Upland allows ADUs on any residential or mixed-use lot under Municipal Code Chapter 17.37, holding size caps at the state minimums — 850 sq ft for studio/1-bedroom and 1,000 sq ft for 2+ bedroom units — with 4-ft side/rear setbacks, a general one-story limit for detached units, and zone-based lot-coverage caps. The city offers free permit-ready pre-approved ADU plans and a dedicated step-by-step guide site (uplandadu.org) with a cost calculator. Upland is one of the few California cities with a rent-reporting rule: under Municipal Code § 17.37.050(I), you file a projected-rent estimate with the building permit application and then report the actual rent charged within 90 days after January 1 each year. A Bonus ADU Program (Zoning Code Amendment 25-0007, heard June 17, 2026) that would allow an extra deed-restricted affordable ADU on lots over 15,000 sq ft was still not adopted into the code as of August 2026.
Zoning & Size Requirements [1][2][3]
Yes — Upland allows ADUs. A detached ADU can typically be up to 850 sq ft under current California and Upland zoning rules.
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| Allowed Zones | Any lot in a residential or mixed-use zone (building-permit-only path); lots zoned for single-family or multifamily residential use (ADU-permit path); JADUs on single-family lots only |
| Max Size (Detached) | 850 sq ft (studio/1-bedroom); 1,000 sq ft (2+ bedrooms); an 800 sq ft ADU can never be precluded by lot coverage, FAR, or open-space standards |
| Max Size (Attached) | 850/1,000 sq ft by bedroom count, further limited to 50% of the existing primary dwelling's floor area (never below 800 sq ft) |
| Max Size (JADU) | 500 sq ft within the single-family dwelling or attached garage |
| Max Height | 16 ft detached (18 ft within 1/2 mile of major transit or on multistory multifamily lots, +2 ft to match primary roof pitch, max 20 ft); attached up to 25 ft or the zone limit, whichever is lower, max 2 stories; detached ADUs limited to one story |
| Max Units | Single-family: 1 ADU + 1 JADU per state framework; multifamily: interior conversions plus detached units per Gov. Code 66323 — confirm allowed combinations with Planning, (909) 931-4130 |
Setback Requirements [1][2][3]
Upland requires a rear setback of about 4 ft for a detached ADU, and one off-street parking space is required. Owner-occupancy is not required — you can rent it out without living on the property.
| Rear Setback | 4 ft minimum; none for same-location/same-dimension rebuilds |
| Side Setback | 4 ft minimum; 15 ft on the street side of corner lots |
| Front Setback | 25 ft minimum front-yard setback (waived if it would preclude an 800 sq ft ADU) |
| Parking Required | 1 space per ADU (tandem/setback areas OK; unenclosed spaces 9x19 ft); waived within 1/2 mile of transit, historic districts, conversions, permit-parking streets, car-share within a block, or when filed with a new dwelling; no replacement parking for demolished garages |
| Owner Occupancy | Not required for ADUs permitted on or after Jan 1, 2020; required for JADUs (deed-restricted) |
| Min Lot Size | No minimum lot size, but lot-coverage caps apply by zone (35% in RS-15/RS-20 up to 50% in RS-4) |
Permit Process & Fees [4][5][6]
An ADU permit in Upland goes through a ministerial, by-right review. Typical timeline: 60 days from complete application (SB 543 deemed-approval applies from 2026). Permit fees: Building permit and plan-check fees via the Development Services Department — confirm amounts with Building & Safety, (909) 931-4110.
| Approval Process | Ministerial approval — building permit only for state-exempt units (conversions, one 800 sq ft detached), ADU permit for larger units; deed restriction recorded before certificate of occupancy; rent reporting required under § 17.37.050(I) — a projected annualized rent estimate with the building permit application, then a report of actual rent charged within 90 days after January 1 of each year following permit issuance (miss it and the city may issue a notice of violation with another 30 days to file) |
| Review Timeline | 60 days from complete application (SB 543 deemed-approval applies from 2026) |
| Permit Fees | Building permit and plan-check fees via the Development Services Department — confirm amounts with Building & Safety, (909) 931-4110 |
| Impact Fees | Waived 750 sq ft or less of interior livable space; proportional to primary-dwelling floor area at 750 sq ft and above; water/sewer connection and capacity charges apply to new-construction ADUs (conversions exempt unless built with a new home) |
| Plan Check | Reviewed by Planning (zoning) and Building & Safety (CBC/CRC); design standards require matching materials/roof slope, 12-inch eave overhangs, privacy screening, down-lighting, and drought-tolerant landscaping; roof decks prohibited |
| Pre-Approved Plans | Yes — free, permit-ready pre-approved ADU plans for Upland residents; third-party architects may also submit Pre-Approved ADU Templates; site plan still required |
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Construction Costs [7][8]
Building an ADU in Upland typically costs $160,000-$300,000 ($200-$350 per sq ft); a garage conversion runs $70,000-$150,000.
