Can I rent out my ADU or JADU as a short-term rental like Airbnb?

Often not. State law requires JADUs and many ADUs to be rented only for terms longer than 30 days, and it lets cities and counties require rentals of 30 days or longer for the rest. Long-term rental of an ADU is allowed statewide; whether short-term rental is possible depends on how your unit was approved and on local rules.

What state law says, by unit type

• JADUs: Since January 1, 2026, AB 1154 requires that any rental of a JADU be for a term longer than 30 days (Government Code section 66333(g)). HCD's handbook states that JADUs can no longer be used as short-term rentals.
• ADUs approved under section 66323: These are the state-protected ADU types that agencies must approve ministerially, such as an ADU converted within an existing home or accessory structure, or a new detached ADU of up to 800 square feet with four-foot side and rear setbacks. Section 66323(e) requires rentals of these units to be for a term longer than 30 days.
• Other ADUs: Section 66315 bars most additional local standards but expressly lets a local agency require that the property be used for rentals of terms of 30 days or longer.

Local short-term rental rules still apply

Many cities and counties have their own short-term rental or home-sharing ordinances, registration systems and occupancy taxes, and some limit short-term rentals to a host's primary residence. Your HOA's rules may also address rentals. Check your local ordinance and any conditions on your ADU permit before you list the unit anywhere.

Long-term rentals and owner occupancy

You can rent an ADU separately from the main house. Under section 66315, as amended by AB 976, cities and counties cannot require you to live on the property because you have an ADU. JADUs are different: if a JADU shares sanitation facilities with the main home, the owner must live in the home or the JADU.

What this means for your MEP plans and permit set

Your rental plans do not change the code requirements for your MEP design, but they do affect practical choices. If you will rent long-term, decide early whether you want separate metering or sub-metering so tenants pay their own utilities, and confirm what your water and electric providers allow. For a JADU, adding a separate bathroom changes both the plumbing scope and the owner-occupancy rule, so settle that before plans are drawn. See separate electrical meters, separate water meters, and California ADU requirements. Rental rules vary widely, so confirm them with your city or county before you rent.

Sources: leginfo.legislature.ca.gov, leginfo.legislature.ca.gov, leginfo.legislature.ca.gov, hcd.ca.gov.