In West Covina you can build a detached ADU up to 800 sq ft
guaranteed (1200 sq ft ceiling), 16 ft tall,
set back 4 ft from side and rear property lines.
Owner-occupancy is not required.
Parking is capped at 1 space and is waived entirely in six situations,
including within half a mile of transit. Because the state found West Covina's ordinance non-compliant, these are state figures and the city's own ordinance does not currently govern.
Gov. Code §§ 66310–66342 · 38 of 51 fields checked against statute text
California's Department of Housing and Community Development reviewed West Covina's accessory dwelling unit ordinance and found it does not comply with State ADU Law. Under Gov. Code § 66316 a non-compliant ordinance is null and void in its entirety, and state standards apply instead. Every figure below therefore comes from state statute, not from the city's code.
Ordinance status · derived from HCD review letters
Status was derived MECHANICALLY from the ingested HCD letter by literal keyword match ("failstocomplywithstateadulaw"), not by human review. The letter appears to contain 20 numbered findings, which have NOT been curated. Statutes cited: 65852, 66310, 66311, 66313, 66314, 66315, 66317, 66321, 66322, 66323, 66326, 66333, 66340, 66342. HCD letters expressly permit a jurisdiction to disagree with findings, so this is strong evidence but not an adjudication. Confirm with the jurisdiction before relying on it.
Quoted from the state's letter
What West Covina was told to change
All 21 of them, word for word. Nothing here is paraphrased, because paraphrasing a legal requirement is how error gets in.
provide · 2026-02-24
The City must provide a written response to these findings no later than March 26, 2026.
amend · 2026-02-24
The City must amend the Ordinance to refer to the correct Government Code sections.
amend · 2026-02-24
The City must amend the Ordinance to establish a definition for attached ADUs that does not confuse attached ADUs with conversion ADUs, and that reflects State ADU Law.
amend · 2026-02-24
The City must amend the Ordinance so that it does not prevent property owners from creating conversion ADUs within multifamily primary dwellings as authorized by State ADU Law.
multifamily lot counts
amend · 2026-02-24
The City must amend the Ordinance to provide for the allowance of all ADU and JADU combinations described in sections 66323 and 66314.
JADU
amend · 2026-02-24
The City must amend the Ordinance to provide for the allowance of all ADU combinations described in sections 66323 and 66314.
amend · 2026-02-24
The City must amend the Ordinance so that it allows the development of an ADU in a mixed-use zone that permits single-family or multifamily dwelling residential use and includes a proposed or existing dwelling.
multifamily lot counts
amend · 2026-02-24
The City must amend the Ordinance to provide that ADUs permitted under Government Code section 66323 may be placed at the property owner's discretion, including in the front setback.
setbacks
amend · 2026-02-24
The City must amend the Ordinance to remove the 10 ft distance requirements for ADUs developed pursuant to Government Code section 66323.
amend · 2026-02-24
The City must amend the Ordinance to add that the construction of an ADU shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.
fire sprinklers
amend · 2026-02-24
The City must amend the Ordinance to add this parking exemption to the list of exemptions included in the Ordinance.
parking
amend · 2026-02-24
The City must amend the Ordinance to remove the deed restriction requirement for ADUs.
amend · 2026-02-24
The City must amend the Ordinance to remove the design requirements.
design standards
amend · 2026-02-24
The City must amend the Ordinance to remove the public notice and hearing requirements, consistent with the ministerial nondiscretionary process required by State ADU Law.
ministerial review
amend · 2026-02-24
The City must amend the Ordinance to remove the 18-foot height limitation for detached ADUs near qualifying transit and specify an additional 2-foot roof pitch when matched to the roof pitch of the primary dwelling.
height
amend · 2026-02-24
The City must amend the Ordinance to accurately reflect State ADU Law such that owner-occupancy for a JADU is required only in instances where the JADU shares sanitation facilities with the primary dwelling.
owner occupancy · JADU
amend · 2026-02-24
The City must amend the Ordinance so that the requirements of a JADU deed restriction only include what is specifically authorized by State ADU Law.
JADU
other · 2026-02-24
The City must return in writing a full set of comments to the applicant with a list of items that are defective or deficient, and a description of how the application can be remedied by the applicant.
amend · 2026-02-24
The City must amend the Ordinance to ensure ADU review timelines and processes reflect and align with State ADU Law as described in Government Code section 66317 and consistent with legislative intent.
amend · 2026-02-24
The City must amend the Ordinance to include these statutory requirements.
provide · 2022-02-11
The City must provide a written response to these findings no later than March 14, 2022.
