ADU Rules in Glendale: What Homeowners Should Know

Thinking about adding a backyard home or converting your garage in Glendale? You are not alone. ADUs are a popular way to create rental income, support multigenerational living, and add long-term value. Yet the rules can feel complex because state law sets the baseline and the City of Glendale implements the details. In this guide, you will learn what state rules allow, how Glendale typically handles permits, what to expect for parking and utilities, and the steps to move from idea to keys in hand. Let’s dive in.

ADU and JADU basics

An accessory dwelling unit, or ADU, is a self-contained home on the same lot as your primary residence. It can be detached, attached, or created by converting existing space like a garage or basement. A Junior ADU (JADU) is a smaller unit created within the existing footprint of a single-family home, often up to 500 square feet and sharing some systems with the main house.

Why Glendale homeowners consider an ADU:

• Create steady rental income to support your mortgage.
• House aging parents, college-age kids, or a caregiver.
• Increase property flexibility and potential resale value.
• Make better use of your lot with a modest footprint.

What California law allows

State law shapes ADU rules across all cities, including Glendale. These are the big items that affect your plans.

Ministerial approvals and timing

ADUs are approved through a ministerial process, which means no discretionary hearings. Once you submit a complete application, the city must act within a statutory timeframe. In practice, that commonly means a decision within about 60 days for a ministerial ADU after your application is deemed complete.

Sizes and types

The state sets maximum sizes and leaves room for local standards. JADUs are commonly capped at 500 square feet. Standard ADUs can be larger, and state law includes allowances up to around 1,200 square feet in some cases. Glendale applies local size rules within these state limits, so confirm the current caps for detached, attached, and conversion ADUs before you finalize a design.

Setbacks and height

State law limits how strict local side and rear setbacks can be for many detached ADUs. In many situations, jurisdictions allow side and rear setbacks as small as a few feet unless fire or safety standards require more. Converted structures that keep the original footprint are often treated more favorably on setbacks.

Parking rules and exemptions

Parking requirements are limited by state rules. Cities generally cannot require parking for certain ADUs, including units created within existing space or units near public transit. If parking is required, state law restricts how much and where it can be required. Glendale follows these state constraints, with details that vary by lot and ADU type.

Owner-occupancy and rentals

Owner-occupancy rules have changed over time under state law. Glendale’s approach must align with state limits, and ADUs are generally allowed for long-term rentals when they meet building, safety, and rental regulations. Always verify current owner-occupancy and rental rules before you advertise a unit.

How Glendale implements the rules

Glendale applies the state framework through its planning and building processes. You will interact with the Planning Division for zoning and development standards, the Building and Safety team for plan check and inspections, Glendale Water & Power for utility capacity and meters, and the Fire Department for safety reviews.

Key areas to confirm for your specific property:

• Zoning and overlays: Most single-family lots can accommodate an ADU that meets standards. Hillside areas, historic districts, and specific plan areas may have extra steps or design standards.
• Size, height, and setbacks: Glendale’s numeric limits for each type of ADU and JADU, including how conversions are treated, can affect your design and budget.
• Parking: Whether your property qualifies for parking exemptions based on transit proximity or conversion status.
• Short-term rentals: Whether ADUs can be used for short-term rentals under Glendale’s current rules.

Tip: A quick conversation with Glendale Planning early in your process prevents costly redesigns later.

Glendale permitting: step by step

Here is a practical path most Glendale homeowners follow. Exact steps can vary by site and design.

1. Pre-application check

• Meet or speak with Glendale Planning to confirm zoning, overlays, and development standards.
• Ask about any neighborhood-specific design guidelines, especially in hillside or historic areas.
• Clarify whether your concept is a detached ADU, attached ADU, conversion, or JADU.

2. Develop your plans

• Prepare a site plan, floor plans, and elevations that show setbacks, heights, and access.
• Include structural, mechanical, electrical, and plumbing drawings as needed.
• Complete energy compliance documents for Title 24.
• Coordinate with a designer or architect familiar with Glendale’s submittal standards.

3. Coordinate utilities early

• Contact Glendale Water & Power about water and electric capacity. Ask if a separate meter is required or recommended, and request fee estimates for new or upgraded service.
• Confirm sewer capacity and any connection or capacity charges. If on septic, consult the local health authority about feasibility.

4. Submit a complete application

• File your package with Glendale Planning and Building. Use the city’s checklist and include all required drawings and forms.
• Expect ministerial review of ADUs that comply with standards. The city must act within the statutory timeframe once your application is complete.

5. Plan check and corrections

• Respond to correction comments from Planning, Building, Fire, and utilities. Your designer or engineer can help tighten details.
• Re-submit promptly to keep your timeline moving.

6. Permits and construction

• Once plans are approved and fees are paid, the city issues building permits.
• Your contractor schedules inspections at key milestones, such as foundation, framing, rough MEP, and final.

7. Final inspection and occupancy

• After all corrections are cleared, the city issues final sign-off or a Certificate of Occupancy. You can then lease the unit or use it for family.

