Oakland Planning Code §17.103.080 (ADU chapter). Oakland's Category One, Category Two and JADU system determines the combination of units on your single-family lot. Bedroom count, S-9 fire zone status and parking map eligibility shape your permit path.
Facts verified 2026-10-09 against official City of Oakland sources · see Sources below
Lot Eligibility
Up to three on a single-family lot: one Category One, one Category Two and one JADU, in any order. If a lot has three, one must be a JADU. An additional ADU of a type already on the lot cannot be added.
Oakland rules as of 2026-10-09
Counts are ADUs and JADUs combined. In 2025, Oakland recorded 192 permitted, 244 entitled and 183 completed units; 213 permitted in 2024 and 219 in 2023. City housing report.
Up to three on a single-family lot: one Category One, one Category Two and one JADU, in any order. If a lot has three, one must be a JADU. An additional ADU of a type already on the lot cannot be added.
No parking required inside the mapped 'No Parking for ADUs' area: within ½ mile of a public transit stop, in an Area of Primary or Secondary Importance (historic), where on-street permit parking is required but not offered to the ADU occupant, or within one block of a car-share space. Otherwise 1 space per unit; tandem allowed.
In the S-9 Fire Safety Protection Combining Zone: max one ADU or JADU of any type per lot, and a Category One ADU must be inside the existing home. A Category Two ADU (or Category One outside the home) needs an exception: an approved Reasonable Accommodation, or one additional off-street parking space plus replacement of any lost parking.
ADU Types & Sizes
Conversion of space inside the home or an existing accessory structure, or a structure rebuilt in the same location and exterior dimensions; expansion allowed only up to 150 sq ft for ingress/egress (max 18 ft high); if expanded beyond 150 sq ft, total max 850 sq ft (studio/1-bed) or 1,000 sq ft (2+ bed) and must meet setbacks; own private bathroom. New detached or attached (exterior addition) ADU; own private bathroom. Conversion of space inside an existing or proposed single-family home (an attached garage can be included); no expansion of the building envelope; max 500 sq ft; not in a detached/accessory structure; efficiency kitchen; own bathroom or a shared bathroom with an internal connection; 1 per lot.
| Rule | Oakland | Source |
|---|---|---|
| Detached size | 850 sq ft (studio or 1-bedroom); 1,000 sq ft (2+ bedrooms) | Checklist §5 |
| Attached size | 850 sq ft (studio/1-bed) and 1,000 sq ft (2+ bed), or 50% of the primary home's floor area up to 1,200 sq ft | Checklist §5 |
| Height | 20 ft max; may exceed 20 ft if the ADU meets all regular setbacks of the underlying zone | Checklist §5 |
| Side & rear setbacks | 4 ft, or the zone's regular setback if less — never less than 3 ft | Checklist §5 |
| Detached separation | Detached ADU at least 6 ft from all other dwelling units on the lot (does not apply if it would preclude a minimum-size ADU) | Checklist §5 |
| FAR & coverage | Lot coverage, rear setback coverage and FAR of the zone apply, except where they would prevent one ADU of up to 850 sq ft and 18 ft high with 4-ft side/rear setbacks | Checklist §1 and §5 |
| Location & design | Preferred location order: behind the home, then to the side, front last. An ADU may be in front only if lot conditions prevent an 850 sq ft / 18 ft ADU elsewhere; the front setback applies with the same exception. ADUs at the front or side must match the home's roof pitch, exterior materials and trim; converted front/side garages replace garage doors with matching walls. Upper-story balconies/decks follow zone rules. No mechanical equipment (water heaters, condensers) in required side setbacks. | Checklist §1 |
| Parking | No parking required inside the mapped 'No Parking for ADUs' area: within ½ mile of a public transit stop, in an Area of Primary or Secondary Importance (historic), where on-street permit parking is required but not offered to the ADU occupant, or within one block of a car-share space. Otherwise 1 space per unit; tandem allowed. | Checklist §4–5 |
| S-9 fire zone | In the S-9 Fire Safety Protection Combining Zone: max one ADU or JADU of any type per lot, and a Category One ADU must be inside the existing home. A Category Two ADU (or Category One outside the home) needs an exception: an approved Reasonable Accommodation, or one additional off-street parking space plus replacement of any lost parking. | Checklist §3 |
| JADU occupancy & deed | Owner must live in the JADU or the main home only if the JADU shares sanitation facilities with the main home. A notarized JADU deed restriction (no separate sale; size limits; owner occupancy if shared bathroom) is required before building permit issuance. | Checklist §6 (updated 7/21/2026) |
| Rentals | No rentals shorter than 30 consecutive days; renting an ADU requires an Oakland Business License | ADU pages |
Permit Process
Varies with workload and complexity — see the City's Average Permit Processing Turnaround Times page. Planning: (510) 238-3911; Building: (510) 238-3891. Planning & Building, 250 Frank H. Ogawa Plaza, 2nd Floor, Oakland, CA 94612.
