Upland allows ADUs and JADUs on residential lots under Municipal Code Chapter 17.37: a detached ADU of 800 sq ft or less with 4-ft side/rear setbacks and a 16-ft height needs only a building permit (§ 17.37.040(A)), while larger units take a ministerial ADU permit capped at 850 sq ft (studio/1-bedroom) or 1,000 sq ft (2+ bedrooms) with a 25-ft front setback and one story for detached units (§ 17.37.060). The city must approve or deny a complete application within 60 days. Impact fees are waived for ADUs of 750 sq ft or less of interior livable space, and no ADU or JADU may be rented for less than 30 days. Upland also requires a projected-rent estimate with the building permit and an actual-rent report within 90 days after each January 1 (§ 17.37.050(I)). The codified chapter is Ordinance 1993 (April 14, 2025); Urgency Ordinance 2007 (Jan 12, 2026) and Ordinance 2009 (Mar 9, 2026) amended the chapter to track 2026 state law but were not yet codified as of July 2026, and a Bonus ADU Program (Zoning Code Amendment 25-0007) heard June 17, 2026 had no adopting ordinance on record as of September 20, 2026.
Zoning & Size Requirements [1][2][3][4][5]
Yes — Upland allows ADUs. A detached ADU can typically be up to 800 sq ft under current California and Upland zoning rules.
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| Allowed Zones | Building-permit-only ADUs (§ 17.37.040(A)): any lot in a residential or mixed-use zone. ADU-permit ADUs (§ 17.37.040(B)): lots zoned for single-family or multifamily residential use. JADUs: single-family-zoned lots only (§ 17.37.050(A)). No minimum lot size. |
| Max Size (Detached) | Building permit only: one detached new ADU of 800 sq ft or less (§ 17.37.040(A)(2)). ADU permit: 850 sq ft for a studio/1-bedroom, 1,000 sq ft for 2+ bedrooms (§ 17.37.060(A)); no lot-coverage, FAR, front-setback or open-space rule may push the ADU below 800 sq ft. |
| Max Size (Attached) | 850 sq ft (studio/1-bedroom) or 1,000 sq ft (2+ bedrooms), and no more than 50% of the existing primary dwelling's floor area, but never forced below 800 sq ft (§ 17.37.060(A)). Conversions of the house or an accessory structure have no size cap; an accessory-structure conversion may add up to 150 sq ft for entry/exit (§ 17.37.040(A)(1)). |
| Max Size (JADU) | 500 sq ft, entirely within the existing or proposed single-family house (an attached garage counts as inside the house); efficiency kitchen required (§ 17.37.030) |
| Max Height | Detached: 16 ft; 18 ft within 1/2-mile walking distance of a major transit stop or high-quality transit corridor (+2 ft, max 20 ft, to match the main roof pitch) or on a lot with a multistory multifamily building. Attached: 25 ft or the zone limit, whichever is lower, max 2 stories. Height is measured from existing grade to the peak (§ 17.37.050(B)). Detached ADU-permit units are one story only (§ 17.37.060(J)). |
| Max Units | Single-family lot: one ADU plus one JADU. Multifamily lot: converted ADUs in non-livable space up to 25% of the existing units (at least one), plus up to 8 detached ADUs on a lot with an existing multifamily building (not more than the number of existing units) or 2 with a proposed one (§ 17.37.040(A)(3)-(4)). |
Setback Requirements [1][2][3][4][5]
Upland 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 | 4 ft minimum (§ 17.37.060(B)); none when the ADU is built in the same location and to the same dimensions as an existing structure |
| Side Setback | 4 ft minimum; 15 ft on the street side of a corner lot, and corner lots must keep a clear vision triangle (§ 17.37.060(B)) |
| Front Setback | 25 ft for ADU-permit units (§ 17.37.060(B)(1)), but the front setback cannot be used to prevent an 800 sq ft ADU (§ 17.37.060(A)(3)); building-permit-only units have no city front-setback rule |
| Parking Required | 1 off-street space per ADU-permit ADU; tandem or in setback areas allowed; unenclosed spaces 9 x 19 ft, garage spaces 10 x 20 ft. Waived within 1/2 mile walking distance of public transit, in a historic district, for conversions, where on-street permits are not offered to the ADU, within one block of a car-share stop, or when filed with a new house. No replacement parking for a demolished or converted garage (§ 17.37.060(F)). JADUs need no space. |
