Guides, housing law and news from the YDS studio.
Plain explanations of the rules that shape what gets built in Los Angeles: small-lot subdivisions, density bonus and transit incentives, ADUs, and rebuilding after the 2025 fires.
Multifamily & housing law
7 articlesState and city rules that decide how many homes a lot can hold.
LA’s CHIP vs the Old TOC Program: What Changed
→CHIP took effect Feb 11, 2025 and folded TOC into its Transit Oriented Incentive Areas. The three paths, the exclusions and first-year results.
Sep 30, 2026Ten Homes Where One Stood: What SB 684 and SB 1123 Mean for Small-Lot Subdivisions
→California lets many lots become up to ten small, separately owned homes, approved in 60 days. What the law allows, and how…
Apr 30, 2025SB 684 and SB 1123: Small-Lot Subdivisions in California
→Split a lot into up to 10 homes with 60-day ministerial approval. SB 684 covers multifamily zones; SB 1123 adds vacant single-family lots.
Jan 7, 2024AB 1287: California’s Stacked Density Bonus, Explained
→AB 1287 lets projects stack an extra 20% to 50% density bonus on top of the 50% maximum, up to 100%, for more very low or moderate units.
May 6, 2023LA TOC Program Now Runs Through CHIP: What Changed
→Since February 2025, LA transit incentives run through CHIP. TOC was codified and updated as TOIA, with new corridor and affordable programs.
May 4, 2023Senate Bill 9
→How California Senate Bill 9 lets owners split a lot and build up to four homes, and what it takes to design and permit an SB 9 project in Los Angeles.
Apr 19, 2023SB 35 and SB 9: Streamlined Housing in California
→SB 35, extended to 2036 by SB 423, fast-tracks affordable multifamily. SB 9 allows two homes or a lot split. Rules, limits and what to watch.
News & awards
1 articlesFrom the studio.
Wildfire rebuild
23 articlesPermits, aid and recovery resources after the 2025 Los Angeles fires.
Rebuilding After the Eaton and Palisades Fires: 2026 Rules
→Like-for-like limits in LA County and the City, self-certification pilots, and where the new Zone 0 ember rules stand for 2026 fire rebuilds.
Oct 3, 2026SB 1123 in Practice: Three Homes and Three ADUs in Altadena
→How SB 1123 works on a vacant single-family lot (10 lots, 1,750 sf average, 4 ft setbacks, 60 days) and how Mariposa fit three homes and three ADUs.
May 9, 2025Altadena Small Business Loan Program (Closed)
→The LACDA Altadena small business loan (up to $75,000) closed June 30, 2025. What it offered and where Altadena businesses can turn now.
Apr 24, 2025Like-for-Like Rebuild Permits in LA: Step by Step
→How to permit a like-for-like rebuild after the 2025 LA fires: clearance, documents, eligibility, submittal, permit and close-out.
Apr 16, 2025Like-for-Like Rebuilds After the LA Fires: The Rules
→Like-for-like rebuild limits for LA City (110%) and LA County (10% or 200 sf), fee waivers, review times and the early-2027 deadline.
Mar 13, 2025Free 1:1 Rebuild Consultation for LA Fire Survivors
→Book a free 1:1 rebuild consultation with Yifu Pan, AIA. We check your lot, like-for-like options and SB 1123 potential before the call.
Mar 10, 2025LA County Household Relief Grant (Closed)
→The LA County Household Relief Grant ($6,000 to $18,000) closed March 12, 2025. What it covered and the fire-rebuild help that still applies.
Feb 28, 2025LA Fire Rebuilding Resources
→One list of YDS guides for rebuilding after the 2025 Eaton and Palisades fires: permits, like-for-like, debris, FEMA, aid and a free consultation.
Feb 13, 2025CalHFA Mixed-Income Program: 2026 Terms and Fire Priority
→CalHFA MIP 2026: up to $6M subordinate loans, $50k-$60k per restricted unit, 55-year covenants, and a ranking boost in the 2025 LA fire areas.
Feb 12, 2025Rain and Debris Flows in LA Burn Areas: What to Do
→The February 2025 storm alert has passed, but LA burn scars still risk debris flows. Sandbags, alerts and protecting a rebuild site.
Feb 12, 2025Support for LA Fire-Impacted Businesses: What Is Left
→LA fire business relief grants closed in 2025 and the SBA EIDL deadline passed. What is still available: County permit help, job centers and recovery hubs.
Feb 10, 2025CalVet Home Loans for Veterans Rebuilding After the Fires
→Veterans with a CalVet Home Loan whose home burned: claims line 800-626-1613, what to prepare and how it ties to your rebuild.
Feb 10, 2025Consumer Protections After the LA Fires: What Remains
→State price-gouging limits ended July 2025 and County limits May 28, 2026. What still applies in the City of LA and for utilities.
