ADU Owner Occupancy: Jurupa Valley vs Menifee
How do adu owner occupancy rules compare between Jurupa Valley, CA and Menifee, CA?
Jurupa Valley has fewer restrictions than Menifee.
Jurupa Valley, CA
Riverside County
Jurupa Valley imposes no owner-occupancy requirement for stand-alone ADUs, consistent with Cal. Gov. Code Sec. 66314(a)(6)(B). However, Sec. 9.240.290(G)(3) requires the property owner to live in either the primary dwelling or the JADU whenever a junior accessory dwelling unit exists on the lot. This is recorded as a covenant prior to certificate of occupancy.
View full Jurupa Valley rules →Menifee, CA
Riverside County
Menifee follows the state-mandated split: ADUs do NOT require owner-occupancy of the primary dwelling, but Junior ADUs (JADUs) DO. §9.295.020.E.4.j requires the owner of a single-family property with a JADU to record a covenant stating that either the remaining portion of the primary dwelling or the JADU itself will be occupied by the property owner. Owner-occupancy is waived if the owner is a governmental agency, land trust, or housing organization. ADUs permitted between January 1, 2020 and January 1, 2025 are statutorily owner-occupancy-free under Cal. Gov. Code §65852.2(a)(7).
View full Menifee rules →Key Facts Comparison
| Fact | Jurupa Valley | Menifee |
|---|---|---|
| ADU owner-occupancy | Not required — preempted by Cal. Gov. Code Sec. 66314(a)(6)(B) | Not required (Cal. Gov. Code §65852.2(a)(7)) |
| JADU owner-occupancy | Required for either JADU or primary dwelling (Sec. 9.240.290(G)(3)) | Required by recorded covenant (§9.295.020.E.4.j) |
| Enforcement mechanism | Recorded covenant runs with the land | - |
| Recording timing | Before certificate of occupancy | - |
| State preemption | Cal. Gov. Code Sec. 66314(a)(6)(B) (ADU); Sec. 66333 (JADU) | - |
| Investor ownership | Permitted for ADU-only properties | - |
| JADU governmental exemption | - | Agency, land trust, housing org exempt (§9.295.020.E.4.j) |
| Deed restriction required | - | Yes for JADU (§9.295.020.E.4.k) |
| State framework | - | Cal. Gov. Code §§65852.2(a)(7), 65852.22(a)(2) |
Highlighted rows indicate differences between cities.
Jurupa Valley FAQ
Do I have to live in my Jurupa Valley home to rent out an ADU?
No. State law preempts ADU owner-occupancy mandates, and Sec. 9.240.290 imposes no such rule for stand-alone ADUs. Investors can build an ADU on a non-owner-occupied lot.
What about for a JADU?
Yes. Sec. 9.240.290(G)(3) requires owner-occupancy of either the primary dwelling or the JADU. This is allowed under Cal. Gov. Code Sec. 66333.
Is the owner-occupancy rule recorded against my title?
Yes. Before the certificate of occupancy issues, the owner must record a declaration of restrictions in a form approved by the City Attorney that binds all successors in interest (Sec. 9.240.290(G)).
Menifee FAQ
Do I have to live on the property to build an ADU?
No. §9.295.020 imposes no owner-occupancy requirement on standard ADUs, consistent with Cal. Gov. Code §65852.2(a)(7) which bars cities from requiring it for ADUs permitted before 2025.
What about a JADU?
Yes. §9.295.020.E.4.j requires the owner to record a covenant agreeing to occupy either the JADU or the remaining primary residence.
Are there exceptions?
Yes — §9.295.020.E.4.j waives the JADU owner-occupancy rule when the owner is a governmental agency, land trust, or housing organization.
Compare other topics
See how Jurupa Valley and Menifee compare on other ordinance categories.
Want to add a third city?
Use our full comparison tool to compare up to three cities.
Open Comparison Tool