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| Average Build Cost | $160,000-$300,000 |
| Cost per Sq Ft | $200-$350 |
| Garage Conversion | $70,000-$150,000 |
| Prefab ADU (Installed) | $80,000-$180,000 |
Finance Your ADU Project
Most ADU projects are funded through HELOCs, construction loans, or cash-out refinancing. Compare rates from top lenders.
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Rental Income Potential [9][10]
A 2-bedroom ADU in Upland rents for around $2,400-$2,600/mo, an estimated 7-10% annual return (gross rental yield estimate).
| Avg Rent (1 Bedroom) | $1,950-$2,150/mo |
| Avg Rent (2 Bedroom) | $2,400-$2,600/mo |
| Short-Term Rental | No — ADUs and JADUs may not be rented for terms under 30 days regardless of when they were built; the city separately regulates short-term rentals via administrative use permit (Ch. 17.23.1) |
| Est. Annual ROI | 7-10% annual return (gross rental yield estimate) |
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Recent Law Changes
What's Changed Recently
- Ordinance 1993 (April 14, 2025) comprehensively updated Chapter 17.37 and remains the codified version of the chapter
- HCD found Ordinance 1993 non-compliant with State ADU Law in a findings letter dated July 8, 2025, with a response due August 7, 2025. Whether Upland cured the findings is not publicly confirmed. Under Gov. Code 66326, an ordinance that is not timely cured is void and the city must apply state ADU standards until it adopts a compliant one — so confirm which standards apply to your project with Planning, (909) 931-4130
- Urgency Ordinance 2007 (Jan 12, 2026) and Ordinance 2009 (Mar 9, 2026) amended Title 17 Part 4 special land use regulations — neither is codified into Chapter 17.37 yet and their ADU effect, if any, is unconfirmed; verify with Planning
- Bonus ADU Program (Zoning Code Amendment 25-0007) heard June 17, 2026: would allow an additional deed-restricted affordable ADU on residential lots larger than 15,000 sq ft. Still pending as of August 2026 — no adopting ordinance appears in the city's uncodified-ordinance list
- City launched free permit-ready pre-approved ADU plans and the uplandadu.org step-by-step guide with cost calculator
Tips for Building an ADU in Upland
- Start at uplandadu.org — the city's official guide walks through concept, costs, permitting, construction, and renting, and includes a cost calculator
- Use the city's free permit-ready plans to skip most design costs; you only need a site-specific plot plan
- Keep the ADU 750 sq ft or less of interior livable space to avoid impact fees entirely — at 750+ they scale with your home's floor area
- Plan for the annual rent report: § 17.37.050(I) requires owners to report the actual rent charged within 90 days after January 1 each year following permit issuance — a signed letter or email to the Planning Division does it. Older city handouts describe a different deadline; the code section is what controls
- If your lot exceeds 15,000 sq ft, watch the Bonus ADU Program — it could allow a second deed-restricted affordable ADU, but it was still not adopted as of August 2026
- Detached ADUs are one-story only in Upland — if you need two stories, attach the ADU to the main house (up to 25 ft)
ADU Builders in Upland
Looking for an ADU builder in Upland? ADU projects need a contractor experienced with local zoning, the permit process, and utility connections — not every general contractor has built one. We match Upland 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.
- Upland Municipal Code Chapter 17.37 — Accessory Dwelling Units (eCode360, through Ord. 1993); § 17.37.050(I) is the rent-reporting requirement Municipal Code — Accessed 2026-08-09
- Review of Upland's Accessory Dwelling Unit (ADU) Ordinance — California HCD findings letter, July 8, 2025 Government Data — Accessed 2026-08-09
- Accessory Dwelling Units — City of Upland Planning Division city_website — Accessed 2026-07-10
- Pre-approved ADU Plans — City of Upland Building & Safety city_website — Accessed 2026-07-10
- City of Upland ADU Guidebook (official city guide; rent reporting covered in the Move-In & Renting section) city_website — Accessed 2026-08-09
- Notice of Public Hearing — Zoning Code Amendment No. 25-0007 (Bonus ADU Program), City of Upland city_website — Accessed 2026-07-10
- Upland ADU Guide (city-sponsored, includes cost calculator) city_website — Accessed 2026-07-10
- Inland Empire ADU — Your Friendly Guide — GatherADU news_media — Accessed 2026-07-10
- Apartment List Rent Report — Upland, CA (June 2026) news_media — Accessed 2026-07-10
- Average Rent in Upland, CA: 2026 Rent Prices — RentCafe news_media — Accessed 2026-07-10
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