Feb 10, 2025LA Fire Disaster Recovery Centers: Closed, Where to Go Now
→The UCLA and Altadena Disaster Recovery Centers closed May 31, 2025. Where to get in-person rebuild, permit and tenant help after the LA fires now.
Feb 7, 2025LA Fire Recovery Deadlines, February 2025: What Changed
→FEMA, debris removal, relief fund and CalFresh deadlines from February 2025 have closed. What still applies to LA fire rebuilds in 2026.
Feb 4, 2025Replace Lost Documents After the LA Fires
→Who to contact to replace a driver license, car title, birth or marriage record, Social Security card, passport or tax return lost in the LA fires.
Feb 4, 2025Army Corps Phase 2 Debris Removal in LA: Complete
→The Army Corps finished Phase 2 debris removal after the 2025 LA fires in August 2025. Dates, numbers and what it means for rebuild permits.
Feb 4, 2025Palisades Access Passes and PCH Reopening: Update
→PCH reopened May 23, 2025 and Palisades access checkpoints were lifted. What still applies to Palisades owners planning a rebuild.
Feb 2, 2025LA Fire Debris Removal: Program Complete
→The Army Corps finished Palisades debris removal Aug. 26, 2025 and Eaton Aug. 29, 2025. What is next for your lot: permits and rebuild options.
Jan 31, 2025LA Fires Housing Help: Where to Turn Now
→Emergency shelter lists from 2025 are out of date. Where LA fire survivors get housing, rental and tenant help in 2026: FEMA, DCBA and 211 LA.
Jan 31, 2025LA Fires Financial Assistance: What Is Still Open
→Most 2025 LA fire grants and the FEMA and SBA deadlines have passed. Where survivors find financial help and rebuild funding now.
Jan 31, 2025FEMA IHP Assistance for the LA Fires: Status and Next Steps
→FEMA registration for the 2025 LA fires closed March 31, 2025. What IHP covers, the $770 Serious Needs payment, and how to update or appeal now.
Jan 30, 2025Rebuilding After the 2025 LA Fires: Permits and Options
→How to rebuild after the Eaton and Palisades fires: like-for-like limits, permit centers, City and County fast tracks, and SB 1123 lot splits.
ADU & small homes
30 articlesGuides to accessory dwelling units, financing and backyard homes.
SB 1211: Up to 8 Detached ADUs on Multifamily Lots
→SB 1211 allows up to 8 detached ADUs on existing multifamily lots, capped by the existing unit count, and ends replacement parking rules.
Dec 1, 2024California ADU Laws: What Changed in 2025 and 2026
→SB 1211, AB 2533, SB 543 and AB 1154: multifamily ADUs, amnesty, impact fee exemption under 750 sf and the new JADU occupancy rule.
Oct 23, 2024How Much Can an ADU Earn in Southern California?
→2026 rent benchmarks for ADUs in Monrovia, Pasadena and Alhambra, a simple payback formula, and the financing and fee rules that affect your return.
Sep 16, 2024Long Beach Backyard Builders ADU Loan: 2026 Update
→Long Beach Backyard Builders Round 2: up to $250,000 at 2% for 30 years, deferred payments, for lower-income owner-occupants. Who qualifies.
Sep 3, 2024ADU Timeline in California: Process and Review Times
→How long an ADU takes in California: feasibility, design, permits, construction, plus the 15-business-day and 60-day review deadlines.
Aug 21, 2024California ADU Laws: What Changed in 2024, 2025 and 2026
→California ADU laws in force in 2026: AB 976, AB 1033, AB 1332, SB 1211, AB 2533, SB 543, AB 1154. Sizes, heights, fees, review times.
Jul 31, 2024What Is an ADU? A Beginner’s Guide for California
→What an ADU is in California, who can build one, and 2026 state limits on size, height, setbacks, parking, fees and review time.
May 19, 2024Monrovia ADU Guide: Rules, Process and Pre-Approved Plans
→Monrovia ADU rules in 2026: Ordinance 2025-01, pre-approved plans, the application process and the state limits on size, height and fees.
Apr 24, 2024Multigenerational Living in LA: 5 Layouts That Work
→18% of Americans live in multigenerational homes. Five layouts that give each household its own door and kitchen, and the legal tools on an LA lot.
Mar 17, 2024Affordable ADU Incentive Programs in SoCal: Where They Stand
→LA ADU Accelerator, Pasadena, West Hollywood and CalHFA ADU programs are closed or full. What they offered and what still cuts cost.
Mar 7, 2024ADU Financing in Los Angeles: What Works in 2026
→Cash, HELOC, cash-out refinance or renovation loan: how LA owners pay for an ADU in 2026, what lenders check, and why the grants are closed.
Feb 27, 2024How to Get an ADU Permit in Los Angeles
→File with LADBS through ePlanLA. What to submit, the 60-day state review clock, size limits, fees and what slows ADU permits in LA.
Feb 19, 2024Planning an ADU in California: The 2026 Guide
→ADU types, size and setback limits, SB 1211, fees and the 60-day review: what California law allows in 2026 and how to plan an ADU.
