San Francisco

1. Pre-application: parcel research + Section 207 eligibility (~10d)
   Determine which Section 207 subclass applies (state-mandated ADU under 207.1/207.2 vs. local ADU vs. UDU legalization under 207.3). Confirm zoning (RH-1, RH-2, RH-3, RM-1, RM-2, NCT, etc.) on SF Property Information Map. Check overlay constraints: Coastal Zone (LCP/CCC), Slope/Seismic Hazard Zone, Maher Zone (former marshland soils), Flood Zone, Landslide/Liquefaction Zone, RH-1(D) detached single-family.
2. Solo ADU pre-approved plan election (optional) (~5d)
   If using SF's Solo ADU pre-approved program (HCD #1560585), select plan from the catalog and verify site fit (25-ft lot orientation; not in slope/seismic/Maher/flood overlay zones). Pre-approved plans bypass plan-check on the structure itself - $1,519 one-time fee for plan submitter.
3. Submit application via SFDBI Permit Services + SF Planning (~1d)
   Permit application submitted through SFDBI online portal (DBI Online Services) with referral to SF Planning for ADU compliance review. Required: site plan, floor plans, elevations, Title 24, structural calcs, Maher Zone soil report (if applicable), Section 311 exemption affidavit (now automatic for compliant ADUs).
4. Completeness review (15 business days statutory) (~15d)
   SF Planning + SFDBI screen for completeness within 15 business days per state-law deemed-complete requirement.
5. Concurrent agency review (Planning, DBI Building, Fire, Public Works, BUF, water/sewer) (~60d)
   SF Planning (Section 207 zoning compliance), SFDBI Building (CBC/CRC + SF amendments), San Francisco Fire (sprinkler / standpipe / egress), Public Works (street/sidewalk impact), BUF (Bureau of Urban Forestry for tree review), SFPUC (water/sewer capacity). Maher Zone parcels add CHHSL/RWQCB soil-quality review; Coastal Zone parcels add LCP review.
6. Permit issuance (~7d)
   Once corrections cleared and fees paid, permit issues. Statutory ministerial limit 60 days from complete application; SF historically misses this on complex multi-family additions but routine SFR-conversion ADUs land closer to 90-120 days end-to-end including completeness window.
7. Construction inspections
   Foundation, framing, MEP rough, insulation, drywall, sprinkler, fire-life-safety, final. SFDBI inspectors via online scheduling.
8. Certificate of Final Completion (~14d)
   SFDBI Final + SF Planning sign-off + SFFD final issues CFC; ADU eligible for occupancy and rental.

• Long-term rental: yes (SF Planning Code Section 207 + SF Administrative Code Chapter 37 (Rent Ordinance)) 30+day rental of ADU permitted by-right. SF Rent Ordinance generally exempts newly-constructed ADUs in SFR/2-unit/3-unit buildings from rent control; multi-family ADU additions and UDU legalizations may be subject to rent control - verify with SF Rent Board.
• Short-term rental: with-restrictions (SF Administrative Code Chapter 41A (Office of Short-Term Rentals)) SF's STR rules are among the strictest in California. ADU may be used as STR only if it qualifies as the host's primary residence - typically excludes a separate detached ADU unless the host actually occupies the ADU.
  • Host must be a permanent SF resident (primary residence in the property)
  • Office of Short-Term Rentals registration required
  • Whole-unit STR capped at 90 days/year
  • Hosted STR (host present) unlimited
  • Quarterly hotel-tax remittance
• Office rental: no Section 207 limits ADUs to dwelling-unit use; commercial office tenancy not permitted in residentially-zoned ADU.
• Home office: yes Home occupations permitted in residential zones with restrictions on signage, employees, customer traffic per Planning Code Section 204.1.
• Studio / workshop: yes Personal artist/workshop use is a permitted accessory residential use.
• Agriculture: with-restrictions (SF Planning Code Section 102 (definitions) + Urban Agriculture provisions) Limited urban agriculture and small-scale beekeeping/poultry permitted; no large-livestock; ADU itself remains residential.
• Relative support: yes Family-occupancy ADU explicitly permitted; SF UDU legalization pathway is heavily used for in-law arrangements that pre-date current code.

• CalHFA ADU Grant Program — $40,000 one-time (when funded) (Income-qualified SF homeowners; reimburses pre-construction soft costs)
• MOHCD Below-Market-Rate ADU Conversion Pathway — Variable - down-payment / forgivable loan support for owners adding deed-restricted ADUs (Owner-occupied SF property owners committing to BMR rental for term)
• SB 13 Impact Fee Waiver (under 750 sqft) — California state law prohibits impact, capacity, or connection fees on ADUs under 750 sqft. Applies in SF; SF additionally waives impact fees for ADUs on lots with 3 or fewer existing units.
• Solo ADU Pre-Approved Plans (no plan-check on structure) — All Solo ADUs pre-approved by HCD #1560585; site-specific local plan check, inspection, and approval not required for the structure itself.

