ADU Owner Occupancy: Jurupa Valley vs Moreno Valley
How do adu owner occupancy rules compare between Jurupa Valley, CA and Moreno Valley, CA?
Jurupa Valley and Moreno Valley have similar restriction levels.
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 →Moreno Valley, CA
Riverside County
Moreno Valley cannot impose an owner-occupancy requirement on Accessory Dwelling Units, under California Gov. Code §65852.2(a)(7) as extended indefinitely by AB 976 (2023). Junior Accessory Dwelling Units (JADUs) still require the owner to live in either the JADU or the primary dwelling, with a recorded deed restriction.
View full Moreno Valley rules →Key Facts Comparison
| Fact | Jurupa Valley | Moreno Valley |
|---|---|---|
| ADU owner-occupancy | Not required — preempted by Cal. Gov. Code Sec. 66314(a)(6)(B) | - |
| JADU owner-occupancy | Required for either JADU or primary dwelling (Sec. 9.240.290(G)(3)) | - |
| 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 | - |
| ADU Owner Occupancy | - | Not required (Gov. Code 65852.2(a)(7)) |
| JADU Owner Occupancy | - | Required (state law) |
| Recorder | - | Riverside County |
| Indefinite Extension | - | AB 976 (2023) |
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)).
Moreno Valley FAQ
Do I have to live in my Moreno Valley home to rent out an ADU?
No - state law (Gov. Code §65852.2(a)(7), extended by AB 976) prohibits Moreno Valley from imposing an owner-occupancy requirement on ADUs. Junior ADUs (JADUs) are the exception and require owner occupancy of either unit.
Can I rent my Moreno Valley house and my JADU separately?
No - JADUs require the owner to live in either the JADU or the primary dwelling. The requirement is memorialized in a deed restriction recorded against the property with the Riverside County Recorder.
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