Inyo County California

An Accessory Dwelling Unit (ADU) is an attached or detached residential dwelling unit, which is secondary in nature to a primary dwelling.  Also known as "mother-in-law suites" or "granny flats," ADUs provide complete independent living facilities for one or more persons.  This includes permanent provisions for sleeping, cooking, and sanitation.  ADUs are permitted on properties which are zoned for single-family or multi-family use.  

An ADU can be rented for periods of 30 days or more.  A permit issued by the County Planning Department is necessary before the unit could be rented as a short-term rental, and no units built using pre-approved plan sets are eligible for short term rental permits.  

What is a JADU?
A Junior ADU (JADU) is a residential dwelling unit which is no more than 500 square feet in area, contained entirely within a proposed or existing single family residence, and can have bath/sanitation facilities that are either separate or shared with the existing residence.  

What do I do first? 

The best place to start is with thinking about what you want, understanding your goals and concerns, and looking at other ADUs for inspiration.   Consider checking out the Inyo County Pre-Approved ADU Plan Sets, which are fully engineered architectural drawings that have already been approved by the Inyo County Building Department to meet Inyo County Building Code.  While some site-specific design work will be required for ADUs built using the pre-approved plan sets, these plans can dramatically reduce pre-construction costs by saving on architectural design as well as permitting fees.  

Where is an ADU application submitted?  Where do I go with questions? 

With questions or to submit an application, please visit the Inyo County Department of Building and Safety at 377 W. Line Street, Bishop or call 760-873-7857. 

What Zones allow ADU's? 

ADU’s are permitted in all residential and mixed use zones.  Curious what zoning you're in?  Visit https://databasin.org/datasets/2bef2b87f85d43528e39aadf560f70fb/ or call the Inyo County Planning Department at (760) 878-0263.

How many ADUs can I put on my property?

• Single family residential zones: Up to one ADU and one JADU can be built per single family dwelling.
• Multifamily residential zones: up to two detached ADUs or no more than 25% of the existing units in the multifamily building, or conversion of existing non-habitable space.  JADUs are not allowed in association with multifamily dwellings.  

What size can I build?

• Up to 1,200 square feet maximum for detached ADUs
• Up to 1,200 square feet or 50% of the floor area of the primary residence is the maximum size for attached ADUs. 
• Up to 800 square foot ADU is allowed and not subject to floor area ratio and lot coverage requirements.  
• JADUs can be up to 500 square feet in area within an existing or proposed single-family dwelling and/or attached garage.  JADUs must meet all development standards of the underlying zoning.  

How high can I build? 

ADUs and JADUs must meet all development standards of the underlying zoning.  You can find those development standards in the Inyo County zoning ordinance. 

How much room do I need to build an ADU?  

You will need to account for the square footage of the building, plus any setback requirements from the property line or between structures.  Setback requirements may vary based on the size of your ADU and its placement on your property.  In general, setbacks are the same as the underlying zoning for your property, though there may be additional flexibility for ADUs that are under 800 square feet.  

There must be a minimum of 10 feet between detached structures.   

Can I build an ADU and rent it out? 

ADUs and JADUs can be rented for periods of 30 days or more.  Short term rental requires a permit from the Planning Department. No ADUs built with pre-approved plans are eligible for a short term rental permit.  The County Planning Department will require a recorded deed restriction regarding the ineligibility of the unit for short term rentals if you build using the pre-approved plan sets.  

What are the parking requirements? 

No parking is required for a JADU.  

For an attached or detached ADU, one parking space is required for newly constructed units unless the unit is:

• Within 1/2 mile of public transit 
• Created within the area of an existing building
• In a historic district
• Located within one block of a car share vehicle option

Does my unit need its own address?

A separate address is required for an ADU and/or a JADU.  

Am I required to live on the property?

An ADU has no owner occupancy requirements.  For a JADU, an owner must occupy either the original single-family dwelling or the JADU.  

What are the ingress/egress requirements? 

For an ADU and JADU, separate exterior access to the unit is required, interior access to the primary dwelling is optional.  

Does my ADU need a kitchen?

For an ADU, full kitchen facilities are required.  For a JADU, at least an efficiency kitchen is required.  

Once I build an ADU, can I sell it? 

ADUs are considered an accessory use to a primary residential dwelling and may not be sold separately except as provided in Government Code section 66340.  ADUs may be rented for terms longer than 30 days.  

JADUs are considered an accessory use to a single-family residence and may not be sold separately, but may be rented for terms longer than 30 days.  

Do I need a building permit? 

Yes.  You can begin the process and find the plan check checklist here: https://www.inyocounty.us/services/public-works/building-and-safety 

Can homeowner associations restrict ADU’s?

Homeowner associations’ covenants, conditions, and restrictions (CC&Rs) cannot either effectively prohibit or put unreasonable restrictions on the construction or use of an ADU or JADU on a lot zoned for single-family residential use.

Contact the Inyo County Environmental Health Department for your property specific questions at inyoehd@inyocounty.us  or 760-878-0238.