Section 02 | SB 9: The HOME Act
Section 02
SB 9: The HOME Act
Senate Bill 9 — the Housing Opportunity and More Efficiency (HOME) Act — is one of the most significant changes to California residential zoning in decades. Effective January 1, 2022, it gives qualifying SFR property owners a ministerial (by-right) pathway to double, triple, or quadruple density without discretionary review. When combined with California's ADU laws, the unit math becomes remarkable.
Lot Splits, Duplexes & Up to 8 Units per Original Parcel
Two-Unit Development
Build two primary dwelling units on a single SFR-zoned lot — without a lot split. The two units can be a duplex (attached), two detached houses, or a house and a cottage. Ministerial approval means no neighbor hearings and no Planning Commission.
Combined with ADU law:
2 primary units + 1 ADU per unit = up to 4 units total on the original lot.
Urban Lot Split
Split one SFR lot into two roughly equal parcels (max 60/40 split; each ≥1,200 sq ft). Each new lot can hold up to two units. The property owner must intend to occupy one of the lots as a primary residence for at least 3 years from approval.
Result: 2 lots × 2 units each =
up to 4 units. If each lot also gets a JADU = up to 8 units on the original parcel.
Key ADU Development Standards
Scenario | How | Max Units | Key Requirement |
|---|---|---|---|
HPOZ lot split (NEW — AB 1061, 2026) | Lot split or duplex in historic district; no demolition of existing historic structure | Up to 4 units | Existing structure must be preserved; design review applies |
Lot split — each lot with house + ADU + JADU | Split lot; build 1 primary + 1 ADU + 1 JADU per lot | 6 units | Owner occupancy; separate utility hookups per lot |
Lot split - each lot with duplex | Split lot; build duplex on each; add ADUs per local rules | Up to 8 units | Owner must occupy one lot 3 years; 1,200 sq ft min per lot |
Two-unit development, no split | Build duplex + 2 ADUs (1 per unit) under combined SB9 + ADU law | 4 units | No lot split; ministerial approval; 4-ft setbacks |
SB 9 Eligibility & Restrictions
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Urban area only: Property must be in an incorporated city or classified urban area. Most LA incorporated cities qualify.
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Single-family zones only: SB 9 applies only to SFR-zoned parcels — not R2 or multi-family. ADU law continues to govern multi-family separately.
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Historic districts: AB 1061 (effective Jan 1, 2026) now allows SB 9 lot splits and duplexes in HPOZ neighborhoods, provided no historic structure is demolished or altered. This is new for 2026 and directly relevant to Hancock Park, Carthay Circle, Windsor Square, Bungalow Heaven, and Angelino Heights.
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Fire zone exception: Governor's Executive Order N-32-25 (July 2025) allows LA County to restrict or suspend SB 9 in designated high-fire-hazard rebuilding areas (Pacific Palisades, Malibu, Altadena). ADU law under AB 462 still applies in these zones — SB 9 lot splits may be paused but ADU construction is not.
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No ADU on both sides of a split + duplex: If you use BOTH the lot split and the two-unit development on the same split lot, the city is not required to also allow ADUs on that specific lot. Check local ordinance — some cities allow it, state law does not require it.
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30-day rental minimum: All SB 9 units must be rented for 30+ days. No short-term vacation rental use (no Airbnb).
Why SB-9 is a
Distinct Service from
ADU Development
SB 9 projects require a different scope of work than standard ADUs. Lot splits involve parcel mapping, separate utility hookup design, access planning, and title/financing coordination. Two-unit developments require structural design for a full primary dwelling — not just an accessory structure. The AIA + GC dual license at Torrence Architects is particularly valuable for SB 9 projects because the architecture and the construction coordination live in the same firm.