San Francisco Zoning & Permits

Can I build an ADU (in-law unit) in San Francisco?

Yes. California state law requires San Francisco to permit ADUs by-right on all residential lots. You can build a detached ADU up to 1,200 sqft, an attached ADU, a garage conversion, or a Junior ADU (JADU) up to 500 sqft within your existing home. No owner-occupancy requirement applies. SF DBI processes ADU permits ministerially within 60 days. The SF Planning ADU Program provides pre-approved plans for common configurations.

What are San Francisco's Airbnb rules?

Short-term rentals in SF require a Certificate of Registration from the Office of Short-Term Rentals ($450/year). Your unit must be your primary residence — you must live there at least 275 days per year. Whole-home (unhosted) rentals are capped at 90 nights per year. Hosted rentals (you're present) have no night cap. Penalties for non-compliance are $484 per day. Register at ostr.sfgov.org.

What zoning system does San Francisco use?

San Francisco uses its Planning Code (not Municipal Code) for zoning. Residential zones are RH (House) and RM (Mixed Residential) — ranging from RH-1 (single-family) to RM-4 (high-density apartments). Neighborhood Commercial Transit (NCT) zones allow retail below residential. The Planning Code emphasizes rear yard preservation — the typical requirement is 25% of lot depth or 15 ft minimum for rear yards in most residential zones.

Do I need a permit to run a business from my home in San Francisco?

Yes. A Home Occupation Permit ($148 fee) is required for any business operated from a residence in San Francisco. Restrictions apply: no clients visiting, no non-resident employees, no external signs, and business use must be secondary to residential use. Violations can result in code enforcement action.

What are the front yard setback requirements in San Francisco?

In RH-1 (single-family) zones, the standard front setback is 15 feet from the front property line. However, SF Planning Code requires that new construction match the prevailing setback of the block face — if neighboring homes have deeper setbacks, yours must match. Side yards are typically 0 feet in SF's characteristic attached rowhouse pattern. Rear yards must be at least 25% of lot depth (minimum 15 ft).

Are solar panels required on new homes in San Francisco?

Yes. California's Title 24 Energy Code (effective 2020 for single-family) requires solar PV on all new low-rise residential construction. San Francisco also adopted its own solar mandate for commercial buildings in 2016. Properties in SF historic districts need Planning Department approval for solar panels visible from the street, but this cannot be denied for code-compliant systems.

How do I find the zoning for my San Francisco property?

Use the SF Planning Department's online map at sfplanning.org/zoning-map. Enter your address to find your parcel's zone designation, height/bulk district, and any overlay districts. You can also look up whether your property is in a historic district or on the list of individually designated landmarks.