Important, and worth checking before you rely on it: the state reviewed West Covina's ADU rules on 2026-02-24 and said they break state law. When that happens the law says the city's rules stop counting and the state's rules apply instead, which is usually better for you because the state's are more generous. A city is allowed to disagree with the state and keep its rules in place while it argues, so this is a strong position to take rather than a settled fact. The practical move: if a planner quotes you something stricter than the numbers below, ask which rule they are relying on given the state's findings, and confirm with the planning department whether the city has since fixed its ordinance.
What you can build. You can build a separate building in the yard, an addition attached to your house, or a conversion of space you already have, like a garage.
How many. On a normal single-family lot you can have 1 ADU, plus 1 "junior" ADU, which is a small unit carved out of the existing house.
How big. The city has to let you build at least 800 square feet. If you want two or more bedrooms, it has to allow up to 1000 square feet. For reference, 800 sq ft is roughly a one-bedroom apartment, about the size of a two-car garage.
How close to the property line. You need to leave 4 feet on the sides and 4 at the back. That is measured from your property line, not from the fence, and those are not always in the same place. If you are converting a garage that already sits closer than that, you can generally keep it where it is.
How tall. Up to 16 feet, which is a single storey with a normal roof. If your lot is within a half mile walk of a major transit stop, you get 18 feet instead.
Parking. You may need to add 1 parking space, but there are a lot of exemptions. The big one: if you are within a half mile walk of public transit, no parking is required. And if you convert your garage, nobody can make you rebuild the parking you lost.
Common questions
Is West Covina's ADU ordinance currently valid?
California's Department of Housing and Community Development found it non-compliant on 2026-02-24. Under Gov. Code § 66316 a non-compliant ADU ordinance is null and void in its entirety and state standards apply instead. The city may disagree and contest the findings, so confirm current status with the planning department.
How far from the property line does an ADU have to be?
4 feet from the side and rear property lines (Gov. Code s 66323(a)(2)). No setback at all is required if you convert an existing structure such as a garage that already sits closer (Gov. Code § 66314(a)(7)).
How tall can it be?
16 feet for a detached ADU (Gov. Code s 66321(b)(4)(A)), rising to 18 feet within half a mile walking distance of a major transit stop, plus 2 more feet to match the roof pitch of the main house. Attached ADUs may reach 25 feet or the primary dwelling's limit, whichever is lower.
Do I have to live on the property?
No. California bars a local agency from imposing an owner-occupant requirement on an ADU (Gov. Code s 66315). A junior ADU is different: owner-occupancy can still be required there.
Do I need to add parking?
At most one space (Gov. Code s 66314(d)(10)(A)), and six statutory exemptions remove it entirely, including within half a mile walking distance of public transit, within a historic district, or with a car share vehicle within one block (Gov. Code § 66322(a)). Converting a garage never obliges you to replace the lost parking.
Can I put it on Airbnb?
No. Rentals shorter than 30 days are barred, and for units approved on the by-right track that bar is mandatory rather than optional (Gov. Code § 66323(e)).
In the surrounding area
What the state found next door
How West Covina's neighbours fared in the same review process.
Across Los Angeles County the state has reviewed 39 ordinances and found 35 of them non-compliant.
Next steps
Before you rely on any of this
Bring up the state's findings letter for West Covina if a planner quotes you a stricter rule. The letter is public and is linked in the compliance output.
Find your exact lot size and where your property lines actually are. A survey beats a fence.
Call the planning counter and ask what zoning district your parcel is in, and whether any overlay applies (historic, hillside, fire hazard, flood).
Ask whether your lot is within a half mile walk of transit. That one answer changes parking and height.
If you are in an HOA, read the CC&Rs. State law limits outright HOA bans, but the details still matter.
Get the utility and sewer connection requirements in writing early. They are often the surprise cost.
Who builds them
No builder list for West Covina yet
Rather than list contractors we cannot evidence, this stays empty until West Covina
publishes permit records naming them or licence matching reaches the city. The
cities already covered show how the ordering works, and whichever contractor
you use, the rules above are the ones that govern the job.