Can I Sell My ADU Separately in Los Angeles County?
Short answer: not yet. As of May 2026, unincorporated LA County and the City of Los Angeles have not adopted AB 1033. Here is what you need to know and what to watch.
An earlier version of this article incorrectly stated that unincorporated LA County adopted an AB 1033 ordinance effective April 4, 2026. That date and that adoption belong to San Diego County. As of May 2026, unincorporated LA County has not adopted AB 1033 and ADUs cannot be sold separately from the primary residence there. The article below has been fully corrected and verified against the official LA County Planning adopted ordinances page.
As of May 2026, you cannot sell your ADU separately from your primary residence in unincorporated LA County, the City of Los Angeles, Pasadena, Glendale, or Alhambra. AB 1033 is a California opt-in law signed in 2023, and none of these jurisdictions have adopted the required local ordinance. Four other California jurisdictions have adopted it. This guide explains the verified status and what to watch.
I want to address this directly. An earlier version of this page stated that LA County adopted AB 1033 effective April 4, 2026. That was wrong. I traced the error to a mix-up between San Diego County (which did adopt on April 4, 2026) and LA County (which has not adopted). I have corrected the article in full and verified the current status against the official LA County Planning website.
If you read the previous version and made any decisions based on that claim, please reach out. I will walk through what the actual status means for your situation at no cost.
Questions about your ADU or LA County property?
Justin has 13+ years working with LA County homeowners on multifamily and complex transactions.
What AB 1033 Actually Is
A California opt-in law, not an automatic right
Governor Newsom signed Assembly Bill 1033 on October 11, 2023. It became effective January 1, 2024. The law does one thing: it gives California cities and counties the authority to adopt local ordinances allowing ADU owners to sell their accessory dwelling unit as a separate condominium interest, independent from the main house on the same parcel.
The key word is "authority." AB 1033 does not automatically allow ADU sales anywhere in California. It is an opt-in framework. Each city and each county must vote to adopt its own local ordinance before anything changes for property owners in that jurisdiction. Without a local ordinance, AB 1033 has no effect on your property.
Even if your neighbor tells you "the state passed a law allowing ADU sales," that statement is only half true. The state created the legal pathway. Your city or county still has to walk through it. As of May 2026, most jurisdictions in California have not done so.
The practical result is that AB 1033 adoption status varies city by city, sometimes block by block. A homeowner in Santa Monica can explore separate ADU sale options today. A homeowner one mile east in Culver City cannot. The same parcel type, the same ADU, but different rules depending on which jurisdiction adopted the ordinance.
This patchwork is why clear, jurisdiction-specific information matters. And it is why the error in the earlier version of this article caused real harm: it told LA County homeowners they had a right that does not exist yet.
Where AB 1033 Is in Effect (as of May 2026)
Four California jurisdictions have adopted. None are in LA County.
Based on publicly available records and reporting through May 2026, four jurisdictions have adopted local AB 1033 ordinances. All four are in the San Jose or San Diego markets, not Los Angeles.
| Jurisdiction | Type | Adoption Date | Status |
|---|---|---|---|
| San Jose | City | July 2024 | Adopted |
| Santa Monica | City | May 2025 | Adopted |
| San Diego (City) | City | August 22, 2025 | Adopted |
| San Diego County (unincorporated) | County | April 4, 2026 | Adopted |
| LA County (unincorporated) | County | Not adopted | Not Adopted |
| City of Los Angeles | City | Not adopted | Not Adopted |
| Pasadena | City | Not adopted | Not Adopted |
| Glendale | City | Not adopted | Not Adopted |
| Alhambra | City | Not adopted | Not Adopted |
Sources: jurisdiction official ordinance records, ADU Geeks, SnapADU, pacificbeachbuilder.com, SD County PDS. Status verified May 2026. This table will be updated as adoptions occur.
