ADU Owner Occupancy: El Monte vs Glendale
How do adu owner occupancy rules compare between El Monte, CA and Glendale, CA?
El Monte and Glendale have similar restriction levels.
El Monte, CA
Los Angeles County
El Monte does not impose owner-occupancy on detached/attached ADUs permitted between Jan 1, 2020 and Jan 1, 2025 (Cal. Gov. Code §65852.2(a)(6) sunset). JADUs always require owner-occupancy of the property under §65852.22(a)(2).
View full El Monte rules →Glendale, CA
Los Angeles County
Glendale cannot require owner occupancy on standard ADUs permitted after January 1, 2020 because California Government Code §65852.2(a)(6), made permanent by AB 976 (2023), prohibits local owner-occupancy mandates. Junior ADUs (JADUs) under GMC §30.34.080 still require owner occupancy of either the primary dwelling or the JADU because they share walls and utilities, recorded by deed restriction.
View full Glendale rules →Key Facts Comparison
| Fact | El Monte | Glendale |
|---|---|---|
| ADU owner-occupancy | Not required | - |
| JADU owner-occupancy | Required | - |
| Deed restriction (JADU) | Required, recorded with LA County | - |
| Exception | Governmental agency, land trust, housing org | - |
| Standard ADU | - | No owner occupancy (state preempts) |
| JADU | - | Owner occupancy required |
| State Law | - | Gov. Code §65852.2(a)(6); AB 976 |
| Deed Restriction | - | ADU Covenant Agreement recorded |
| Condo Conversion (AB 1033) | - | Not adopted by Glendale |
Highlighted rows indicate differences between cities.
El Monte FAQ
Do I have to live on the property if I build an ADU in El Monte?
No. Owner-occupancy is not required for ADUs permitted in El Monte under current Cal. Gov. Code §65852.2(a)(6), as extended by AB 976 (2023).
What about a JADU?
Yes. JADUs require the owner to reside on the property in either the primary dwelling or the JADU, and the owner must record a deed restriction memorializing the requirement (Cal. Gov. Code §65852.22(a)(2),(a)(5)).
Glendale FAQ
Does Glendale require owner occupancy for ADUs?
No, not for standard ADUs. California Gov. Code §65852.2(a)(6) and AB 976 (2023) preempt local owner-occupancy mandates permanently. Both the primary dwelling and the ADU may be rented to non-owner tenants on terms of 30 days or more.
What about JADUs in Glendale?
JADUs still require owner occupancy of either the primary dwelling or the JADU under GMC §30.34.080 and Gov. Code §65852.22. Glendale records an ADU Covenant Agreement against title at permit issuance to memorialize the requirement.
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