Costs, financing, and taxes

ADU costs vary based on size, design, and site conditions. You will likely encounter these categories:

• Plan check and permit fees: Usually based on project valuation. Glendale publishes fee schedules, and your designer can estimate early.
• Utility connection and capacity charges: Water, electric, and sewer costs depend on service size and whether you add a new meter.
• School, fire, or impact fees: State law limits or exempts some fees for smaller ADUs. Confirm which fees apply to your project.
• Construction costs: Materials, labor, and site work. Conversions can sometimes reduce costs if the structure is sound.

Financing options you can discuss with lenders:

• Home equity loan or HELOC for flexibility and quick access to funds.
• Cash-out refinance to lock a single payment at a mortgage rate.
• Construction or renovation loan that funds in stages tied to inspections.
• Private financing or savings for smaller JADUs or conversion projects.

Taxes and insurance considerations:

• Property taxes: New construction adds to your assessed value. Your base year value for the rest of the property remains under Proposition 13 rules. The Los Angeles County Assessor can help you estimate the impact.
• Rental income and taxes: If you rent the ADU, you must report income. Deductions may include depreciation, a portion of mortgage interest, repairs, and operating costs. A tax professional can guide you.
• Insurance: Notify your insurer. You may need additional coverage or an endorsement if you plan to rent the unit.

Utilities, fire, and site constraints

Designing to your site can save time and money. Keep these Glendale-area realities in mind:

• Water and electric capacity: Older homes may need panel upgrades or new service for an ADU’s load. Separate metering can help with tenant billing, but it may add costs.
• Sewer and septic: Most Glendale homes connect to sewer. If you are on septic, you will need capacity confirmation and possibly system upgrades.
• Fire safety: Expect Fire Department review. Sprinklers, access, address signage, and defensible space can be required, especially in hillside areas.
• Stormwater and grading: Hillside lots or projects that add impervious surface may trigger drainage or grading review.
• Parking and access: Narrow lots can limit where a parking space fits if one is required. Consider tandem parking or shared drive solutions where allowed.

Design and neighborhood fit

A well-integrated ADU tends to move through approvals more smoothly and rents faster. You can improve outcomes with a few thoughtful choices:

• Match materials and massing: Align rooflines, colors, and finishes with the primary home if design guidelines apply.

• Protect privacy: Use window placement, frosted glass, and landscaping to reduce sightlines into neighboring homes and yards.

• Plan for storage and laundry: Tenants and family members value practical layouts that feel like full-time homes.

• Future-proof access: Consider wide doorways, minimal steps, and a no-threshold shower where feasible.

Short-term rentals, HOAs, and tenant issues

• Short-term rentals (STRs): Rules evolve. Confirm whether ADUs can be used for STRs and what licenses or taxes apply before you list.
• HOAs and CC&Rs: State law limits some HOA restrictions, but private covenants still matter. Review your documents and consult counsel if needed.
• Tenant protections: Long-term rentals must comply with habitability standards and state tenant laws. Plan for fair leases, disclosures, and clear house rules.

Your Glendale ADU checklist

Use this quick checklist to organize your next steps:

• Define your goal: family use, rental income, or resale flexibility.
• Sketch your concept: detached, attached, conversion, or JADU.
• Contact Glendale Planning for a pre-application conversation.
• Ask Glendale Water & Power about capacity, meters, and fees.
• Confirm local size, height, setback, and parking standards.
• Align on budget and financing with a lender.
• Hire a designer familiar with Glendale’s submittals and Title 24.
• Prepare drawings and submit a complete application.
• Respond quickly to plan check comments.
• Schedule inspections and plan for final occupancy.

If you are weighing whether an ADU makes sense before you buy or sell, a short strategy session can help you quantify rent potential and resale impact. When you are ready to compare options or align your timeline with the market, reach out to The Kinkade Group for local insight and clear next steps.

FAQs

Can I build an ADU on my Glendale single-family lot?

• In many cases yes, as long as you meet state and city standards for size, setbacks, parking, and safety; confirm your parcel’s specifics with Glendale Planning.

How big can my Glendale ADU or JADU be?

• State law commonly caps JADUs at 500 square feet and allows larger ADUs within state limits; Glendale sets local maximums within those limits, so verify current numbers before design.

Will I need to provide extra parking for an ADU?

• State rules limit parking requirements and provide exemptions for certain ADUs, including some conversions and units near transit; Glendale applies these within local standards.

How long do Glendale ADU approvals take?

• Ministerial ADUs must be acted on within a statutory timeline once your application is complete, and total timing depends on plan check rounds and construction scheduling.

Will my property taxes go up after I build an ADU?

• New construction adds assessed value for the improvement, while your base value remains under Prop 13 rules; the Los Angeles County Assessor can estimate your specific impact.

Can my HOA stop me from building an ADU?

• State law limits some HOA prohibitions, but private CC&Rs still apply; review your governing documents and seek advice if you see restrictions.

Can I rent my ADU as a short-term rental in Glendale?

• That depends on Glendale’s current short-term rental rules and licensing; confirm allowed uses and requirements before you advertise.

Do I need separate water or electric meters for an ADU?

• It depends on capacity and Glendale Water & Power requirements; separate meters can help with billing but may add costs, so confirm early in design.