Fresno allows ADUs by right on any lot zoned for single-unit or multi-unit housing or mixed use under Fresno Municipal Code section 15-2754, rewritten in June 2025 to track Gov. Code 66310-66342. A detached or attached ADU may be the greater of 1,400 sq ft or 50% of the primary home's floor area, up to 30 ft tall, with 4 ft side and rear setbacks, no parking and no owner-occupancy requirement; a JADU is capped at 500 sq ft inside the house. Approval is a ministerial building permit filed through the Accela portal with no zone clearance, and the city's five free pre-approved plans (340 to 1,015 sq ft) are reviewed in about 14 days with plan check waived. City impact fees are $0 for an ADU of 750 sq ft or less; the city's own estimate for its 1,015 sq ft Plan 5 is about $15,600 in permit, impact and utility fees before school fees.
Zoning & Size Requirements [1][2][3][4]
Yes — Fresno allows ADUs. The size limit is a formula rather than one figure — see the size rule in the table below — under current California and Fresno zoning rules.
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| Allowed Zones | Any zone district that allows single-unit or multi-unit dwellings or mixed-use development, or any lot where a single-unit home, duplex or multi-unit building exists or is proposed (FMC 15-2754.B.2.a). JADUs only in single-unit districts or where a single-unit dwelling exists or is proposed (B.2.b). A tiny house on wheels counts as an ADU if ANSI-certified, set on an engineered foundation and skirted (C.1.a). |
| Max Size (Detached) | The greater of 1,400 sq ft or 50% of the average floor area of the primary unit(s) (FMC 15-2754.D.4.a). A conversion of an existing accessory structure may expand up to 150 sq ft beyond its footprint for ingress and egress (D.4.a.i). ADUs are excluded from lot-coverage and density calculations (D.1, D.2). |
| Max Size (Attached) | Same rule as detached: the greater of 1,400 sq ft or 50% of the average floor area of the primary unit(s) (FMC 15-2754.D.4.a). Fresno sets no smaller cap for attached ADUs. |
| Max Size (JADU) | 500 sq ft, contained entirely within a single-unit primary residence; an attached garage counts as part of the residence (FMC 15-2754.C.2, D.4.b). A JADU may share a bathroom with the house if it keeps an interior door to the main living area (C.2.a) and may have an efficiency kitchen (C.2.b). |
| Max Height | The underlying district's height limit or 30 ft, whichever is greater, so never less than 30 ft; ADUs may be two stories or built above a garage (FMC 15-2754.D.5). Where the base district allows more than 30 ft, the district limit governs — check your zone's table. |
| Max Units | Single-unit lots: up to 2 ADUs plus 1 JADU (FMC 15-2754.D.3.a). Multi-unit lots: up to 8 detached ADUs, not exceeding the number of existing units, plus conversions of non-livable space (garages, offices, common rooms) equal to 25% of existing units or 1 ADU, whichever is greater (D.3.b). |
Setback Requirements [1][2][3][4]
Fresno requires a rear setback of about 4 ft for a detached ADU, and parking requirements vary by unit size or location. Owner-occupancy is not required — you can rent it out without living on the property.
| Rear Setback | The underlying district's rear setback or 4 ft, whichever is less (FMC 15-2754.D.6.a). 0 ft where the lot abuts an alley, or 2 ft if the ADU's main entrance faces the alley (D.6.a.i). A recorded utility easement must stay clear even if that forces a larger setback (D.6). |
| Side Setback | Same as rear: the district's side setback or 4 ft, whichever is less; 0 ft abutting an alley, 2 ft if the main entrance is on the alley (FMC 15-2754.D.6.a). Building-code fire separation from property lines and other structures still applies and is checked on the plot plan. |
| Front Setback | Per the underlying district, but the front setback may not be applied so as to preclude an ADU of at least 800 sq ft (FMC 15-2754.D.6.b). A detached ADU must sit behind the front facade of the primary home unless that would preclude an 800 sq ft ADU (D.7). |
| Parking Required | None. FMC 15-2754.E reads in full: 'Parking. No parking is required.' The Council presentation of June 12, 2025 describes this as 'no additional parking required, in alignment with State law'; a May 21, 2025 Planning Commission errata had discussed one space for ADUs with three or more bedrooms, but the text Council introduced contains no parking requirement. State law (Gov. Code 66314) bars replacement-parking demands when a garage is converted. |
| Owner Occupancy | Not required for an ADU (FMC 15-2754.F.1.a). For a JADU the owner must live in either the house or the JADU unless the owner is a government agency, land trust or housing organization (F.1.b). Since AB 1154 (Jan 1, 2026) that can be enforced only for a JADU that shares a bathroom with the house; 15-2754.B.1 says the Government Code prevails on any conflict. |
| Min Lot Size | No minimum lot size. ADUs and JADUs are excluded from lot-coverage and density calculations (FMC 15-2754.D.1, D.2); the June 2025 rewrite deleted the old minimum-lot-size and coverage rules as preempted by state law (Council presentation, file 25-658). |
Permit Process & Fees [5][6][7][8][9]
An ADU permit in Fresno goes through a ministerial, by-right review. Typical timeline: Pre-approved plans: completed applications are reviewed in about 14 days (ADU Quick Start Guide); the first plan check takes about 7 business days once in review (packet). Custom ADUs: no local target published; Gov. Code 66317 (SB 543) deems the permit approved if the city does not act in 60 days. Permit fees: Pre-approved plans: plans and plan check free; the city's Oct 2025 estimator puts the building permit at $2,344-$2,861 by plan. Custom ADU: Master Fee Schedule (eff. 7/1/2026) R-3 Custom = $599.56 plan check + $1,946.03 inspection at 1,000 sq ft, plus a 12.83% General Plan surcharge.
