Accessory Structures in Orem, UT

If you live in Orem or are thinking about moving there, accessory structures are one of those things you probably won't think about until they affect you directly. Orem has 6 specific rules on the books covering different aspects of accessory structures, and some of them might surprise you.

ADU Owner Occupancy

Orem allows an accessory apartment only inside an owner-occupied detached single-family home, never in the R5 or PRD zones. The owner must use the home as a primary residence and mailing address, hold at least 50% equity or beneficial interest, and the requirement only pauses for a bona fide temporary absence of three years or less.

Key details: Allowed only in: Owner-occupied detached single-family homes. Excluded zones: R5 zone and PRD zone. Ownership threshold: At least 50% equity or beneficial interest. Temporary absence limit: 3 years or less, must intend to return. Max per lot: One accessory apartment per dwelling.

Creating or renting an accessory apartment in a dwelling that is not owner-occupied, or in the R5 or PRD zone where accessory apartments are barred outright, is a zoning violation Development Services can enforce by requiring the unit be vacated or converted back to single-family use. An owner who cannot document at least 50% equity, beneficial trust interest or entity ownership when challenged bears the burden of proof and risks losing the accessory apartment's legal status entirely.

ADU Rental Restrictions

An Orem accessory apartment must carry a rental dwelling license under Orem City Code Section 22-6-9(I)(9) and Article 12-9, but the owner pays the license fee only once, not annually, for a legal ADU under Section 12-9-6. A new owner after a sale must reapply and pay the initial fee again.

Key details: Governing rule: 22-6-9(I)(9) ties ADU to Article 12-9 license. Family exemption: No license needed only for close relatives. ADU fee break: One-time fee, no annual renewal (Sec. 12-9-6). On sale: New owner must reapply, pay fee again. Appeal path: Administrative law judge under Article 11-3.

Renting an accessory apartment to a non-relative without a valid rental dwelling license violates both Section 22-6-9(I)(9) and Section 12-9-3, and is enforceable as an infraction under Section 12-9-12, alongside possible administrative nuisance enforcement action. A new owner who rents an inherited accessory apartment without first applying for a new license, or who fails to give the required 30-day transfer notice under Section 12-9-9, also risks license denial, suspension or revocation.

Garage Conversions

Orem City Code 22-6-10(J) allows enclosing a pre-March-2000 attached carport into a garage if it sits at least 5 feet from the side and 25 feet from the front property line, the existing footprint is not enlarged in a nonconforming way, and a building permit is issued. If you convert a garage into living space and create an internal ADU, Utah Code 10-9a-530(4)(c) lets the city require replacement of the lost parking.

Key details: Code Section: Orem City Code 22-6-10(J). Min Side Setback (to enclose): 5 ft from side property line. Min Front Setback (to enclose): 25 ft from front property line. Eligible Carports: Attached carports existing as of March 2000. Permit Required: Yes - building permit for conversion.

Enclosing a carport or converting a garage without the required building permit, or in a way that worsens a nonconforming setback or encroaches on an easement, is a zoning and building-code violation subject to Orem code enforcement, stop-work orders, and after-the-fact permit requirements.

Tiny Homes

Orem allows only one single-family dwelling per residential lot (22-6-8(F)), prohibits using a detached accessory building as a separate apartment or guest house (22-6-8(D)(7)), and bans shipping containers, semi-trailers, boxcars, and PODS as residential structures (22-6-8(D)(9)) - which together restrict standalone tiny homes. Tiny dwellings within the main house may qualify as internal ADUs under Utah Code 10-9a-530.

Key details: One Dwelling Per Lot: Orem City Code 22-6-8(F). Detached Apartment Ban: 22-6-8(D)(7). Container Structures: Prohibited (22-6-8(D)(9)). Min Dwelling Footprint: 650-1,000 sq ft (22-6-8(A)). Internal Tiny ADU: Permitted within main home (Utah Code 10-9a-530).

Placing a standalone tiny home, container dwelling, or second residence on a lot in violation of these sections is a zoning violation subject to Orem code enforcement, abatement, and removal orders; container structures are independently prohibited regardless of permitting.

This is not one of those rules that cities tend to ignore. Orem actively enforces its tiny homes requirements.

ADU Rules

Orem requires the property owner to live in either the main residence or the accessory apartment, and detached accessory buildings may not be used as a separate apartment (Orem City Code 22-6-8(D)(7)). Internal ADUs created within an owner-occupied single-family home are a permitted use statewide under Utah Code 10-9a-530.

Key details: City Code Section: Orem City Code 22-6-8(D)(7). State ADU Statute: Utah Code 10-9a-530 (Internal ADUs). Owner Occupancy: Required - owner must live in main home or accessory apartment. Detached Apartment: Accessory buildings may not be used as a separate apartment. Internal ADU Status: Permitted use in residential zones (state law).

Operating an unpermitted accessory apartment can trigger Orem Neighborhood Improvement Team code-enforcement action. Under Utah Code 10-9a-530(5), a municipality may, after a written notice of violation and an opportunity to cure (no less than 14 or 30 days depending on the violation), record a lien against the property in an amount up to $100 for each day of violation after the cure period expires.

Shed & Carport Rules

Orem City Code 22-6-8(D) caps the combined footprint of all accessory buildings at 8% of a single-family parcel (12% for multifamily), requires a 6-foot gap from the main house for any permitted structure, limits rear-yard accessory buildings to 18 feet in height, and bans shipping containers and PODS as permanent structures. A building permit is not required for a shed of 200 square feet or smaller on single/two-family lots.

Key details: Code Section: Orem City Code 22-6-8(D). Max Footprint (single-family): 8% of parcel area. Max Footprint (multifamily): 12% of parcel area. Distance From Main House: 6 ft minimum (if permit required). Rear-Yard Max Height: 18 ft.

Building an accessory structure that exceeds the 8%/12% footprint cap, violates the 6-foot separation, encroaches into a setback or easement, or installs a prohibited shipping container/POD is a zoning violation subject to Orem code enforcement, correction orders, and after-the-fact permitting.

The Bottom Line

Orem's accessory structures rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Orem is broadly strict or permissive.

This guide is based on Orem's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.