What are the owner-occupancy requirements for ADUs in Santa Rosa?

Hello [Username],

Thank you for reaching out with your questions about building an Accessory Dwelling Unit (ADU) in Santa Rosa. I understand how navigating through the owner-occupancy requirements can be a bit daunting, especially with the recent changes in state laws. Let’s break it down step by step to help you move forward with confidence.

### Owner-Occupancy Requirements

As of January 1, 2020, California state law, specifically SB-13 along with AB-68, has made significant adjustments to ADU regulations. These laws have removed the owner-occupancy requirement statewide for newly constructed ADUs until at least January 1, 2025. This means that for any new ADU built during this period, the property owner is not required to live on-site in either the primary residence or the ADU. Santa Rosa has aligned with these state regulations, so you will not need to worry about an owner-occupancy requirement if you're planning to build your ADU now.

However, if you have an existing ADU that was subject to previous local ordinances mandating owner-occupancy, those regulations may still apply. Unfortunately, there are no grandfathering exceptions if the ADU was built under these conditions before the state law changes. It is always prudent to verify the specifics with the Santa Rosa Planning & Economic Development Department, just in case there are any unique nuances to your situation.

### Renting Both Units

As for renting both the main house and the ADU, current regulations allow you to do so without the owner-occupancy constraint. This flexibility is particularly beneficial for your downsizing plan, where you can legally rent out the main house while residing in the ADU. This setup is increasingly common and a great way to maximize your property's investment potential.

### Temporary Waivers During the Pandemic

During the COVID-19 pandemic, some temporary measures were introduced, but they primarily focused on expediting the permits and easing the financial burden rather than affecting owner-occupancy rules. These measures are not currently in effect, as the state has moved to standardize ADU laws to encourage more housing development.

### Building Your ADU: Costs and Timelines

For a 600 square foot ADU in Santa Rosa, your budget of $120,000 is reasonable, though you should be prepared for potential fluctuations. Construction costs in the area typically range from $200 to $300 per square foot, depending on the finishes and any site-specific challenges. Here’s a basic breakdown:

- **Design and Permits:** $5,000 - $15,000
- **Construction:** $100,000 - $180,000
- **Utilities and Landscaping:** $10,000 - $30,000

The timeline for completing an ADU project, from design to move-in, usually spans 9 to 12 months. This includes time for designing, obtaining permits (which can take 2-3 months), and construction. Santa Rosa’s streamlined ADU permitting process is a boon, as they aim to issue permits within 60 days of receiving a complete application.

### Tips and Next Steps

1. **Consult with Local Professionals:** Engage with architects or builders experienced in Santa Rosa ADU projects to get precise cost estimates and timeline projections. They will be familiar with local zoning laws and can help streamline the permit process.

2. **Visit the Santa Rosa Planning Department:** Schedule a pre-application meeting to discuss your project specifics. This can provide valuable insights into any unique site conditions or additional requirements.

3. **Explore Financing Options:** If your budget is tight, consider ADU-specific loans or grants. Institutions like Self-Help Federal Credit Union offer ADU loans tailored for California homeowners.

4. **Stay Updated on Legislation:** Keep an eye on any changes in state or local laws that might affect your project. Websites like the California Department of Housing and Community Development (HCD) are excellent resources.

5. **Consider Property Management:** If you plan to rent out both units, a reliable property management service can mitigate the stress of being a landlord and ensure compliance with rental laws.

6. **Prepare for Future Regulations:** While owner-occupancy is not currently required, laws can evolve. Regularly consult with a legal advisor to stay compliant with any future changes.

I hope this provides a comprehensive overview and helps you feel prepared to move forward with your ADU project in Santa Rosa. Please feel free to reach out if you have more questions or need further assistance. Good luck with your downsizing and ADU construction!

Warm regards,

[Your Name]
ADU Consultant