| Approval Process | Ministerial building permit only: pre-approved and custom ADUs no longer need a Zone Clearance, and there is no Development Permit or design review (city ADU page). Apply through Accela Citizen Access (lmsaca.fresno.gov): choose Residential, answer 'Is this an ADU', and for a pre-approved plan enter template 23-TADU-001 to -005 with a plot plan and option table. The owner release, city affidavit and the school district's fee form are due before issuance (packet, Feb 2024). |
| Review Timeline | Pre-approved plans: completed applications are reviewed in about 14 days (ADU Quick Start Guide); the first plan check takes about 7 business days once in review (packet). Custom ADUs: no local target published; Gov. Code 66317 (SB 543) deems the permit approved if the city does not act in 60 days. |
| Permit Fees | Pre-approved plans: plans and plan check free; the city's Oct 2025 estimator puts the building permit at $2,344-$2,861 by plan. Custom ADU: Master Fee Schedule (eff. 7/1/2026) R-3 Custom = $599.56 plan check + $1,946.03 inspection at 1,000 sq ft, plus a 12.83% General Plan surcharge. |
| Impact Fees | $0 for an ADU of 750 sq ft or less (Master Fee Schedule eff. 7/1/2026; Gov. Code 66311.5). Above that the schedule's footnote applies the multi-family per-unit rates (fire $1,743.86, park $3,853.92, traffic signal $591.30), while the city's Oct 2025 estimator charges its 1,015 sq ft Plan 5 a proportional share: $5,258.66 in fire, park, police and traffic-signal fees plus a $1,184.72 regional transportation fee. At any size a wastewater facilities charge ($480-$1,171 by plan) applies, and a new 1-inch water service, meter and capacity fee add $5,134 if you do not tie into the house line. School fees ($4.79-$5.86 per sq ft) are the district's, not the city's. |
| Plan Check | Free for the five pre-approved plans (Quick Start Guide). Custom ADU: R-3 Custom plan check $599.56 at the 1,000 sq ft threshold; a standard or repeat plan is $36.02 (Master Fee Schedule eff. 7/1/2026). Incomplete or illegible plot plans are placed on hold, not reviewed. |
| Pre-Approved Plans | Yes: five free construction-drawing sets, each in Contemporary, Craftsman or Gable elevations. Plan 1 = 340 sq ft studio (23-TADU-001), Plan 2 = 499 sq ft 1-bed (002), Plan 3 = 625 sq ft 1-2 bed (003), Plan 4 = 625 sq ft over a 625 sq ft garage (004), Plan 5 = 1,015 sq ft 3-bed 2-bath (005). Plans include solar; sprinklers are required if the main house is sprinklered. City estimate (Oct 2025) for permit, impact and utility fees: $7,958-$8,444 for Plans 1-4 and $15,610 for Plan 5; all-in with ICC-average construction $65,000-$196,000 before school fees. |
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Construction Costs [10][11][12]
Building an ADU in Fresno typically costs $150,000-$320,000 ($200-$330 per sq ft); a garage conversion runs $65,000-$150,000.
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| Average Build Cost | $150,000-$320,000 |
| Cost per Sq Ft | $200-$330 |
| Garage Conversion | $65,000-$150,000 |
| Prefab ADU (Installed) | $120,000-$280,000 |
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Rental Income Potential [13][14][15]
A 2-bedroom ADU in Fresno rents for around $1,550-$1,900/mo, an estimated 6-12% gross rental yield (annual rent divided by build cost, before vacancy, taxes and upkeep).
| Avg Rent (1 Bedroom) | $1,300-$1,550/mo |
| Avg Rent (2 Bedroom) | $1,550-$1,900/mo |
| Short-Term Rental | No. An ADU or JADU may only be rented for terms of 30 consecutive days or longer (FMC 15-2754.F.3). |
| Est. Annual ROI | 6-12% gross rental yield (annual rent divided by build cost, before vacancy, taxes and upkeep) |
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Recent Law Changes
What's Changed Recently
- Sept 20, 2026: entry re-verified against FMC 15-2754 (Exhibit A to Council file 25-658), the Master Fee Schedule effective July 1, 2026 and the city's Oct 2025 pre-approved-plan cost estimator; impact-fee method, rental-term rule, cost and rent ranges corrected.
