ADU Owner Occupancy: Los Angeles vs Pasadena
How do adu owner occupancy rules compare between Los Angeles, CA and Pasadena, CA?
Los Angeles and Pasadena have similar restriction levels.
Los Angeles, CA
Los Angeles County
Los Angeles cannot impose an owner-occupancy requirement on ADUs permitted between January 2020 and January 2025 under AB 881. JADUs always require owner-occupancy of either the JADU or the primary dwelling, recorded by deed restriction.
View full Los Angeles rules →Pasadena, CA
Los Angeles County
Pasadena 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), preempts local owner-occupancy mandates. Junior ADUs (JADUs) under PMC §17.50.275 still require owner occupancy of either the primary dwelling or the JADU because they share walls and utilities, memorialized by deed restriction. AB 1033 condo conversion has not been adopted by Pasadena as of the date of this article.
View full Pasadena rules →Key Facts Comparison
| Fact | Los Angeles | Pasadena |
|---|---|---|
| ADU Owner-Occupancy | Not required | - |
| JADU Owner-Occupancy | Required by deed | - |
| State Law | AB 881, AB 976 | Gov. Code §65852.2(a)(6); AB 976 |
| Code Section | Cal. Gov Code 65852.2(a)(6) | - |
| JADU Code | Cal. Gov Code 65852.22 | - |
| Standard ADU | - | No owner occupancy (state preempts) |
| JADU | - | Owner occupancy required |
| Deed Restriction | - | Recorded at JADU permit |
| Condo Conversion (AB 1033) | - | Not adopted by Pasadena |
Highlighted rows indicate differences between cities.
Los Angeles FAQ
Do I have to live on-site to rent my Los Angeles ADU?
No. Cal. Gov Code 65852.2(a)(6), as amended by AB 881 and AB 976, prohibits LA from requiring owner-occupancy of ADUs. The owner may live off-site.
Does a Los Angeles JADU require owner-occupancy?
Yes. Under Cal. Gov Code 65852.22, the owner must occupy either the JADU or the primary dwelling as a principal residence, recorded as a deed restriction.
Can I sell my Los Angeles ADU separately from my house?
Generally no, except under the AB 1033 condo-conversion pathway for qualified affordable ADUs. JADUs cannot be sold separately under any circumstance.
Pasadena FAQ
Does Pasadena require owner occupancy for ADUs?
No, not for standard ADUs. Cal. 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 Pasadena?
JADUs still require owner occupancy of either the primary dwelling or the JADU under PMC §17.50.275 and Gov. Code §65852.22. Pasadena records a deed restriction at permit issuance memorializing this requirement and the prohibition on separate sale of the JADU.
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