Citrus Heights is a genuinely easy place to build an ADU — ministerial approval, no added parking, 4-foot side and rear setbacks, free permit-ready plans from the Building Division, and a detached unit up to 1,200 sq ft under the local option. The wrinkle is that the local ordinance (Zoning Code §106.42.015, last amended September 2024) has fallen behind current state law, and the city has said so in writing: in a February 10, 2026 letter to the California Department of Housing and Community Development, it confirmed applicants may elect either the local program or the state provisions at Government Code §§66310-66342 until the code is formally amended. A comprehensive rewrite went to the City Council on May 27, 2026 but the city's own project page still lists the second reading and effective date as TBD.
Zoning & Size Requirements [1][2][3][4]
Yes — Citrus Heights allows ADUs. A detached ADU can typically be up to 1,200 sq ft under current California and Citrus Heights zoning rules.
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| Allowed Zones | Any property developed with residential living unit(s) (Citrus Heights Zoning Code §106.42.015.A) — including the RD-1, RD-2, RD-3 and RD-4 residential districts, where an ADU is allowed in addition to the one permitted detached single-family dwelling. Under the state pathway an ADU must be ministerially approved in any residential or mixed-use zone with a proposed or existing dwelling (Gov. Code §66323(a)) |
| Max Size (Detached) | Local option: 1,200 sq ft regardless of the size of the primary dwelling (Citrus Heights Zoning Code §106.42.015.D.3.b) — but a detached unit over 800 sq ft must also meet the zoning district's lot coverage limit, which the city's ADU page puts at 30%-50% depending on zone. State option: 800 sq ft with four-foot side and rear setbacks, which no local standard may preclude (Gov. Code §66323(a)(2) and §66321(b)(3)) |
| Max Size (Attached) | 60% of the primary dwelling's floor area or 1,200 sq ft, whichever is less — but never less than 850 sq ft for a studio or 1-bedroom, or 1,000 sq ft for 2 or more bedrooms (Citrus Heights Zoning Code §106.42.015.D.3.a). The 850/1,000 sq ft floor is guaranteed by state law (Gov. Code §66321(b)(2)) |
| Max Size (JADU) | 500 sq ft, created within the walls of the proposed or existing single-family residence including an attached garage, with an efficiency kitchen and separate exterior access (Citrus Heights Zoning Code §106.42.015.D.7) |
| Max Height | Detached: 18 feet, plus an additional 2 feet to accommodate a roof pitch matching the primary dwelling; 25 feet where the ADU is above a detached residential accessory structure. Attached: the height limit of the applicable zoning district — the city's ADU Development Standards page states 30 feet (Citrus Heights Zoning Code §106.42.015.D.2) |
| Max Units | Depends which pathway you choose, and the two may not be combined. Local option: one ADU (attached or detached) plus one JADU on a lot with a single dwelling (Citrus Heights Zoning Code §106.42.015.B). State option (Gov. Code §66323): three units — one interior/conversion ADU, one JADU, and one new detached ADU of up to 800 sq ft. Multifamily lots follow state law either way: interior conversions of at least one unit and up to 25% of the existing units, plus up to 8 detached ADUs on an existing multifamily lot (never more than the existing unit count) or 2 detached on a proposed one |
Setback Requirements [1][2][3][4]
Citrus Heights requires a rear setback of about 4 ft for a detached ADU, and no additional parking is required. Owner-occupancy is not required — you can rent it out without living on the property.