- July 1, 2026: Master Fee Schedule annual adjustment. R-3 Custom plan check $599.56 and inspection $1,946.03 at 1,000 sq ft; multi-family impact rates fire $1,743.86, park $3,853.92 (facility plus land), traffic signal $591.30; General Plan surcharge 12.83% on all building permits.
- June 2025: Council file 25-658 (Text Amendment P25-00996, introduced June 12, 2025) repealed and replaced FMC 15-2754: cap raised from 1,250 to 1,400 sq ft or 50% of the primary home, 30 ft height, no parking, no owner-occupancy for ADUs, conversions allowed, up to 8 detached ADUs on multi-unit lots, tiny houses on wheels as ADUs, 30-day minimum rental term.
- SB 543 (Jan 1, 2026): an ADU permit is deemed approved if the city fails to act within 60 days of a complete application (Gov. Code 66317).
- AB 1154 (Jan 1, 2026): owner-occupancy may be required for a JADU only if it shares a bathroom with the primary dwelling; Fresno's JADU rule in 15-2754.F.1.b is preempted to that extent.
- SB 1211 (Jan 1, 2025): up to 8 detached ADUs on multi-unit lots statewide, now written into FMC 15-2754.D.3.b.
Tips for Building an ADU in Fresno
- Choose a plan of 750 sq ft or less (Plans 1-4) and city impact fees are $0; the city's estimator shows fees jumping from about $8,400 to $15,600 for the 1,015 sq ft Plan 5.
- Tie into the existing house's water and sewer where the plot plan allows: a new 1-inch service and meter ($2,241) plus the water capacity fee ($2,893.16) add $5,134 (city estimator, Oct 2025).
- School fees are separate and paid to the district: $4.79 per sq ft in Fresno, Central, Washington Union and Sanger Unified, $5.17 in Fowler and $5.86 in Clovis (city estimator, Oct 2025); bring the district's fee form before permit issuance.
- The free 23-TADU plans and the 15-2754 rules apply only inside Fresno city limits; unincorporated Fresno County runs its own ADU program under the county code.
- Cost basis: ADU Wizard Fresno 2026 (detached $220,000-$390,000, garage $65,000-$135,000, prefab $150,000-$300,000, $260-$430 per sq ft detached), GatherADU Fresno (Oct 2025: $200-$300 per sq ft, detached $200,000-$400,000) and the city's Oct 2025 estimator ($65,000-$196,000 all-in for the pre-approved plans at ICC national-average construction cost). Rents: HUD FY2026 FMR 1BR $1,355, 2BR $1,664; Zumper (Sept 19, 2026) 1BR $1,297, 2BR $1,550; RentCafe (Aug 31, 2026) 1BR $1,391, 2BR $1,636.
ADU Builders in Fresno
Looking for an ADU builder in Fresno? ADU projects need a contractor experienced with local zoning, the permit process, and utility connections — not every general contractor has built one. We match Fresno 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.
- Exhibit A - Development Code Text Amendment (replacement FMC 15-2754), Council file 25-658 ordinance — Accessed 2026-09-20
- Council file 25-658 - Text Amendment P25-00996 (staff report, June 12, 2025) ordinance — Accessed 2026-09-20
- FMC 15-2754 Second/Accessory Dwelling Units - codified text (Municode, linked from the city ADU page) Municipal Code — Accessed 2026-09-20
- ADU Program - City of Fresno Planning Department — Accessed 2026-09-20
- Master Fee Schedule - Planning & Development, fees effective 07/01/2026 (Amendment #593) fee_schedule — Accessed 2026-09-20
- Pre-Approved ADU Cost Estimator (permit, school and impact fees), Oct 27, 2025 Planning Department — Accessed 2026-09-20
- Standard ADU Program Permit Application Packet (Feb 8, 2024) Planning Department — Accessed 2026-09-20
- ADU Quick Start Guide (Oct 26, 2023) Planning Department — Accessed 2026-09-20
- ADU Program (Pre-Approved Plans) - City of Fresno Planning Department — Accessed 2026-09-20
- Pre-Approved ADU Cost Estimator - City of Fresno (Oct 27, 2025) Planning Department — Accessed 2026-09-20
- ADU Wizard - How Much Does an ADU Cost in Fresno in 2026? industry — Accessed 2026-09-20
- GatherADU forum - cost to build a 900 sq ft ADU in Fresno (Oct 2025) industry — Accessed 2026-09-20
- HUD Fair Market Rents FY2026 - Fresno, CA HUD Metro FMR Area Government Data — Accessed 2026-09-20
- Zumper - Fresno, CA rent research (Sept 19, 2026) Market Data — Accessed 2026-09-20
- RentCafe - Fresno, CA average rent (Aug 31, 2026) Market Data — Accessed 2026-09-20
- ADU Program - City of Fresno Planning Department — Accessed 2026-09-20
- Council file 25-658 - Development Code Text Amendment P25-00996 (June 12, 2025) ordinance — Accessed 2026-09-20
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