ADU Owner Occupancy: Moreno Valley vs Riverside
How do adu owner occupancy rules compare between Moreno Valley, CA and Riverside, CA?
Moreno Valley and Riverside have similar restriction levels.
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 →Riverside, CA
Riverside County
Riverside cannot impose owner-occupancy requirements 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. JADUs under RMC 19.442 still require owner occupancy of the primary dwelling or the JADU, with a deed restriction recorded against title.
View full Riverside rules →Key Facts Comparison
| Fact | Moreno Valley | Riverside |
|---|---|---|
| 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) | - |
| Standard ADU | - | No owner occupancy (state preempts) |
| JADU | - | Owner occupancy required |
| State Law | - | Gov. Code §65852.2(a)(6); AB 976 |
| Deed Restriction | - | Recorded for JADUs |
| AB 1033 Condo Conversion | - | Not adopted in Riverside |
Highlighted rows indicate differences between cities.
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.
Riverside FAQ
Does Riverside 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. Both the primary dwelling and the ADU may be rented to non-owner tenants long-term.
What about JADUs?
JADUs still require owner occupancy of either the primary dwelling or the JADU under RMC Chapter 19.442 and Gov. Code §65852.22. A deed restriction recording this requirement is filed against title at permit issuance.
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