What this page is
This page tracks California laws that change what can be built on land in the San Gabriel Valley. The laws are grouped by topic. Each group ends with one line on what it means for an SGV landowner or small builder.
These laws don't require you to build anything. They widen what your city must allow, and they set deadlines for how fast it must decide. This page was last updated Nov. 13, 2026.
Each table shows when a law starts and when it ends. Some laws expire on a set date, shown under Ends. "No end date" means the law stays in place until lawmakers change it.
The big ones
These five matter most to an SGV landowner or small builder. Each has limits this page doesn't cover, so check with your city before you plan around one.
- Lot splits (SB 9, SB 1123): A single-family lot can often hold 2 homes instead of one, or be split in two for up to 4. A vacant house lot of up to 1.5 acres can also get up to 10 starter homes approved by city staff.
- More ADUs (SB 1211, AB 956): An apartment lot can add detached ADUs, up to 8, but never more than the homes already there. A duplex can add 2. Starting Jan. 1, 2027, a house lot can get 2 detached ADUs approved instead of one.
- Near Gold Line stations (SB 79): Since July 1, 2026, land near qualifying stations gets a state minimum for height and density. That can be far more than the city's zoning map shows.
- Density bonus (AB 1287): Include some affordable units, and you may build more homes than zoning allows. Since 2024, bonuses can stack, up to 100% more homes.
- Faster environmental review (AB 130): Since June 30, 2025, many infill housing projects skip full environmental review, which can add months or years.
ADUs
An ADU is a second, smaller home on the same lot, sometimes called a granny flat or backyard home.
| Law | What it does | Starts | Ends | Read more |
|---|---|---|---|---|
| AB 1033 (2023) | Lets a city choose to allow an ADU to be sold separately, like a condo | Jan. 1, 2024 | No end date | |
| SB 1211 (2024) | Apartment lots can add up to 8 detached ADUs, up from 2 | Jan. 1, 2025 | No end date | SB 1211 article |
| AB 956 (2026) | Single-family lots get approval for 2 detached new ADUs, up from 1 | Jan. 1, 2027 (signed Sept. 29, 2026) | No end date | ADU 2027 article |
| SB 1117 (2026) | Changes how cities charge ADU impact fees; fees apply only above 750 sq ft | Jan. 1, 2027 (signed Sept. 29, 2026) | No end date | ADU 2027 article |
What it means: Most SGV lots can hold more ADUs than they could a few years ago. A separate ADU sale still depends on whether your city opted in.
Lot splits and starter homes
| Law | What it does | Starts | Ends | Read more |
|---|---|---|---|---|
| SB 9 (2021) | A single-family lot can become a duplex, or split in two, for up to 4 homes | Jan. 1, 2022 | No end date | SB 9 article |
| SB 450 (2024) | SB 9 cleanup: the city must decide a complete application within 60 days | Jan. 1, 2025 | No end date | SB 9 article |
| SB 684 (2023) | City staff must approve up to 10 homes on an apartment-zoned lot of up to 5 acres, with no hearing | July 1, 2024 | No end date | |
| SB 1123 (2024) | Extends SB 684 to vacant single-family lots of up to 1.5 acres | July 1, 2025 | No end date | |
| SB 1090 (2026) | Pauses SB 684 and SB 1123 for new filings in Altadena (ZIP 91001 and 91003) | Sept. 30, 2026 | Jan. 1, 2030 |
What it means: A regular house lot in the SGV can often hold more than one home. Your city still sets some of the design rules.
