windows, insulation, electrical, and plumbing. Replacement off-street parking may be required depending on the zoning district. Garage conversions may also be subject to ADU regulations if the space becomes a separate dwelling unit.

Key details: Permit Required: Yes, building permit and plan review. Building Code: International Residential Code as adopted by Glendale. Min Ceiling Height: 7 feet for habitable rooms. Parking: Must replace lost off-street parking if required by zoning. ADU Option: May qualify as ADU if converted to separate dwelling unit.

Unpermitted garage conversions may result in code enforcement citations, fines, and orders to restore the garage to its original condition or obtain proper permits.

Tiny Homes

Tiny homes on permanent foundations may be permitted in Glendale as ADUs under the Unified Development Code, subject to the International Residential Code. Tiny homes on wheels are classified as recreational vehicles and cannot serve as primary or permanent residences on residential lots. Arizona's 2024 ADU legislation (HB 2720) expanded options for smaller dwelling units on single-family lots statewide.

Key details: On Foundation: Permitted as ADU, must meet IRC standards. On Wheels: Classified as RV, cannot be permanent residence. Max ADU Size: 1,200 sq ft detached. Building Permit: Required for foundation-based tiny homes. State Law: AZ HB 2720 (2024) expanded ADU rights.

Using a tiny home on wheels as a permanent residence may result in zoning violations and fines. Building a tiny home without permits results in code enforcement action.

The Bottom Line

Compared to many U.S. cities, Glendale gives residents more room on accessory structures. 3 of the 9 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

All of the above reflects Glendale's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.