| Owner Occupancy | Not required for ADUs created on or after January 1, 2020 (§ 17.37.050(G)(1)); required for JADUs, with the owner living in the house or the JADU (§ 17.37.050(G)(2); Gov. Code 66333-66339) |
| Min Lot Size | None. Lot-coverage caps apply to ADU-permit units: 35% in RS-15/RS-20, 40% in RS-10, 45% in RS-7.5 and B/R-MU, 50% in RS-4, each subject to the 800 sq ft floor (§ 17.37.060(C)); RM-10/RM-20/RM-30 lots must keep 100 sq ft private and 250 sq ft common open space per unit (§ 17.37.060(D)). |
Permit Process & Fees [6][7][8][9]
An ADU permit in Upland goes through a ministerial, by-right review. Typical timeline: 60 days from a complete application, deemed approved if the city does not act (§ 17.37.040(C)); the city's 2023 guidebook adds 15-21 working days for the San Bernardino County Fire residential fire letter. No current published averages. Permit fees: ADU permit fee set by Council resolution (§ 17.37.040(B)); the city's April 2023 guidebook listed $810, plus building permit/plan check typically $3,000-$4,000 and a $189 county fire letter. 2026 amounts not published online; confirm with Building & Safety, (909) 931-4110.
| Approval Process | Ministerial, no hearing (§ 17.37.040(C)). Building permit only for the § 17.37.040(A) categories (conversions; one detached ADU of 800 sq ft or less at 16 ft with 4-ft side/rear setbacks; multifamily conversions and detached units); everything else also needs an ADU permit with the § 17.37.060 design standards (matching roof slope and materials, 12-inch eaves, 10-ft minimum interior width, no direct window sight lines, down-lighting, drought-tolerant landscaping, no roof decks). A garage demolition permit is issued with the ADU permit. Deed restriction recorded before the certificate of occupancy (§ 17.37.050(H) — HCD's July 8, 2025 letter found this unlawful for ADUs). Rent reporting: projected annual rent with the building permit, then actual rent within 90 days after each January 1 (§ 17.37.050(I)). |
| Review Timeline | 60 days from a complete application, deemed approved if the city does not act (§ 17.37.040(C)); the city's 2023 guidebook adds 15-21 working days for the San Bernardino County Fire residential fire letter. No current published averages. |
| Permit Fees | ADU permit fee set by Council resolution (§ 17.37.040(B)); the city's April 2023 guidebook listed $810, plus building permit/plan check typically $3,000-$4,000 and a $189 county fire letter. 2026 amounts not published online; confirm with Building & Safety, (909) 931-4110. |
| Impact Fees | None for ADUs of 750 sq ft or less of interior livable space (Gov. Code 66311.5; § 17.37.070(A)); at 750 sq ft and above they are charged in proportion to the primary home's floor area (city guidebook: $30,532 for a full-fee ADU in 2023). Conversions on single-family lots pay no water/sewer connection or capacity charge; new-construction ADUs pay a proportionate one (§ 17.37.070(B)). School fees apply from 500 sq ft (Upland USD; $4.08/sq ft in 2023). |
| Plan Check | Planning checks Chapter 17.37 (zoning, size, setbacks, design); Building & Safety checks the California Building/Residential Codes as amended by Ordinance 2004 (Nov 24, 2025); San Bernardino County Fire issues a residential fire letter ($189 in 2023). Sprinklers only if the main house has them (§ 17.37.050(C)). Applications go through the city's CSS online portal. |
| Pre-Approved Plans | The city's Building & Safety Division publishes a Pre-approved ADU Plans page (last read July 2026); the number of plans, sizes and any plan fee could not be re-verified on Sept 20, 2026 because the city website was unreachable. A site-specific plot plan is still required. Confirm current availability with Building & Safety, (909) 931-4110. |
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Construction Costs [10][11][12][13][14]
Building an ADU in Upland typically costs $175,000-$350,000 ($180-$350 per sq ft); a garage conversion runs $75,000-$150,000.
