California AB 956: What the New Two-ADU Law Means for Coastal San Diego Property Owners

What does California AB 956 mean for property owners in Mission Beach and Pacific Beach?

AB 956, signed by Governor Newsom, changes state law to require local agencies to ministerially approve two detached ADUs on qualifying single-family lots, up from one. For coastal San Diego property owners, this expands the development potential of lots that can support it, though each property still needs to be evaluated individually.

California has been expanding ADU rights for years. AB 956 is the latest step, and for property owners in Mission Beach, Pacific Beach, and surrounding coastal neighborhoods, it is worth understanding what actually changed and what it means for your specific lot.

ADU potential already factors into how coastal San Diego lots are valued and evaluated by buyers. This law increases that potential for properties that qualify.

What AB 956 Actually Changes

Under previous state law, a single-family lot could qualify for ministerial approval of one detached, new-construction ADU under specific state standards.

AB 956 changes that number from one to two.

A qualifying property could now potentially contain a main house, a first detached ADU, and a second detached ADU. For lots with sufficient space, that opens up a meaningfully different range of development possibilities than existed before.

How Large Can the Two ADUs Be?

Under this state-law pathway, a local agency may limit each detached ADU to 800 square feet of livable space. That is the state minimum, not necessarily the ceiling.

Many California municipalities, including the City of San Diego, have ADU regulations that allow larger units depending on the property and zoning. The right answer for your specific lot requires understanding both state law and the local regulations that apply.

The JADU Question

AB 956 does not require a local agency to allow two detached ADUs plus a Junior Accessory Dwelling Unit (JADU) on the same property. If two new detached ADUs have been constructed under this provision, the local agency is not required to also approve a JADU.

That makes the planning decision more consequential. Depending on your property and your goals, the best configuration may be two detached ADUs, an ADU and JADU combination, or something else entirely. Getting the strategy right before breaking ground matters.

HOA Protections Also Expanded

AB 956 also expands protections against private covenants and HOA restrictions that would effectively prohibit or unreasonably restrict qualifying ADUs and JADUs.

The revised language applies these protections to property zoned to allow single-family residential use, which is a broader category than the prior zoned for single-family residential use. This distinction may matter for properties in mixed-use or transitional zoning districts.

Reasonable restrictions from an HOA can still be imposed, but they cannot unreasonably increase construction costs or effectively eliminate the ability to build an otherwise qualifying ADU or JADU.

Does This Apply to Every Property?

Not automatically. AB 956 creates a powerful state-law approval pathway, but every property still needs to be evaluated on its own.

Lot configuration, existing structures, easements, utility connections, sewer capacity, coastal zone restrictions, and fire requirements all affect what can actually be built. The difference between what state law requires a city to approve and what a specific property can physically support can be significant.

In coastal San Diego, that evaluation is particularly important. Coastal Commission jurisdiction, setback requirements, and lot dimensions in neighborhoods like Mission Beach and Pacific Beach add layers of complexity that a general reading of AB 956 will not capture.

What This Means for Buyers and Sellers in Coastal San Diego

ADU potential has been a meaningful factor in coastal San Diego property valuations for years. AB 956 increases that potential for qualifying lots.

For buyers evaluating a property with development upside, the question is no longer just whether a lot can support one ADU. It is whether it can support two, what size those units could be, and how the configuration interacts with existing structures and local zoning.

For sellers, if your property has lot dimensions or zoning characteristics that could support two detached ADUs under AB 956, that is a factor worth understanding and communicating accurately to buyers.

I have been working in Mission Beach and Pacific Beach since 2004, and the lot-level analysis I do as part of a pricing conversation includes evaluating ADU potential as a component of value. AB 956 is one more reason that understanding the full regulatory picture for a coastal San Diego property matters before buying or selling.

Frequently Asked Questions: AB 956 and ADUs in Coastal San Diego

Can I build two detached ADUs on my Mission Beach or Pacific Beach property?

Possibly, depending on your lot size, configuration, zoning, and existing structures. AB 956 creates a state-law pathway for ministerial approval of two detached ADUs on qualifying single-family lots. Whether your specific property qualifies requires an individual evaluation.

How large can each ADU be under AB 956?

Under this particular state-law pathway, local agencies may limit each detached ADU to 800 square feet. Many California jurisdictions allow larger ADUs under local regulations. The City of San Diego's ADU rules may allow more than the state minimum depending on your property.

Does AB 956 affect properties in the Coastal Zone?

Coastal Zone properties are subject to additional requirements under the California Coastal Act and may require Coastal Commission approval for ADU construction. Coastal Zone status adds complexity that needs to be evaluated specifically for your property.

Does having an HOA affect whether I can build an ADU?

AB 956 expanded protections against HOA restrictions that would effectively prohibit qualifying ADUs or JADUs. HOAs can still impose reasonable restrictions but cannot unreasonably block construction of an otherwise qualifying unit. The specifics depend on your HOA's governing documents.

How does ADU potential affect the value of my coastal San Diego property?

ADU potential, including development potential under AB 956, is a component of value for coastal San Diego lots. Whether a property can support one or two ADUs, what size those units could be, and how they interact with the existing structure all affect what certain buyers will pay. If you are thinking about selling and want to understand how ADU potential factors into your pricing, that is a useful part of the pre-listing conversation.

Ready to Talk?

AB 956 is one more reason that understanding the full regulatory picture for a coastal San Diego property matters before buying or selling. If you want to talk through what your specific lot may or may not support under current law, I am happy to have that conversation.

For specific legal or permitting advice related to ADU construction, consult a licensed California architect, contractor, or land use attorney familiar with San Diego's ADU regulations and Coastal Zone requirements.

Call or text: 619-520-8476

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Steve Springer is a Compass Broker Associate (DRE# 01733282) specializing in Mission Beach, Pacific Beach, La Jolla, and Encinitas coastal real estate. This post is for informational purposes and does not constitute legal or development advice. Consult a licensed professional for guidance specific to your property.