The San Diego County Board of Supervisors voted unanimously on March 4, 2026 to adopt the ADU Ordinance Amendment including AB 1033 separate sale provisions. The ordinance went into effect April 4, 2026 for unincorporated San Diego County areas only. This is the date that was incorrectly attributed to LA County in the earlier version of this article.
San Jose was the first mover, adopting in July 2024. Santa Monica followed in May 2025, making it the first Southern California city to opt in. The City of San Diego adopted in August 2025. San Diego County followed in April 2026, with a Board directive to staff to return within 120 days with policies favoring first-time homebuyers and existing tenants.
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Where AB 1033 Does Not Apply Yet
LA County, City of LA, and most SGV cities are all still waiting
This covers Altadena, East LA, Hacienda Heights, Rowland Heights, Unincorporated Pasadena hills, Florence-Firestone, and many other areas. The LA County Department of Regional Planning has a feasibility study in progress. No ordinance has been presented to the Board of Supervisors. No adoption date has been announced. The official LA County Planning adopted ordinances page contains no AB 1033 entry.
The City of LA has not adopted AB 1033. The planning department is reviewing the law. No timeline for adoption has been set by the City Council. This affects all neighborhoods within the City of LA boundaries, including Echo Park, Atwater Village, Highland Park, Silver Lake, and the Valley.
Pasadena has not adopted an AB 1033 ordinance. Homeowners in Pasadena, including those with ADUs on San Marino or Altadena borders, cannot sell their ADU separately under current law.
Neither Glendale nor Alhambra has adopted AB 1033. Same applies to Burbank, Arcadia, Monrovia, Duarte, and most other SGV cities. No separate ADU sales are permitted in any of these jurisdictions as of May 2026.
If you are considering building an ADU with the intention of selling it separately in LA County, you are building toward a legal right that does not yet exist here. The ADU may be a great investment regardless, but do not make financial plans based on the separate-sale pathway until LA County or your city formally adopts an ordinance. That could happen in 2026, 2027, or later.
For homeowners in Altadena, East LA, or any unincorporated LA County area, I follow the LA County Planning long-range planning updates closely. I will update this article the moment an AB 1033 ordinance moves to a public hearing stage. You can also text me directly and I will notify you when that happens.
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The Full Process When a Jurisdiction Does Opt In
Know what is involved so you can plan ahead if LA County eventually adopts
Even though AB 1033 does not apply in LA County today, it is worth understanding what the process requires so you can evaluate whether your ADU would qualify and what upfront planning makes sense. In San Jose and San Diego, where the process is now active, here is what owners go through.
Verify jurisdiction eligibility
Confirm your city or county has adopted an AB 1033 ordinance. This is the gate that LA County homeowners cannot pass through yet. Without a local ordinance, the remaining steps are not available to you.
File a condominium map
Submit a condominium subdivision map to your local planning department. This legally establishes the ADU as a separate parcel interest within a common interest development. It is the same conceptual process as creating a two-unit condo building, applied to an existing single-family lot with an ADU.
Form a homeowners association
You will need to establish an HOA or comparable common interest entity to govern shared spaces, utilities, maintenance responsibilities, and obligations between the two separately owned units. This involves CC&Rs, bylaws, and often an attorney.
Install separate utility meters
Both units must have independent metering for gas, electric, and water. If your ADU is currently sharing a meter with the main house, you will need to run new service lines and install separate meters. This is often the most variable cost item.
Meet fire separation requirements
The ADU must satisfy local fire separation standards between it and the primary home. Depending on how close the structures are and how the ADU was built, this may require firewall construction, upgraded materials, or sprinkler installation.
Confirm independent access
The ADU must have its own exterior entrance that does not require passing through the primary home. Most detached ADUs already satisfy this. Attached ADUs with interior-only access would require a separate exterior door.
Obtain lender lien release
This is the step that surprises most owners. If you have a mortgage on the property, your lender holds a lien on the entire parcel. Splitting off the ADU as a separate title unit requires the lender to either release the ADU from that lien or modify the loan structure. Lenders are not required to cooperate, and some have refused. This step can delay or block the entire process.
