Covina Zoning and ADU Guide for Homeowners

Last updated November 13, 2026. Reviewed by the Cash Home Buyers CA team.

Covina permits ADUs, junior ADUs and efficiency units on lots zoned for single-family or multi-family use that include an existing or proposed dwelling, under Ordinance No. 22-06 adopted May 17, 2022. This guide explains the size, height, setback, parking and covenant rules the city publishes, how fire zones and slopes change the picture, and what to do if you own a home with a converted garage or an older backyard unit.

The city is also drafting a rewritten zoning code, so check for updates before you design.

Covina ADUs at a glance

Governing ordinance	Ordinance No. 22-06 (May 17, 2022), Covina Municipal Code Chapters 17.14 and 17.26 development standards
Detached ADU maximum	1,000 square feet
Attached ADU maximum	50 percent of the existing primary dwelling
JADU	Up to 500 square feet inside an existing or proposed single-family home; owner occupancy required
Height and setbacks	16 feet at least 4 feet from side and rear lines; single-story units keep a 4-foot side and rear setback
Covenant	Every ADU requires a covenant agreement
ADU site plan review filing fee	$421 per the city’s application form
County addresses	Covina addresses under LA County jurisdiction submit to LA County Regional Planning

Size, height and design rules

The city’s Planning FAQ sets a 1,000 square foot cap for detached ADUs. For an attached ADU, the total floor area may not exceed 50 percent of the existing primary dwelling. ADUs over 800 square feet must meet the design standards adopted with Ordinance No. 22-06. Every ADU must provide complete and independent living facilities.

The standard height limit is 16 feet when the unit sits at least 4 feet from the side and rear property lines.

Taller units, such as a detached two-story ADU, a second-story unit over a garage or a second story added to a one-story house, must go within the primary residence’s buildable area under the residential development standards in Chapters 17.14 and 17.26. Single-story units must meet the 4-foot side and rear yard setbacks.

Junior ADUs

A JADU is limited to 500 square feet and must be contained within the walls of an existing or proposed single-family residence. One JADU is allowed per lot.

It needs a separate entrance from the main entrance and an efficiency kitchen with cooking appliances and a small food preparation and storage area.

Unlike ADUs, a JADU requires owner occupancy of either the JADU or the main home, unless the owner is a government agency, land trust or housing organization. A deed restriction must be recorded to prohibit separate conveyance and restrict the size and attributes of the JADU.

No additional parking is required for a JADU. The city’s plan check table lists JADU conversions of an existing dwelling footprint as needing three sets of plans on 24 by 36 sheets, including Title 24 energy forms.

Parking and garage conversions

At least one parking space is required for an ADU that is not within a half mile of public transit, measured by walking distance. When a garage, carport or covered parking structure is converted or demolished to build an ADU, replacement of the lost off-street parking is no longer required.

The city also notes that limits such as lot coverage, floor area ratio or open space cannot be applied in a way that prohibits an ADU of at least 800 square feet and 16 feet tall with 4-foot side and rear setbacks.

Slopes and fire hazard zones

A detached ADU on a 4-to-1 or steeper slope, or within a High or Very High Fire Hazard Severity Zone designated by the Los Angeles County Fire Department, has extra requirements.

It may encroach into the steep slope by a maximum of 6 feet, needs Planning review and County Fire review, needs a minimum 10-foot fire defensible zone, and must follow the wildland-urban interface provisions of the California Building Code and Residential Code.

Roof material must be tile, slate or an imitation, though composition shingles that match the main house are allowed if they are 40-year or higher grade architectural shingles. Homes in the foothill parts of the city should check their zone early.

How to start in Covina

1. Confirm your jurisdiction

Covina addresses within LA County jurisdiction submit to LA County Regional Planning, not the city.

2. Planning review

The city’s ADU site plan review application lists a $421 filing fee and points to the ADU FAQ for what to expect. Call Planning at (626) 384-5450.

3. Record the covenant

Every ADU requires a covenant agreement under Ordinance No. 22-06.

4. Building plan check

Submit plans to Building & Safety. The city’s page lists the plan sets it requires by project type, and says new square footage will likely need a school district check before permits are issued.

What may change

The city has posted a draft rewrite of its zoning code dated April 2026, including a Chapter 17.20 on special housing regulations that repeats the 150 to 500 square foot JADU range and bars separate sale of an ADU except where Government Code sections 66340 and 66341 apply. A draft is not law.

Treat the adopted ordinance and the city’s current FAQ as the controlling text, and ask Planning whether an update has been adopted before you commit to plans.

State ADU law and Covina

California’s ADU statute, Government Code section 66314 and following, sets a floor that every city must follow, and local ordinances fill in the details.

