Updated October 2026
AB 1287 lets a project that already earns the maximum 50% state density bonus stack up to another 50%, for a total of 100%, by adding more very low- or moderate-income homes. It took effect January 1, 2024 and is in force.
The short version
- In force since January 1, 2024.
- Step one: qualify for the full 50% bonus under existing density bonus law.
- Step two: add 5% to 10% very low-income units for an extra 20% to 38.75%, or, on for-sale projects, 5% to 15% moderate-income units for an extra 20% to 50%.
- Total bonus can reach 100% of base density.
- Mixed-income projects get up to four incentives or concessions. 100% affordable projects get five. Waivers of development standards remain available.
How the stack works
Say your zoning allows 20 units. Reach the 50% bonus and you can build 30. Add the extra affordable units AB 1287 asks for and you can reach up to 40. The added homes are what make the affordable units pencil.
Under current law, the 50% base bonus takes 15% very low-income units, 24% low-income units, or 44% moderate-income units in a for-sale project. AB 1287’s units come on top of those.
Who qualifies
Any housing project in California that qualifies for the state density bonus. In Los Angeles, the state bonus now runs through the State Density Bonus Program in the Citywide Housing Incentive Program (CHIP), in effect since February 11, 2025. CHIP also offers local programs near transit and along corridors that can beat the state bonus on some sites.
What to watch out for
- Moderate-income stacking is for-sale only. Rental projects stack with very low-income units.
- Covenants are long-term. The affordable units are recorded on title. Model the rent or sale caps before you commit.
- Bigger isn’t always cheaper per unit. More floors can push you into a costlier construction type. Test the massing before you chase the last 10%.
- Parking. Near major transit, state law (AB 2097) already removes parking minimums, which often matters more than the bonus.
How we use it
Courtyard 55 in Alhambra (concept) groups 55 homes around one shared courtyard, with retail at the street. That is the kind of mid-size, mixed-use building where a stacked bonus changes the math. For multifamily projects of any size, see our TOC and density bonus page.
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