| Rear Setback | 4 feet for a newly constructed detached ADU; no setback at all for converting a legally built existing structure (Citrus Heights Zoning Code §106.42.015.D.1; city ADU Development Standards page). The city's page lists a 20-foot rear yard for attached ADUs, sometimes reducible to 10 feet — ask the Planning Division at (916) 727-4740 whether your property qualifies. State law guarantees 4 feet for a detached unit (Gov. Code §66323(a)(2)) |
| Side Setback | 4 feet for a newly constructed detached ADU; none for conversions of existing structures (Citrus Heights Zoning Code §106.42.015.D.1). The city's ADU Development Standards page lists a 5-foot side yard for attached ADUs |
| Front Setback | The front and street-side setbacks of the underlying zoning district apply — except that a front setback may not be applied if it would prohibit an ADU of at least 800 sq ft with 4-foot side and rear yard setbacks (Citrus Heights Zoning Code §106.42.015.D.8.a(3)) |
| Parking Required | None — additional off-street parking is not required for an ADU (Citrus Heights Zoning Code §106.42.015.D.4). The city has also confirmed it cannot require replacement parking when a garage, carport or parking space is demolished or converted to build an ADU |
| Owner Occupancy | Not required for an ADU. For a JADU, the current local code requires either the JADU or the residence containing it to be owner-occupied, with a deed restriction recorded before permit issuance (Citrus Heights Zoning Code §106.42.015.D.7.b-c). AB 1154, effective January 1, 2026, narrows that to JADUs that share sanitation facilities with the primary dwelling, and the city's pending amendment adopts the narrower rule — confirm with Citrus Heights Planning which applies to your permit |
| Min Lot Size | No minimum lot size — state law bars a minimum-lot-size requirement for ADUs (Gov. Code §66314(b)(1)), and ADUs are not counted when calculating the density of a parcel (Citrus Heights Zoning Code §106.42.015.B) |
Permit Process & Fees [5][6][7][8][9]
An ADU permit in Citrus Heights goes through a ministerial, by-right review. Typical timeline: Completeness determination within 15 business days of submittal; approve or deny within 60 days of a complete application where a dwelling already exists on the lot — and if the city misses the 60 days, the application is deemed approved (Gov. Code §66317(a)(2)-(3)). Permit fees: Confirm current building permit and plan check amounts with Citrus Heights Planning at (916) 727-4740 — no ADU fee schedule is published on the city's ADU pages.
| Approval Process | Ministerial — considered and approved without discretionary review or a hearing (Gov. Code §66317(a)(1)); the Director issues a Zoning Clearance under Citrus Heights Zoning Code §106.42.015.E. Per the city's February 10, 2026 letter to HCD, an applicant may elect either the city's local ADU/JADU program or the state provisions at Gov. Code §§66310-66342 while the code update is pending |
| Review Timeline | Completeness determination within 15 business days of submittal; approve or deny within 60 days of a complete application where a dwelling already exists on the lot — and if the city misses the 60 days, the application is deemed approved (Gov. Code §66317(a)(2)-(3)) |
| Permit Fees | Confirm current building permit and plan check amounts with Citrus Heights Planning at (916) 727-4740 — no ADU fee schedule is published on the city's ADU pages |
| Impact Fees | Confirm with Citrus Heights Planning — California law limits impact fees on smaller ADUs, but the city publishes no ADU-specific fee schedule; ask the Planning Division which fees apply at your unit's size before you budget |
| Plan Check | Building Division plan check. The city's permit-ready plans come pre-approved by the Building Division, which shortens review. Fire sprinklers are not required for an ADU or JADU if they are not required for the primary dwelling |
| Pre-Approved Plans | Yes — the Permit-Ready ADU Program offers city plans free of charge, funded by a state Local Early Action Planning (LEAP) grant: two 1-bedroom/1-bath models and one 2-bedroom/1-bath model, each with a choice of roof lines and exterior finishes, accessible features, and a reversed layout option, all pre-approved by the Building Division. The city also runs an AB 1332 preapproved ADU plans program and publishes a preapproved vendor list |
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Construction Costs [10]
Building an ADU in Citrus Heights typically costs $150,000-$300,000 ($250-$400 per sq ft); a garage conversion runs $80,000-$150,000.
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| Average Build Cost | $150,000-$300,000 |
| Cost per Sq Ft | $250-$400 |
| Garage Conversion | $80,000-$150,000 |
| Prefab ADU (Installed) | $120,000-$250,000 |
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Rental Income Potential [11][12]
A 2-bedroom ADU in Citrus Heights rents for around $1,750-$2,100/mo, an estimated 6-9% annual return.