The state requires ministerial review within 60 days of a complete application, bars a city from requiring more than a limited set of standards, and generally allows an ADU or conversion inside existing space without added setbacks.

The California Department of Housing and Community Development (HCD) publishes a handbook and keeps a list of the state requirements. Because state law changes often, treat the city’s current ordinance and handout as the final word on size, height, parking and fees for your lot.

ADUs, garage conversions and selling a Covina house

Many older homes have a converted garage or a backyard unit built without permits. Buyers and lenders ask about them, and California sellers generally disclose known unpermitted work. Our guide to selling as-is with unpermitted work explains the rules, and our Prop 13 guide explains how new construction can affect property tax. Before you list:

• Check city records for permits on any ADU, conversion or addition.
• Ask Planning whether the structure could qualify under current rules.
• Estimate plans, fees and corrections needed to legalize it.
• Compare that with selling as-is and letting a cash buyer take on the legalization.

Questions to ask Planning before you design

• Does my lot and zone allow an ADU, a junior ADU, or both?
• Is a pre-approved or pre-reviewed ADU plan available?
• What are the current impact, utility and school fees for the size I am considering?
• Can my existing garage or accessory structure be converted without changing its footprint?
• Are there fire, slope, easement or utility constraints on my lot?

Junior ADUs and garage conversions in more detail

State law treats a junior ADU as a unit of up to 500 square feet created inside the walls of an existing or proposed single-family home, with an efficiency kitchen and a recorded restriction that keeps it from being sold apart from the house.

A garage conversion is a different path: the unit replaces the garage, and state law generally does not require the city to demand replacement parking. Both are common sources of unpermitted space in older Covina neighborhoods, which is why buyers’ agents and appraisers ask for the permit record.

If a conversion was done without a permit, the usual fix is to submit as-built drawings, pay the fees and pass inspection, which can take months and cost real money.

Fees, utilities and property tax

State law limits the impact fees a city can charge on smaller ADUs and on conversions of existing space, and it limits when a separate utility connection can be required.

Larger new units can still carry impact fees, school fees and water or sewer connection charges, so ask for an itemized estimate before you commit to plans. New construction is generally reassessed for property tax under Prop 13, which means an ADU can raise the bill for the whole property. Our Prop 13 guide explains how reassessment works.

Why ADUs matter for resale

A permitted ADU can add rental income and appeal for some buyers, but an unpermitted one can complicate financing and appraisal. Lenders typically want permitted living area, and an appraiser may not count unpermitted space.

Because an ADU generally cannot be sold separately from the main home, its value comes through the sale of the whole property.

If you inherited a house with an old backyard unit, or bought one with a converted garage, check what the city has on file before you decide how to sell. Our probate home sale guide covers inherited property.

How to sell a house in Covina

1. Check which structures on the property are permitted ADUs, conversions or unpermitted.
2. Collect permits, plans and any city notices.
3. Request a no-obligation cash offer for the house as it stands.
4. Choose your closing date.
5. Close with no repairs, permit cleanup or showings required.

See also our Covina page and the Los Angeles County hub.

Frequently asked questions

Does Covina allow ADUs?

Yes. ADUs, JADUs and efficiency units are permitted on lots zoned for single-family or multi-family use with an existing or proposed dwelling.

How big can a detached ADU be in Covina?

The city’s FAQ sets a maximum of 1,000 square feet for detached ADUs. Attached ADUs are limited to 50 percent of the existing primary dwelling.

What are the height and setback rules?

16 feet when at least 4 feet from side and rear lines. Single-story units keep a 4-foot side and rear setback. Taller units go within the buildable area.

Do I have to live on site?

For a JADU, yes: the owner must occupy the JADU or the main home unless the owner is a government agency, land trust or housing organization.

Is parking required?

One space is required if the ADU is not within a half mile of public transit. None is required for a JADU, and lost garage parking need not be replaced.

Can I sell my Covina house with an unpermitted ADU or garage conversion?

Yes. You can disclose it and sell as-is, including to a cash buyer. Our statewide guide explains the disclosure rules.

More guides

• We Buy Houses in Covina
• We Buy Houses in Los Angeles County
• Los Angeles County Property Tax Guide
• Covina Building Permits Guide
• Covina Code Enforcement Guide
• All California Guides

Sources

• City of Covina: Planning Division and ADU FAQ
• City of Covina: Building & Safety FAQs
• City of Covina: ADU Site Plan Review Application
• California HCD: Accessory Dwelling Units

This guide is general information from public sources, not legal advice. Confirm current rules, fees and hours with the city.