In my experience working with complex LA County transactions, the lender piece is the one most owners underestimate. If your property is encumbered by a traditional mortgage, plan for at least 60 to 90 days just to get a lender decision on lien release. Some will cooperate. Some will not. Know this going in.
What It Costs and How Long It Takes
Estimated ranges from jurisdictions where the process is now active
These figures come from industry reporting based on early transactions in San Jose and San Diego, where the process has been active long enough to produce real data. The $50,000 to $75,000 range represents the soft costs only. It includes attorney fees, condo map filing fees, HOA formation documents, and basic utility separation work.
Hard construction costs for fire separation, exterior access modifications, or structural work are additional and depend heavily on how the ADU was built and what condition it is in. An owner whose ADU already has independent access, separate meters, and solid fire separation will pay less than one who has to retrofit all of those elements.
In San Jose, early participants have reported timelines of roughly 6 to 9 months from application to separate title, assuming lender cooperation and no major construction surprises. Expect the outer end of the range, 10 to 12 months, if your lender takes time or if construction work is needed. None of this clock starts in LA County until an ordinance is adopted.
These costs and timelines should inform your decision about whether separate ADU sale makes sense for your situation. For a detached, well-built ADU in a jurisdiction where AB 1033 applies, the numbers can work if the ADU would fetch $400,000 to $600,000 as a separate unit. In LA County, that math does not apply yet, but planning ahead means being ready when it does.
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What LA County Homeowners Should Do Right Now
Practical steps while AB 1033 is still pending in your jurisdiction
Waiting for LA County to adopt does not mean sitting still. There are real things you can do now to position yourself well for when adoption comes, and to make sure you are not caught flat-footed by the process requirements.
Your AB 1033 Watchlist for LA County
Monitor the LA County Planning long-range planning page
The official page at planning.lacounty.gov/long-range-planning/adopted-ordinances will post any adopted ordinance. Bookmark it. Check it monthly. A feasibility study does not move fast, but when it concludes, an ordinance can move to a hearing within weeks.
Verify your ADU already meets the structural requirements
Independent access, separate utility meters, and fire separation are all requirements when AB 1033 does apply. If your ADU is already built, assess now whether it meets these. Any gaps you identify now can be addressed over time, before you are under deadline pressure.
Have a conversation with your lender early
You do not need to ask for a lien release today. But you can ask your lender how they handle AB 1033 situations and what their policy is. Some lenders have already built processes for this. Getting a read on their posture now means no surprises later.
Talk to a real estate attorney familiar with California condo law
The HOA formation and condo map filing are legal processes. If you want to move fast when adoption arrives, having an attorney already briefed on your property and on AB 1033 will cut weeks off your timeline.
Run the investment math for your specific ADU
If your ADU could sell for $400,000 to $600,000 as a separate unit, the $50,000 to $75,000 soft-cost range may well pencil out. If it would only fetch $200,000, the economics are harder. Know your number before the ordinance passes so you can act decisively.
Quick Reference: Where You Stand by Location
| I live in Altadena, East LA, Hacienda Heights | Unincorporated LA County. AB 1033 not adopted. Feasibility study ongoing. Watch the county planning page. |
| I live within the City of Los Angeles | City of LA has not adopted. Under review. No timeline set. Same watchlist applies. |
| I live in Pasadena, Glendale, or Alhambra | None of these cities have adopted. No separate ADU sales permitted. |
| I live in Santa Monica | Santa Monica adopted in May 2025. You can explore the process now. Work with a local attorney. |
| I am buying and want ADU flexibility | Buy within an adopted jurisdiction if separate-sale is part of your plan. LA County is not there yet. |
| I want to know when LA County adopts | Text Justin at (213) 262-5092. I track this and will reach out when it moves. |
Want a heads-up when LA County or City of LA moves on AB 1033?