Fast-track approval ("by right")
"By right" means the city must approve a project that meets its written rules, with no public hearing.
| Law | What it does | Starts | Ends | Read more |
|---|---|---|---|---|
| SB 35 (2017) / SB 423 (2023) | By-right approval in cities behind on their state housing goals | Jan. 1, 2018; SB 423 changes Jan. 1, 2024 | Jan. 1, 2036 | |
| AB 2011 (2022) | By-right housing on land zoned for offices, shops, or parking, with affordable units | July 1, 2023 | Jan. 1, 2033 | |
| SB 6 (2022) | Housing allowed on that same commercial land, through the city's normal review | July 1, 2023 | Jan. 1, 2033 | |
| SB 4 (2023) | By-right 100% affordable housing on church and nonprofit college land | Jan. 1, 2024 | Jan. 1, 2036 | |
| AB 1751 (2026) | By-right approval for townhome projects of up to 150 homes | Jan. 1, 2027 (signed Sept. 29, 2026) | No end date |
What it means: If your land is zoned commercial, or your city is behind on its housing goals, housing may be an option your zoning map doesn't show.
Near transit
| Law | What it does | Starts | Ends | Read more |
|---|---|---|---|---|
| SB 10 (2021) | Lets a city choose to allow up to 10 homes on a lot near transit | Jan. 1, 2022 | Cities must opt in before Jan. 1, 2029 | Transit hub |
| AB 2097 (2022) | No parking minimums within half a mile of a major transit stop | Jan. 1, 2023 | No end date | Transit hub |
| AB 2553 (2024) | More bus stops count as "major" (service every 20 minutes) | Jan. 1, 2025 | No end date | Transit hub |
| SB 79 (2025) | State minimum height and density near qualifying stations | July 1, 2026 | No end date | SB 79 article |
What it means: Land near a Gold Line station may allow far more homes than the city's zoning map says.
Density bonus
| Law | What it does | Starts | Ends | Read more |
|---|---|---|---|---|
| State Density Bonus Law | More homes than zoning allows, in exchange for affordable units | Long-standing | No end date | |
| AB 1287 (2023) | Bonuses can stack, up to 100% more homes | Jan. 1, 2024 | No end date |
What it means: Adding some affordable units can let a project go bigger than the zoning allows.
City housing plans and the builder's remedy
Every city must plan for a number of new homes the state assigns. That plan is called a housing element.
| Law | What it does | Starts | Ends | Read more |
|---|---|---|---|---|
| Housing element law | Each city must zone for its state-assigned share of new homes | Long-standing | No end date | |
| Housing Accountability Act | Limits when a city can deny a housing project that meets its rules | 1982 | No end date | |
| SB 330 (2019) | A preliminary application locks in the rules and fees on the day you file | Jan. 1, 2020 | No end date (AB 130 removed it in 2025) | |
| AB 1893 (2024) | Rewrote the "builder's remedy" for cities without a passing housing plan | Jan. 1, 2025 | No end date |
What it means: A city that falls behind on its housing plan has fewer ways to say no to a project.
Environmental review (CEQA)
CEQA is the state's environmental review law. Review and lawsuits under it can add months or years to a project.
| Law | What it does | Starts | Ends | Read more |
|---|---|---|---|---|
| AB 130 (2025) | CEQA exemption for many infill housing projects, plus a building code freeze | June 30, 2025 | No end date; the code freeze ends June 1, 2031 | AB 130 article |
| SB 131 (2025) | Narrower review for a project that misses an exemption on one condition | June 30, 2025 | No end date | |
| SB 158 (2025) | AB 130 cleanup: builder's remedy projects over 4 acres lose the infill exemption | Oct. 11, 2025 | No end date | |
| Prop 45 (2026) | Would have set deadlines for CEQA review and lawsuits on most housing projects | Failed Nov. 3, 2026, 43.6% yes as of Nov. 13; not yet certified | Never took effect |
What it means: Many infill projects in built-up SGV neighborhoods now skip full environmental review.
Funding and buyer help
| Law | What it does | Starts | Ends | Read more |
|---|---|---|---|---|
| Prop 1 (2026) | State bond for affordable rentals, homeownership, and veterans' home loans: $11.25 billion | Passed Nov. 3, 2026, 61.0% yes as of Nov. 13; not yet certified | No end date | |
| Prop 37 (2026) | State loans of up to 17% of the price for buyers of new homes | Passed Nov. 3, 2026, 62.4% yes as of Nov. 13; not yet certified | No end date |
What it means: These measures fund housing and help buyers. They don't change zoning. Prop 37 targets buyers of newly built homes, which matters to anyone building homes to sell.
