How does SB-9 work in Escondido?

Richard Davis

October 19, 2025 at 10:18 PM

SB-9 (Lot Splits) Escondido, CA

Hi everyone,

I’m a homeowner in Escondido, and I've been reading about California's SB-9, which allows for lot splits to build additional units. I’m considering this as a way to add value to my property and potentially create some rental income. My lot is around 8,500 square feet, and I’ve got a budget that isn't too extravagant, so cost-effective solutions are key for me.

From what I've gathered, SB-9 seems like a viable path, but I’m not entirely clear on how it specifically applies here in Escondido. Does anyone know if there are local regulations that might differ from the state guidelines? I’m particularly concerned about whether my lot size is suitable for a split.

Also, I’ve read something about owner-occupancy requirements. Does that mean I need to live in one of the units for a certain period? I’m planning to stay here for a while, but I’d like to know how that might affect my plans.

Lastly, how does the permitting process work here? I’m trying to anticipate any potential roadblocks or fees. Any insights or advice from someone who has gone through this process in Escondido would be greatly appreciated.

Thanks so much! I'm eager to get all the facts before I dive into this project.

1 Answer

Sarah Mitchell

October 17, 2025 at 10:18 PM

Hello there,

Great to see your interest in taking advantage of SB-9 to potentially enhance your property and generate rental income. Let's break down the process and specific considerations for your situation in Escondido, ensuring you have a clear path forward.

**Understanding SB-9 in Escondido**

SB-9, known as the California Housing Opportunity & More Efficiency (HOME) Act, allows homeowners to split a single-family residential lot into two separate parcels and build up to two units on each. For your 8,500 square foot lot in Escondido, which exceeds the minimum 2,400 square feet requirement per new parcel, you should be eligible for a lot split under this state law, provided you meet other criteria.

**Local Regulations and Specifics**

1. **Lot Size and Split Feasibility:**
- In Escondido, each resulting lot from the split must be at least 1,200 square feet. Since your property is 8,500 square feet, you should be able to split it into two parcels comfortably, assuming no unusual lot shape or other constraints.

2. **Owner-Occupancy Requirement:**
- SB-9 mandates an owner-occupancy requirement for one of the properties for at least three years after the lot split. This aligns with your plan to stay, so it should not present an issue. Ensure you file the necessary affidavit with the city confirming your intent to comply.

3. **Permitting Process:**
- Start by consulting the City of Escondido Planning Division. They can provide tailored advice and confirm any additional local ordinances that may impact your project. Generally, the SB-9 lot split application process includes submitting detailed site plans, environmental impact assessments, and possibly a historic review if your property is in a designated area.
- Expect a timeline of 60-90 days for initial review and approval, assuming all documents are in order. Be prepared for additional time if revisions are requested.

**Cost Considerations**

- **Lot Split and Permitting Fees:** In Escondido, you might face fees ranging from $2,000 to $5,000 for the lot split process, including application and review fees.
- **Construction Costs:** For constructing new units, anticipate costs ranging from $250 to $400 per square foot. This can vary based on design complexity and materials chosen. For two 1,200-square-foot units, this could range from $600,000 to $960,000 in total construction costs.

**Potential Roadblocks**

- **Environmental and Zoning Constraints:** Ensure your lot is not in a designated fire zone or subject to other environmental restrictions that could complicate or prevent development.
- **Infrastructure Requirements:** You'll need to confirm the ability to connect new units to city utilities (water, sewer, electricity) which could involve significant costs.

**Practical Tips**

- **Engage Professionals Early:** Hire a local architect or ADU consultant familiar with Escondido's specific processes to help streamline design and permitting.
- **Community and Neighbor Considerations:** While SB-9 provides state-level rights, engaging with your neighbors early can help mitigate potential pushback or disputes.

**Next Steps**

1. **Initial Consultation:** Contact the Escondido Planning Division for a preliminary discussion about your plans. This will help identify any red flags early.
2. **Budget Planning:** Refine your budget based on the construction and permitting costs outlined above. Secure financing if needed.
3. **Design and Planning:** Work with a professional to draft detailed site plans and prepare necessary documents for your application.
4. **Application Submission:** Once your plans are finalized, submit your lot split and construction applications. Be diligent in following up with the city to keep the process on track.

**Resources**

- **City of Escondido Planning Division:** [Website](https://www.escondido.org/planning-division.aspx)
- **Local Real Estate and Construction Professionals:** Consider reaching out to those who have completed similar projects for insights.
- **California Department of Housing and Community Development:** [SB-9 FAQ](https://www.hcd.ca.gov/policy-research/docs/sb9-faq.pdf)

By following these steps and leveraging local resources, you’ll be well-positioned to successfully navigate the SB-9 process in Escondido. Best of luck with your project, and feel free to reach out with further questions!

Warm regards,

[Your Name]
ADU Consultant and Real Estate Advisor

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Types of ADUs in Escondido, CA

Understanding the different types of Accessory Dwelling Units can help you choose the best option for your property and needs.

Detached ADU

A separate, standalone structure built on your property. Offers maximum privacy and flexibility for tenants.

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Custom design options
Higher rental income potential

Attached ADU

An addition to your existing home with a separate entrance. Cost-effective option with shared utilities.

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Garage Conversion

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ADU Cost Guide for Escondido, CA

Understanding ADU costs helps you budget effectively and make informed decisions about your project. Costs vary based on size, complexity, and local factors.

ADU Type	Size Range	Cost Range	Timeline	Best For
Garage Conversion	400-800 sq ft	$80K - $150K	3-6 months	Budget-conscious homeowners
JADU	Up to 500 sq ft	$50K - $100K	2-4 months	Family use, minimal disruption
Attached ADU	600-1,000 sq ft	$120K - $200K	4-8 months	Shared utilities, family proximity
Detached ADU	600-1,200 sq ft	$150K - $300K	6-12 months	Maximum rental income
Two-Story ADU	800-1,500 sq ft	$200K - $400K	8-15 months	Maximizing property value

Cost Factors to Consider

Site Preparation: $5K - $25K
Permits & Fees: $3K - $15K
Utility Connections: $5K - $20K
Finish Level: $10K - $50K variance
Landscaping: $2K - $10K

Potential ROI

Rental Income: $1,500 - $4,000/month
Property Value Increase: 20-30%
Payback Period: 8-15 years
Tax Benefits: Depreciation allowances
Equity Growth: Long-term appreciation

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Why Build an ADU in Escondido?

Financial Benefits

Rental Income: Generate $18,000-$48,000 annually

Property Value: Increase home value by 20-30%

Tax Benefits: Depreciation and expense deductions

Investment: Strong ROI in California markets

Lifestyle Benefits

Multigenerational Living: Keep family close while maintaining privacy

Home Office: Create dedicated workspace or studio

Guest Space: Comfortable accommodations for visitors

Sustainability: Increase housing density efficiently

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Types of ADUs in Escondido, CA

Understanding the different types of Accessory Dwelling Units available in Escondido, CA can help you choose the best option for your property and budget.