| Avg Rent (1 Bedroom) | $1,450-$1,750/mo |
| Avg Rent (2 Bedroom) | $1,750-$2,100/mo |
| Short-Term Rental | No — the adopted code bars renting an ADU or JADU for periods of less than 31 days (Citrus Heights Zoning Code §106.42.015.C.3), and the city's ADU Development Standards page states a 30-day minimum and requires an ADU Rental Restriction Acknowledgment Form at permit application. Either way, Airbnb-style letting is out. Rentals must also be registered with the city's Rental Housing Inspection Program |
| Est. Annual ROI | 6-9% annual return |
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Recent Law Changes
What's Changed Recently
- City of Citrus Heights letter to California HCD, February 10, 2026: until Zoning Code §106.42.015 is formally amended, the city continues to offer its local ADU/JADU program and applicants may instead elect to apply under the state provisions at Government Code §§66310-66342
- A comprehensive rewrite of §106.42.015 — replacing the section in its entirety rather than red-lining it — went to the Planning Commission on February 24 and April 28, 2026 and to the City Council on May 27, 2026; as of September 1, 2026 the city's Zoning Code Update 2026 page still lists the second reading and the effective date as TBD
- The rewrite codifies an explicit two-pathway structure: a local option (one ADU plus one JADU, detached up to 1,200 sq ft) and a Gov. Code §66323 state option (three units, detached capped at 800 sq ft). The two options may not be combined
- The pending amendment tracks AB 130 (effective June 30, 2025), AB 462 (October 10, 2025), AB 1154, SB 9 and SB 543 (all January 1, 2026), HCD's January 2025 ADU Handbook with its 2026 Addendum, and the statutory renumbering enacted by SB 477 effective March 25, 2024
- The rewrite adds an ADU amnesty pathway under Gov. Code §66333 for unpermitted units built before January 1, 2020 — ministerial approval unless the Building Official finds the unit substandard, with code enforcement tolled while an application is processed in good faith, available until January 1, 2030
- The ordinance currently in force dates from Ord. No. 2024-006, § 1(Exh. A), adopted September 25, 2024
Tips for Building an ADU in Citrus Heights
- Decide which pathway you want before you design: the local option allows a detached ADU up to 1,200 sq ft, while the state option caps a detached unit at 800 sq ft but lets you build three units on one lot. You cannot mix them
- Keep a detached ADU at 800 sq ft or less and it is exempt from the zoning district's lot coverage limit — cross 800 sq ft and coverage becomes the binding constraint
- Start with the free Permit-Ready ADU plans: they cost nothing, come pre-approved by the Building Division, and can be flipped to suit your site
- Convert existing space where you can — a conversion of a legally built structure needs no additional setback at all
- If you are converting a garage, the city cannot require you to replace the parking you lose
- Citrus Heights' adopted code still cites the repealed Government Code §65852.22; the ADU statutes were renumbered to §§66310-66342 by SB 477. If a plan reviewer applies a standard stricter than current state law, cite the statute — state ADU law controls over a conflicting local ordinance
- Track the 60-day clock: if the city does not approve or deny your complete application within 60 days, it is deemed approved (Gov. Code §66317(a)(3))
ADU Builders in Citrus Heights
Looking for an ADU builder in Citrus Heights? ADU projects need a contractor experienced with local zoning, the permit process, and utility connections — not every general contractor has built one. We match Citrus Heights homeowners with experienced local ADU contractors who provide free, no-obligation quotes. Getting at least three bids typically saves 20-40% on the same scope.
Sources & References
All data on this page is sourced from official government records and verified market data. View our full methodology.
- Citrus Heights Zoning Code §106.42.015 — Accessory Dwelling Units (Ord. No. 2024-006, 9-25-2024) Municipal Code — Accessed 2026-09-01
- Development Standards for ADUs — City of Citrus Heights Planning Division Planning Department — Accessed 2026-09-01
- California Government Code §66323 — Ministerial approval of ADUs and JADUs state_statute — Accessed 2026-09-01
- California Government Code §66321 — ADU size and height standards state_statute — Accessed 2026-09-01
- Citrus Heights Compliance with ADU/JADU Law — letter to CA HCD, February 10, 2026 Planning Department — Accessed 2026-09-01
- Accessory Dwelling Unit Ordinance Amendments — Planning Commission Staff Report, February 24, 2026 (with Exhibit A: Amended Section 106.42.015) Planning Department — Accessed 2026-09-01
- Zoning Code Update 2026 — City of Citrus Heights Planning Department — Accessed 2026-09-01
- Permit-Ready ADU Program — City of Citrus Heights Planning Department — Accessed 2026-09-01
- California Government Code §66317 — Ministerial review, 15-day completeness, 60-day deemed approval state_statute — Accessed 2026-09-01
- Angi — ADU Construction Cost Data Market Data — Accessed 2026-09-01
- Zillow Rental Manager — Market Rent Data Market Data — Accessed 2026-09-01
- HUD Fair Market Rents Government Data — Accessed 2026-09-01
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