Rolling Hills Estates Zoning and ADU Guide for Homeowners

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

Rolling Hills Estates regulates accessory dwelling units in Chapter 17.56 of its municipal code, and its zoning includes a Horse Overlay, view preservation and neighborhood compatibility rules that shape what you can build. This guide explains what the city says about its ADU ordinance, the planning rules its FAQ states for horses, fences, second stories and permits, and what to do if your home has an older unpermitted unit.

Rolling Hills Estates zoning and ADUs at a glance

ADU chapter	Municipal Code Chapter 17.56, amended by Ordinance No. 728 (urgency) and No. 729, adopted May 12, 2020
Planning contact	(310) 377-1577, planning@rollinghillsestates.gov
Second stories	All require Planning Commission review and approval
Horse Overlay	Up to 4 horses, with at least 800 sq. ft. of horsekeeping area for the first and 300 sq. ft. for each additional
Front yard fences	No permit needed, but 24 inches is the maximum height; 42 inches for a 3-rail fence in the Horse Overlay
Permit-exempt work	Accessory structures of 120 sq. ft. or less and some side and rear yard fences, though zone clearance can still apply
ADU submittals	The city’s Building and Safety page lists fully dimensioned plans, a project statistics form and plans signed by HOA and adjacent neighbors

What the city says about ADUs

The city’s project page explains that five state ADU bills (AB 670, AB 68, AB 881, SB 13 and AB 671) took effect on January 1, 2020, and required changes to Chapter 17.56.

The Planning Commission recommended an ordinance in March 2020, the City Council adopted an urgency ordinance on March 24, 2020, and the regular ordinance was adopted on May 12, 2020.

The page also says the city planned an ADU program with an interactive web page and pre-approved plans, and its home page now lists an Accessory Dwelling Unit (ADU) Program.

That page does not list size, height or setback numbers. Those are in Chapter 17.56 as later amended, so ask Planning for the current text before you pay for drawings. State law has also changed since 2020.

What the planning FAQ states

The city’s planning FAQ gives several rules that affect a project. All second-story additions need Planning Commission review and approval, and the city generally allows them if they comply with its Neighborhood Compatibility and View Preservation ordinances.

Minor additions that comply with the code are generally approved over the counter, some modest ones can be approved by the Planning Director with an appeal to the Planning Commission, and large additions involving variances or conditional use permits go to the Planning Commission.

The FAQ also sets a maximum of four horses where a property is in the Horse Overlay zone, with at least 800 square feet of horsekeeping area for the first horse and 300 for each additional, and keeps horsekeeping areas at least 35 feet from any dwelling.

Recreational vehicles can be parked in a side or rear yard with a 10-foot setback but not in yards contiguous to streets. Roofing must be Class A fire rated, and treated wood shingles are not permitted.

Permits and zone clearance

The city says some work does not need a building permit, such as accessory structures of 120 square feet or less, re-plastering pools and spas, and side and rear yard fences of six feet or less.

Even then, lot coverage and setbacks apply and the Planning Division asks owners to call before starting so it can confirm zoning compliance. Water heater replacements go through the city’s online permit process with a Minor Work Zone Clearance form. See our Rolling Hills Estates permits guide for how plan check works.

How to start an ADU or addition

1. Call Planning

Planning is at (310) 377-1577. Ask what Chapter 17.56 currently allows on your lot and whether the Horse Overlay or view rules apply.

2. Check HOA and neighbor requirements

The city’s Building and Safety page lists plans signed by the HOA and adjacent neighbors among ADU submittal items. Confirm what applies to you.

3. Submit plans

Submit through the city’s building permit process and ask for a current fee estimate.

State ADU law and Rolling Hills Estates

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 Rolling Hills Estates 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 Rolling Hills Estates 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 Rolling Hills Estates

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

See also our Rolling Hills Estates page and the Los Angeles County hub.

Frequently asked questions

Does Rolling Hills Estates allow ADUs?

Yes. The city amended Chapter 17.56 in 2020 to comply with state ADU law, and its home page lists an ADU Program. Ask Planning for the current rules.

What size can an ADU be?

The city page we read does not list a size. Check Chapter 17.56 and ask Planning for the current figure.

Do second-story additions need approval?

Yes. The city says all second-story additions require Planning Commission review and approval.

How many horses can I keep?

The city says up to four in the Horse Overlay zone, with 800 square feet of horsekeeping area for the first and 300 for each additional.

Do I need a permit for a front yard fence?

The city says no, but front yard fences are limited to 24 inches, or 42 inches for a 3-rail fence in the Horse Overlay.

Can I sell my Rolling Hills Estates 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 Rolling Hills Estates
• We Buy Houses in Los Angeles County
• Los Angeles County Property Tax Guide
• Rolling Hills Estates Building Permits Guide
• Rolling Hills Estates Code Enforcement Guide
• All California Guides

Sources

• City of Rolling Hills Estates: RHEMC Chapter 17.56, Accessory Dwelling Units
• City of Rolling Hills Estates: Planning FAQs
• City of Rolling Hills Estates: Building and Safety Division
• 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.