#1: City Pre-Approved Plans
City pre-approved studio, 1-bedroom and 2-bedroom plans: faster approval and reduced permit fees. Planning confirms each site; may not be available in some neighborhoods. Once fees are paid and the application is complete, the building permit is issued within 10 business days.
#2: Amnesty & Legalization
ADU Amnesty & Legalization program for unpermitted ADUs (state law AB 2533): amnesty from Planning Code violations, delayed enforcement, and a legalization process
Zoning / Planning Approval
Submit Zoning/Planning approval through the Online Permit Center.
Building Permit
Submit the Building Permit through the Online Permit Center.
Recycling Plan
Recycling plan (WRRP) via Green Halo required before permit issuance.
Utilities
Detached ADUs need a sewer lateral permit (DOTOnlinePermits@oaklandca.gov); construction valuation over $100K requires an East Bay MUD Private Sewer Lateral Compliance Certificate; vented appliances may need a separate gas meter (PG&E).
Cost Guide
zHeight flat fees are separate from City and utility fees. Confirm the fees for your application with Oakland.
$7,999 / $4,888
zHeight flat fees: $7,999 permit set for a 749 sq ft detached ADU; $4,888 JADU garage conversion.
4–6% of project value
Usually 4–6% of project value
$5.17 per sq ft
$5.17 per sq ft (residential), collected by the City for Oakland Unified School District
Verify Permit Fees Before Budgeting
Charged per sq ft based on the date a complete building permit application is submitted; since Sept 13, 2025 paid at Certificate of Occupancy. Confirm whether and how impact fees apply to your ADU with impactfees@oaklandca.gov. New water meter fees are set by East Bay MUD. City Impact Fees.
Want a cost estimate for your specific lot and ADU type?
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Start with your ADU category, bedroom count and S-9 status, then check parking and site-specific design rules.
Preferred location order: behind the home, then to the side, front last. An ADU may be in front only if lot conditions prevent an 850 sq ft / 18 ft ADU elsewhere; the front setback applies with the same exception. ADUs at the front or side must match the home's roof pitch, exterior materials and trim; converted front/side garages replace garage doors with matching walls. Upper-story balconies/decks follow zone rules. No mechanical equipment (water heaters, condensers) in required side setbacks.
| What you need | DIY / Generic | zHeight Package |
|---|---|---|
| Unit combination | Check the category already on the lot | Up to three on a single-family lot: one Category One, one Category Two and one JADU, in any order. If a lot has three, one must be a JADU. An additional ADU of a type already on the lot cannot be added. |
| S-9 fire zone | Confirm fire-zone status with Planning | In the S-9 Fire Safety Protection Combining Zone: max one ADU or JADU of any type per lot, and a Category One ADU must be inside the existing home. A Category Two ADU (or Category One outside the home) needs an exception: an approved Reasonable Accommodation, or one additional off-street parking space plus replacement of any lost parking. |
| Pre-approved plan path | Planning confirms the plan fits the site | City pre-approved studio, 1-bedroom and 2-bedroom plans: faster approval and reduced permit fees. Planning confirms each site; may not be available in some neighborhoods. Once fees are paid and the application is complete, the building permit is issued within 10 business days. |
Incomplete plan sets are a common reason applications bounce at intake. zHeight prepares an organized, complete submission — all required sheets, structural calculations and Title 24 CF1R included.
zHeight provides design drawings, structural engineering, Title 24 compliance and permit processing. After your permit is issued, you hire a licensed California general contractor; we answer plan questions and handle permit revisions.
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Sources & last verified (2026-10-09)
Last verified October 9, 2026
Rules change — confirm current requirements and fees with the City of Oakland before designing or budgeting. zHeight is not affiliated with the City.