ADU Owner Occupancy: Jurupa Valley vs Riverside
How do adu owner occupancy rules compare between Jurupa Valley, CA and Riverside, CA?
Jurupa Valley and Riverside 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 →Riverside, CA
Riverside County
Riverside does not impose an owner-occupancy requirement on standalone ADUs — this is preempted by California Government Code §66315. However, properties with a Junior ADU (JADU) under RMC §19.442 must have the owner occupy either the primary dwelling or the JADU per Gov. Code §66333.
View full Riverside rules →Key Facts Comparison
| Fact | Jurupa Valley | Riverside |
|---|---|---|
| ADU owner-occupancy | Not required — preempted by Cal. Gov. Code Sec. 66314(a)(6)(B) | Not required (preempted) |
| JADU owner-occupancy | Required for either JADU or primary dwelling (Sec. 9.240.290(G)(3)) | Required |
| 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 deed restriction | - | Required (Gov. Code §66333) |
| Separate sale of JADU/ADU | - | Prohibited |
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)).
Riverside FAQ
Do I have to live on my Riverside property to rent out the ADU?
No. California Gov. Code §66315 prohibits Riverside from imposing an owner-occupancy requirement on standalone ADUs. You may rent both the main house and the ADU.
What's different for a Junior ADU?
JADUs (≤500 sq ft, within the existing house) require the owner to live in either the main dwelling or the JADU, and a deed restriction must be recorded against the property.
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