What this means overall
Year after year, these laws have given cities fewer ways to say no. More lots can hold more homes, and approvals come with deadlines.
None of this replaces your city's own rules. Each law has its own size limits, location tests, and exceptions. A law on this page might apply to your lot, or it might not.
For your own lot, start with your city's planning department. Ask for your current zoning, and ask which of these state laws reach your address.
Who to contact
Owners, builders, and neighbors can all use these state offices for free.
California Department of Housing and Community Development (HCD), Housing Accountability Unit (both). Reviews reports that a city may have broken a state housing law. Email: HAUPortal@hcd.ca.gov. Website: hcd.ca.gov/hau.
HCD, Accessory Dwelling Units (both). Answers ADU questions through an online form, and publishes the state ADU Handbook. Website: hcd.ca.gov/policy-and-research/accessory-dwelling-units.
For questions about a specific lot, start with your own city's planning department.
Note on official inquiries: SGV Housing provides independent market intelligence and regulatory analysis for information only. We are not a government agency, a planning department, or legal counsel. For official zoning decisions or questions about a specific lot, contact your city's planning department directly.
Before you act
This article is general information, not legal advice. Laws change, and every property is different. Before you act, talk to a licensed California real estate attorney. For tax questions, also talk to a CPA.
Sources & References
- AB 1033 (2023), leginfo bill page
- California Legislature official bulk data export (pubinfo_2017, 2019, 2021, 2023 and 2025 zip files)
- AB 1287 (2023), leginfo bill page
- SB 684 (2023), leginfo bill page
- SB 1123 (2024), leginfo bill page
- SB 1090 (2026), leginfo bill page
- SB 1211 (2024), leginfo bill page
- AB 956 (2026), leginfo bill text
- SB 1117 (2026), leginfo bill text
- SB 9 (2021), leginfo bill page
- SB 450 (2024), leginfo bill page
- SB 423 (2023) chaptered text, LegiScan
- ABAG, Overview of AB 2011 and SB 6
- HCD, Middle Class Housing Act (SB 6) fact sheet
- SB 4 (2023) chaptered text, LegiScan
- AB 1751 (2026), leginfo bill text
- SCAG, SB 10 fact sheet
- HCD, AB 2097 Technical Advisory (Jan. 2025), includes AB 2553
- SB 79 (2025), leginfo bill text
- HCD, State Density Bonus Law fact sheet
- HCD, Regional Housing Needs Allocation
- Manatt, California's Housing Crisis Act of 2019 (SB 330)
- Allen Matkins, builder's remedy reform bill (AB 1893) approved
- California Building Standards Commission, Information Bulletin 25-03 (AB 130)
- NYU Furman Center, SB 131 (2025)
- SB 158 (2025), LegiScan
- California Secretary of State, Official Voter Guide: Proposition 45
- California Secretary of State, statewide ballot measure returns (Nov. 3, 2026)
- Proposition 1 (2026), text of proposed law
- Proposition 37 (2026), text of proposed law
- SB 417 (Proposition 1), leginfo bill page
- California Secretary of State, Official Voter Guide: Proposition 37
- HCD, Housing Accountability Unit
- HCD, Accessory Dwelling Units
Related
SB 9 Lets an SGV Single-Family Lot Become Four Units — What the Law Actually Requires
SB 9 allows a duplex and a lot split on most single-family parcels without a hearing, and a 2024 cleanup bill (SB 450) closed the loopholes cities used to slow it down. Here's what a single-family owner can actually do with it today.
AB 130 Froze Residential Building Codes Through 2031 — Except in the SGV Foothills
A 2025 state budget bill locked residential building standards statewide through mid-2031 and fast-tracked CEQA review for qualifying infill — but wildfire hardening rules are the one layer SGV foothill cities can still set on their own.