HomeSB9 Homes in Orange County
SB9 · Orange County, CA
SB9 Homes in Orange County: Plans, Permits and Construction
SB9 is a California law that lets many single-family homeowners build up to two homes on their lot, split the lot into two, or both, with city approval. Whether your lot qualifies depends on its zoning, size and location.
SB9 lets homeowners split a lot and add a home; EDI handles the plans, permits and build. Essential Design Innovator, Inc. (EDI) is a licensed general contractor with our office in Garden Grove, working in English and Vietnamese.
Xem trang SB9 tiếng Việt →The law
What SB9 allows
SB9 (Senate Bill 9) passed in 2021, in effect since 2022, to create more homes on land zoned for single-family houses. According to California HCD's SB 9 Fact Sheet, it requires cities to approve, through a staff-level (ministerial) review with no discretionary hearing:
Up to two primary units
On a lot in a single-family zone.
A split of the lot into two parcels
Filed by your surveyor or civil engineer with the city.
Both
Which can mean up to four units in the lot area typically used for one single-family home.
Source: California HCD, SB 9 Fact Sheet
Eligibility
Does my lot qualify?
Common factors (general; your city confirms the details):
- Zoning: the lot must be in a single-family residential zone.
- Lot size and shape: after any split, each new lot has to meet the law's and the city's standards.
- Site exclusions: some sites are not eligible, such as certain historic properties or districts and environmental or hazard areas.
- Existing tenants and protected housing: SB9 has anti-displacement rules for some rental and affordable housing.
Compare
SB9 vs. an ADU
ADU
An extra unit on the same lot, owned with your main house. Common for family or rental income. See our Garden Grove ADU page.
SB9
Up to two primary homes on your lot, and the option (through your surveyor or engineer) to split it into two separate lots.
Both
HCD describes SB9 and ADU law as complementary, so many projects combine them. We help you compare options for your lot.
Our role
What EDI handles
SB9 lets homeowners split a lot and add a home; EDI handles the plans, permits and build, in one team:
Plans
Design and construction plans for your SB9 units, reviewed with you before submittal.
Building permits
We prepare and submit the building permit package to your city and follow it through.
Construction
Our licensed team builds your SB9 units through final city inspection.
Coordination
If you are splitting your lot, your surveyor or civil engineer files the parcel map with the city. We coordinate our plans with their work, but we do not file the lot split.
Our process
How it works
Free site visit
We look at your lot and talk about your goals.
Feasibility check
We review your zoning and your city's SB9 rules for your lot.
Lot split (if you choose one)
Handled by your surveyor or civil engineer with the city.
Plans
We prepare the plans for your SB9 units.
Building permits
We submit to the city and follow the review through.
Construction and final inspection
We build and see the job through final inspection.
Is it for you?
Who SB9 fits
- Homeowners with a larger single-family lot who want more homes on their land
- Families who want separate homes for parents or grown children
- Owners thinking about long-term rental income or future options
- Homeowners comparing an ADU with SB9 and wanting one team to plan and build
Real work
Real work in Orange County
A recent SB9 home we built in Garden Grove, on a lot that now has three homes: the original house, an ADU and a new SB9 home.
Example: 3 homes on one Garden Grove lot
A simple diagram of how the main house, an ADU and a new SB9 home can share one single-family lot. Every lot and city is different, so we check yours on a free site visit.
Get a Free EstimateWhy EDI
Why homeowners choose EDI
Licensed
CA General Contractor Lic. #1042417, Insured & Bonded
Local
Office in Garden Grove
One team
Plans, building permits and construction
English and Vietnamese
Easy communication for your whole family
Service area
Cities we serve
We build SB9 homes across Orange County, including these cities. Each city has its own SB9 rules, and we check them for your lot.
FAQ
Frequently asked questions
Can I use SB9 on my lot in Garden Grove?–
Many single-family lots in Garden Grove may qualify, but it depends on your lot's zoning, size and location. SB9 applies only to lots in a single-family residential zone, and some sites are excluded, such as certain historic properties and hazard areas. Garden Grove also applies its own objective standards. We check your lot on a free site visit and tell you what may be possible.
What does SB9 allow in California?–
According to California HCD's SB 9 Fact Sheet, SB9 requires cities to approve, without a discretionary hearing, up to two primary units on a lot in a single-family zone, the split of that lot into two parcels, or both. In total, SB9 can allow up to four units in the lot area typically used for one single-family home.
Does EDI do the lot split?–
No. If you choose to split your lot, the parcel map and survey are filed by your surveyor or civil engineer working with the city. We handle the plans, building permits and construction for your SB9 homes, with one team.
Can I build an ADU and use SB9 together?–
Often, yes. HCD describes SB9 and ADU law as complementary. If your lot is not split, the city must allow ADUs or a Junior ADU under ADU law in addition to one or two SB9 units. If the lot is split, each new lot may have up to two units in total, and ADUs and Junior ADUs count toward that limit. SB9 never requires a city to allow more than four units on one lot. We check what fits your lot and your city's rules.
Do I have to live on the property after an SB9 project?–
Owner-occupancy rules for SB9 depend on the type of project and on your city's rules, so this needs to be confirmed for your specific lot. Check with your city's planning department, and we can help you find the right questions to ask during your free site visit.
How much does an SB9 project cost?–
Cost depends on your city, your lot and the number of units you build. We give you a free estimate after looking at your property. Call (714) 420-0907.
Do you work in Vietnamese?–
Yes. We work with homeowners in English and Vietnamese, from the first site visit through final inspection.
Find out if your lot qualifies.
Free site visit in Orange County.
Essential Design Innovator, Inc. · CA General Contractor Lic. #1042417 · Insured & Bonded · Garden Grove, CA · English & Tiếng Việt