See what this means for your lot — ask Upland ADU builders for a quote →
| Average Build Cost | $175,000-$350,000 |
| Cost per Sq Ft | $180-$350 |
| Garage Conversion | $75,000-$150,000 |
| Prefab ADU (Installed) | $120,000-$250,000 |
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Rental Income Potential [15][16][17]
A 2-bedroom ADU in Upland rents for around $2,250-$2,750/mo, an estimated 7-12% gross rental yield (annual rent divided by build cost, before vacancy, taxes and financing).
| Avg Rent (1 Bedroom) | $1,900-$2,250/mo |
| Avg Rent (2 Bedroom) | $2,250-$2,750/mo |
| Short-Term Rental | No. No ADU or JADU may be rented for a term shorter than 30 days, regardless of when it was built (§ 17.37.050(D)); the city regulates other short-term rentals separately through its Planning Division. |
| Est. Annual ROI | 7-12% gross rental yield (annual rent divided by build cost, before vacancy, taxes and financing) |
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Recent Law Changes
What's Changed Recently
- Sept 20, 2026 re-verification: Chapter 17.37 re-read in full from the eCode360 text (Ordinance 1993 version, archive capture of July 9, 2026); Ordinance 2009 (Mar 9, 2026) and Urgency Ordinance 2007 (Jan 12, 2026) identified as ADU amendments through the city's March 13, 2026 CEQA Notice of Exemption for Zoning Code Amendment ZA-25-0004; fee figures now dated to the city's April 2023 guidebook; rents rebased on HUD FY2026 Small Area FMRs for 91784/91786; pre-approved-plan details softened because the city website was unreachable
- Zoning Code Amendment ZA-25-0004 (Urgency Ordinance 2007, Jan 12, 2026, and Ordinance 2009, Mar 9, 2026) amends Chapter 17.37 to comply with state ADU law as amended by AB 462 and AB 1154 (Notice of Exemption filed Mar 13, 2026). The amended text was not codified on eCode360 as of July 9, 2026 and the ordinance PDFs are not publicly retrievable; where the codified text and state law differ (for example JADU owner-occupancy under AB 1154), state law controls — confirm with Planning, (909) 931-4130
- HCD's July 8, 2025 findings letter (Gov. Code 66326) found Ordinance 1993 non-compliant on five points: the severability clause, the attached/detached definitions, a 'primary dwelling' definition that excluded multifamily homes, the ADU deed-restriction requirement (barred by Gov. Code 66315), and the lack of a 30-day completeness determination under the Permit Streamlining Act. A response was due August 7, 2025; the 2026 amendments appear to be the city's cure, but HCD has not published a compliance letter
- Bonus ADU Program (Zoning Code Amendment 25-0007), heard June 17, 2026: per the city's hearing notice it would allow an additional deed-restricted affordable ADU on qualifying residential lots larger than 15,000 sq ft. No adopting ordinance appears in the city's uncodified-ordinance list through Ordinance 2012 (June 8, 2026), and later Council action could not be verified on Sept 20, 2026
- Ordinance 1993 (April 14, 2025) comprehensively rewrote Chapter 17.37 and is the codified version; it added the 8-detached-ADU allowance on existing multifamily lots, the 25%-of-units conversion rule, and the concurrent garage-demolition permit
Tips for Building an ADU in Upland
- Cheapest, fastest path: a detached ADU of 800 sq ft or less, 16 ft tall, with 4-ft side and rear setbacks needs only a building permit under § 17.37.040(A)(2) — no ADU permit, no 25-ft front setback, no lot-coverage test, and no city parking requirement
- Keep the unit at 750 sq ft or less of interior livable space to owe no impact fees; the city's 2023 guidebook put full impact fees at $30,532, so a 945 sq ft unit paid about $29,800 in impact fees on top of roughly $3,800 in permit fees
- Fee checklist from the city's April 2023 guidebook (2026 amounts not published): $810 ADU permit fee, $3,000-$4,000 building permit/plan check, $189 county fire letter (+$187 sprinkler inspection if required), Upland USD school fee $4.08/sq ft on units of 500 sq ft or more, about $110 to record the deed restriction
- Plan for the annual rent report: § 17.37.050(I) requires a projected-rent estimate with the building permit and a report of actual rent within 90 days after January 1 each year; miss it and the city can issue a notice of violation with 30 more days to file
- Detached ADUs that need an ADU permit are one story only (§ 17.37.060(J)) and must match the house's roof slope and exterior materials; a two-story unit must be attached to the house (25 ft max)
- North Upland (ZIP 91784) rents run higher than the citywide figures: HUD's FY2026 Small Area FMR is $2,660 for a 1-bedroom and $3,300 for a 2-bedroom there, versus $2,210 and $2,740 in 91786
- Cost basis: build and garage-conversion ranges are Inland Empire figures from four industry guides dated Feb-July 2026 (see sources); the city's own 2023 guidebook quoted $125-$225 per sq ft all-in, which is below 2026 market pricing. Get three bids
ADU Builders in Upland
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Sources & References
All data on this page is sourced from official government records and verified market data. View our full methodology.