Text your address and I will flag it when your jurisdiction has news.
Frequently Asked Questions
Specific answers to the questions LA County ADU owners are asking
Can I sell my ADU separately in Los Angeles County?
Not as of May 2026. Unincorporated LA County has not adopted an AB 1033 ordinance. A feasibility study is in progress at the LA County Department of Regional Planning. Until the Board of Supervisors votes to opt in and an ordinance takes effect, separate ADU sales are not permitted in Altadena, East LA, Hacienda Heights, Rowland Heights, or any other unincorporated area.
Can I sell my ADU separately in the City of Los Angeles?
No. The City of Los Angeles has not adopted an AB 1033 ordinance as of May 2026. The city is reviewing the law, but no ordinance has been introduced to City Council and no adoption timeline has been set publicly. This applies to all City of LA neighborhoods including Echo Park, Highland Park, Silver Lake, Van Nuys, and Boyle Heights.
What California cities allow separate ADU sales right now?
As of May 2026, four jurisdictions have adopted AB 1033 ordinances: San Jose (July 2024), Santa Monica (May 2025), the City of San Diego (August 22, 2025), and unincorporated San Diego County (April 4, 2026). No other California city or county has publicly confirmed an adopted ordinance as of this writing. The list is expected to grow but has moved slowly since the law took effect in January 2024.
How much does it cost to sell an ADU separately where AB 1033 applies?
Industry estimates based on early transactions in San Jose and San Diego put soft costs at $50,000 to $75,000. This covers the condo map filing, HOA formation documents and legal fees, separate utility metering installation, and fire separation work where needed. Hard construction costs such as building a new exterior entrance or adding firewall materials are additional and vary by property. Budget generously and expect the high end of the range.
How long does the AB 1033 process take in a jurisdiction that has adopted?
Based on early data from San Jose participants, the typical timeline from initial application to receiving a separate title is 6 to 12 months. Straightforward properties with no construction work needed and cooperative lenders land on the shorter end. Properties needing utility separation, fire wall work, or a lender negotiation run toward the longer end. Plan for 9 months as a realistic baseline.
Does Pasadena, Glendale, or Alhambra allow ADU condo conversions under AB 1033?
No. As of May 2026, none of these cities have adopted AB 1033 ordinances. The same applies to Burbank, Arcadia, Temple City, Monrovia, and most other SGV and NELA cities. Until each city individually adopts, the separate-sale pathway does not exist there.
What happens to my mortgage lender lien if I try to sell my ADU separately?
This is the most complex step in the process. Your existing lender holds a lien on the entire parcel. Splitting the ADU into a separate titled unit requires the lender to either release the ADU from that lien or restructure the loan to separate the obligations. Lenders are not required to agree. Some have cooperated readily. Others have refused or demanded full loan payoff before releasing the lien. Get a read on your lender early in the process, before you spend money on other steps.
Why did an earlier version of this article say LA County adopted AB 1033?
The earlier version incorrectly attributed the San Diego County adoption date and ordinance to Los Angeles County. San Diego County adopted an AB 1033 ordinance effective April 4, 2026, after a unanimous Board of Supervisors vote on March 4, 2026. LA County has no such ordinance. The error has been fully corrected, and this article is now verified against the official LA County Planning adopted ordinances page at planning.lacounty.gov. I apologize for any confusion the earlier version caused.
Have a question not answered here?
Text me and I will give you a straight answer based on your specific jurisdiction and property type.
Related Resources for LA County Property Owners
More guides from Justin on navigating LA County real estate law and investment
Have an ADU or Income Property in LA County?
I track AB 1033 and all LA County ADU rule changes closely. Text me your situation and I will tell you exactly where things stand for your jurisdiction and property type.
Justin Borges, DRE #01940318 | 680 E Colorado Blvd Suite 180, Pasadena, CA 91101 | justin@lametrohomefinder.com