Feb 10, 2024AB 1033: Selling an ADU as a Condo in California
→AB 1033 lets cities allow separate ADU sales as condos. Opt-in only, lender consent and a condo plan required. What to know before you plan on it.
Jan 2, 2024AB 976: The ADU Owner-Occupancy Rule Is Gone for Good
→Since 2024, AB 976 bars cities from requiring owners to live on site to build or rent an ADU. AB 1154 narrowed the JADU rule in 2026.
Dec 6, 2023Housing for Older Adults: What Works and What to Build
→Affordability, accessibility and aging in place: housing models that work for older adults and how to plan your home or lot for them.
Nov 21, 2023Backyard Homes in California: ADUs and Ownership
→Add a second household without a second lot. California ADU basics for backyard homes: types, size limits, 60-day review and what to watch for.
Nov 13, 2023ADU Financing: Get Plans and Permits Ready First
→Lenders fund ADUs that are drawn, priced and permitted. What they ask for, how to get plans ready, and which ADU grants have closed.
Nov 7, 2023CalHFA ADU Grant: Closed, and Its Income Limits
→The CalHFA $40,000 ADU Grant is fully allocated, with no new round announced. How it worked and its 80% AMI income limits ($84,160 in LA).
Nov 7, 2023CalHFA ADU Grant: What Homeowners Learned
→The CalHFA $40,000 ADU Grant is closed. What it covered, how funds and taxes worked, and the lessons that still apply to ADU budgets.
Oct 30, 2023Orange County Affordable ADU Loan Program (Ended)
→OCHFT discontinued its Affordable ADU Loan Program on May 21, 2025. How the up-to-$100,000 loan worked and how to finance an OC ADU now.
Oct 16, 2023FHA ADU Financing: How Rental Income Helps You Qualify
→FHA lenders can count 75% of an existing ADU's estimated rent, or 50% for a planned 203(k) ADU, toward your qualifying income. What it means for your lot.
Oct 13, 2023California’s 2023 ADU Laws: Separate Sale, Owner Occupancy
→AB 1033 lets cities allow ADUs to be sold as condos, AB 976 ended owner-occupancy rules, AB 1332 sped up preapproved plans. What is in force in 2026.
Sep 1, 2023How Much Value Does an ADU Add to Your Property?
→An ADU's value comes from comparable sales and rent, not neighborhood price per sf. Permits, layout and type drive the number. How to judge your lot.
Jul 17, 2023Case Study: A 1,200 sf Detached ADU, Three Schemes
→YDS case study: one lot, a 1,200 sf and 16 ft ADU limit, three schemes from a garage conversion to a two-level, three-bedroom layout. Plans and axons.
Jun 7, 2023Maximizing Space in an ADU: What Actually Works
→How to make a small ADU feel larger: height, daylight, built-in storage and outdoor rooms, within state limits of 850 to 1,200 sf and 16 to 25 ft.
May 30, 2023Case Study: A Two-Story ADU with a Rooftop Deck
→YDS case study: a 1,200 sf two-story ADU in Los Angeles with living below, bedrooms above and a planted roof deck as outdoor space.
May 13, 2023What Can You Use an ADU For? Rent, Family, Work
→What you can do with an ADU in California: long-term rental, family housing, aging in place, a home studio. Rules on owner occupancy and short-term rentals.
Apr 19, 2023How to Legalize an Unpermitted ADU in Los Angeles
→AB 2533 lets you permit an ADU built before 2020 without meeting current zoning or code, unless it is substandard. LADBS steps, documents and fees.
Apr 19, 2023How to Get Started with an ADU in Los Angeles
→Start an ADU the right way: check zoning, choose detached, attached or conversion, design, then permit. State limits, the 60-day review and fees.
More insights
6 articlesClinic Permits in California: OSHPD 3 vs HCAI Review
→Most clinics are permitted locally. When OSHPD 3 applies, when HCAI reviews, and how licensing decides the code path for a medical office.
Oct 3, 2026SB 79: What Transit Upzoning Means for LA Owners
→SB 79 took effect July 1, 2026: up to 75 ft and 120 units/acre near major transit. Here is what it allows and how LA is phasing it in.
Oct 3, 2024How to Hire an Architect and Project Team in California
→Who to hire first, how to check architect and contractor licenses, what a California architect contract must include, and how a project runs.
Sep 25, 2024How Much Does an Architect Cost in California?
→How California architects price work, what drives the fee for homes, subdivisions and multifamily, and what to ask before you sign.
Sep 21, 2024Interest Rates and Your Building Project: 2026 Update
→The Fed raised rates to 3.75–4.00% in September 2026 and mortgage rates topped 7%. What that means for your building project.
Aug 9, 2024Feasibility Study: What Can Your Lot Hold?
→What a feasibility study covers for any California lot: ADU, SB 684 and SB 1123 small-lot subdivision, and multifamily options.