Pre-approved plans SF Solo ADU Pre-Approved Plan Program (HCD #1560585) · 5 free designs · 50% plan-review fee waiver · saves ~8 weeks

Staff: SF Planning - ADU/Housing Programs (Section 207 zoning compliance), SFDBI Plan Review Services (Building plan check coordination), San Francisco Fire Department - Bureau of Fire Prevention (Sprinkler / fire-life-safety review), SFPUC New Service Connections (Water + sewer connection coordination)

• Water: San Francisco Public Utilities Commission (SFPUC) · 60d connect · $4,500
• Sewer: San Francisco Public Utilities Commission (SFPUC) - combined sewer system · 60d connect · $3,800
• Electric: Pacific Gas & Electric (PG&E); CleanPowerSF generation through CCA program · 60d connect · $3,200
• Gas: Pacific Gas & Electric (PG&E) · 60d connect · $2,400

Realistic total: best 11mo · typical 16mo · worst 28mo

SF GC backlog is structural - small project class is dominated by a handful of ADU specialists. Maher Zone soil management, sprinkler upgrades on existing buildings, and shared-wall conditions in attached SFR/2-unit stock drive the long worst-case. Solo ADU pre-approved program is starting to shorten timelines on new detached infill.

Modular pathway California HCD Factory-Built Housing Program · inspectors are occasional with modular · 6 modular permits (last 24mo)

SF street widths, hill grades, overhead utility clearances, and Bay Bridge clearance limit module size. Extensive permit choreography for crane setups in SF residential streets; most modular ADU work in SF is panelized rather than full-volumetric.

State ADU loans:

• CalHFA ADU Grant Program (California Housing Finance Agency) up to $40,000
• HCD ADU Funding Resources Index (California Department of Housing and Community Development)

SF earthquake risk is the dominant carrier-pricing factor. California Earthquake Authority (CEA) policy strongly recommended; CEA premium delta on a 600-800 sqft ADU is typically $400-700/yr alone.

SF condo HOAs are common in 2-, 3-, 4-unit converted buildings (TIC-to-condo conversions) and large multifamily. State law voids HOA covenants prohibiting ADUs on single-family lots; for true multi-family condo regimes, ADU addition often requires CC&R amendment.

• coastal-commission — California Coastal Zone overlay along Ocean Beach, Lands End, Crissy Field, Fisherman's Wharf, China Basin / Mission Bay waterfront. SF has a certified Local Coastal Program (LCP). · +30d · +12% cost
  ADUs in the Coastal Zone require Coastal Development Permit (CDP) review under the SF LCP; CCC appeal jurisdiction applies for some categories. Solo ADU pre-approved plans are excluded from Coastal Zone use. (map)
• seismic-retrofit-zone — San Andreas Fault and Hayward Fault zone exposure; SF Soft-Story Ordinance (2013) applies to 5+ unit wood-frame buildings; landslide and liquefaction zones mapped citywide · +21d · +10% cost
  Seismic Design Category D-D2 per ASCE 7. ADU on existing soft-story building may trigger Tier 1/2 retrofit. Liquefaction and landslide overlays exclude Solo ADU pre-approved program. (map)
• flood-zone — FEMA SFHA Zone AE along Mission Bay, China Basin, Embarcadero waterfront; Zone X-shaded in shoreline areas · +14d · +8% cost
  Finished-floor elevation requirements; sea-level-rise overlay study area through SF Planning. Flood zones exclude Solo ADU pre-approved program. (map)
• historic-district — 11+ designated historic districts (e.g., Liberty-Hill, Mission Dolores, South End, Telegraph Hill); Article 10 / Article 11 landmark and conservation district overlays · +30d · +12% cost
  Historic Preservation Commission review for ADUs in landmark districts; Mills Act tax-incentive option for designated landmarks. (map)
• wetland-overlay — Maher Zone (former marshland soils requiring contamination/handling protocols under SF Health Code Article 22A) · +21d · +7% cost
  Site Mitigation Plan required for Maher Zone parcels with subsurface disturbance; overlaps a meaningful portion of SoMa, Mission Bay, Bayview, Hunters Point. Excludes Solo ADU pre-approved use. (map)
• other — RH-1(D) detached single-family overlay limiting some lots to one detached unit; corner-lot regulations under Section 207 · +7d
  Some unique-zoning constraints in SF that interact with ADU rules; state preemption generally overrides density caps but design constraints persist. (map)