- Upland Municipal Code Chapter 17.37 — Accessory Dwelling Units, §§ 17.37.010-17.37.090 (eCode360, through Ord. 1993; read from the Internet Archive capture of July 9, 2026 because eCode360 sits behind a Cloudflare bot check) Municipal Code — Accessed 2026-09-20
- eCode360 New Laws ledger for Upland — Urgency Ord. 2007 (Jan 12, 2026) and Ord. 2009 (Mar 9, 2026) amending Title 17 Part 4, uncodified as of the July 9, 2026 capture Municipal Code — Accessed 2026-09-20
- Review of Upland's Accessory Dwelling Unit (ADU) Ordinance — California HCD findings letter, July 8, 2025 (five findings; read from the Internet Archive capture of Sept 17, 2025) Government Data — Accessed 2026-09-20
- CEQA Notice of Exemption, City of Upland, Zoning Code Amendment ZA-25-0004 — ordinance amending Chapter 17.37 to implement AB 462 and AB 1154 (signed Mar 13, 2026, Planning Manager) Government Data — Accessed 2026-09-20
- Accessory Dwelling Units — City of Upland Planning Division (page returned 403 on Sept 19-20, 2026; last read July 2026) city_website — Accessed 2026-07-10
- City of Upland ADU Guidebook, April 4, 2023 — Learning the Rules (pp. 13-17) and Permitting: Typical Fees and Fee Examples (pp. 40-42) city_website — Accessed 2026-09-20
- Upland ADU — City Rules page (city-sponsored guide site; links the April 2023 'Upland ADU Standards' PDF) city_website — Accessed 2026-09-20
- Pre-approved ADU Plans — City of Upland Building & Safety (page returned 403 on Sept 19-20, 2026; last read July 2026) city_website — Accessed 2026-07-10
- Notice of Public Hearing — Zoning Code Amendment No. 25-0007 (Bonus ADU Program), City of Upland, hearing June 17, 2026 (file returned 403 on Sept 19-20, 2026; last read July 2026) city_website — Accessed 2026-07-10
- ADU Costs in California (2026): City-by-City Numbers — Inland Empire section (May 28, 2026) | CaliFirst Remodel industry — Accessed 2026-09-20
- ADU Permit Rules: Inland Empire Cities 2026 — cost per sq ft and garage conversions (June 12, 2026) | LA Metro Home Finder industry — Accessed 2026-09-20
- ADU Contractors Inland Empire — garage conversion, JADU and detached cost ranges | Construction Station industry — Accessed 2026-09-20
- Prefab ADUs in Southern California: Complete Guide for 2026 (Feb 26, 2026) | Autonomous industry — Accessed 2026-09-20
- City of Upland ADU Guidebook (April 2023) — Budgeting & Finance: $125-$225 per sq ft total project cost, 2023 dollars city_website — Accessed 2026-09-20
- HUD FY2026 Advisory Small Area Fair Market Rents, Riverside-San Bernardino-Ontario MSA — ZIPs 91784 and 91786 Government Data — Accessed 2026-09-20
- Upland, CA rent research — median rents by bedroom (updated Sept 20, 2026) | Zumper industry — Accessed 2026-09-20
- Average Rent in Upland, CA (as of Aug 31, 2026) | RentCafe industry — Accessed 2026-09-20
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