LADBS ADU pre-submittal check

ePlanLA mechanically rejects image-only scans and unbookmarked PDFs. Plan checkers need to navigate sheet-by-sheet and search for specific code references.

What we will do: Generated sheets are text-rendered (searchable) by default. Auto-bookmarked outlines on the merged bundle are coming in a future release — for now, your PDF viewer can still navigate by sheet.

Each drawing page must be titled, scaled, and numbered with a consistent convention (A1.0, A2.0 for architectural; S1.0 for structural; etc.). Inconsistent or missing labels are a top-three rejection trigger.

What we do: Every sheet we generate ships numbered + titled — cover sheet as A0.0, general notes as A0.1, plot plan as A1.0. Your designer's sheets keep their own numbering range.

The cover (title) sheet must list the project address, scope of work, applicable codes, occupancy classification, type of construction, and a table of contents covering every sheet in the set.

What we do: Our generated cover sheet (A0.0) includes address, scope of work, applicable codes, occupancy classification, type of construction, fire district, lot area, and a Sheet Index table of contents.

ePlanLA expects the Title 24 energy compliance certificate (CF1R Form) as a discrete file upload — not embedded in the architectural plan set. The CF1R is on sheets G-0.3 + G-0.4 of the YOU-ADU plan; for YOU-ADU users PermitPathLA auto-extracts those pages into a standalone PDF during Step 9 (Title 24).

What you handle: Upload the CF1R as a separate PDF file in ePlanLA. YOU-ADU users: download the auto-extracted CF1R from Step 9. Custom-plan users: upload the CF1R your CEPE produced.

Architectural and structural sheets must each bear the signature, California license number, and license expiration date of the registered architect or engineer.

What your pro does: Verify each sheet stamp / signature block is filled in. Missing expiration dates are a common flag.

The plot plan must show building lines, north arrow, easements, lot size, zone boundaries, highway dedication lines, streets, alley, parking, building dimensions, uses, setbacks, and location + dimensions of new work.

What we do: Our plot plan generator (Step 5) outputs a scaled A1.0 sheet from LA County Assessor parcel data — property lines, lot dimensions, north arrow, scale bar, setback envelope, and dimensioned ADU placement.

Plans must not include pages, details, or general notes that don't pertain to the actual project. Plan checkers waste time flagging items that turn out to be boilerplate from the designer's template.

What we do: Every sheet we generate is built from your specific project inputs — no boilerplate templates with unrelated details to delete.

First sheet must show the project address, owner name + address, and the names + addresses of all consultants (architect, engineer, energy analyst).

What we do: Address, APN, owner info, and consultant names all land in the cover sheet title block automatically from wizard input.

LADBS attaches a Clearance Summary Worksheet listing every external agency clearance your project needs (LADWP, LAFD, BOE Sewer, Sanitation, Urban Forestry, etc.). Some agencies take months — LADWP service connection routinely runs 90 days.

What we do: We surface your exact agency list based on parcel overlays + project type (LADWP, LAFD, BOE Sewer, Sanitation, Urban Forestry) — including a LADWP early-start nudge to save weeks on the critical-path clearance.

If the building is more than 150 ft from an improved street or approved fire lane, and project valuation is $50,000+, LAFD Hydrants and Access Unit clearance is required.

What you handle: Verify access from the curb to the ADU footprint is under 150 ft. If not, file with LAFD Hydrants and Access early.

Most LA residential zones allow ADUs under state preemption (Gov Code §65852.2), but verifying is the first thing a plan checker does. Commercial-only and certain industrial zones do not.

What we do: Our feasibility check verifies your zone from ZIMAS automatically — you'll see the zone class + ADU eligibility in the wizard.

An ADU requires an existing or proposed primary single-family dwelling on the lot. ADU-only on a vacant lot is not permitted.

What we do: We verify single-family base use from LA County Assessor data during feasibility.

ADUs are not permitted on lots with a commercial building or more than one existing dwelling unit. (Multifamily ADUs follow separate rules — Gov Code §65852.2(f).)

What we do: We check Certificate of Occupancy + Assessor records during feasibility — if your lot has commercial use or multi-unit residential, the wizard flags it before plans get drawn.

State + LA caps detached ADU floor area at 1,200 sqft. New construction or addition cannot exceed this.

What we do: We validate proposed area against the 1,200-sqft cap during wizard input and flag the 750-sqft threshold for impact-fee/school-fee implications.

State law overrides most local setback rules: 4 ft side, 4 ft rear are the binding minimums for detached ADUs. Front yard follows the underlying zone's prevailing setback.

What we do: Step 5 validates side + rear setbacks live (state minimum is 4 ft each); the generated plot plan dimensions them on the A1.0 sheet.

Front-yard setback follows the underlying zone OR the prevailing setback (whichever is more restrictive). Detached ADUs are typically prohibited on the front half of the lot.

What we will do: You enter your zone's prevailing front setback in Step 5 and the plot plan dimensions it. Automatic calculation from neighboring parcels (LADBS Prevailing Setback Calculator) is coming in a future release.

Detached ADU must maintain minimum 10 ft horizontal separation from the primary dwelling or other accessory buildings.

What we do: The plot plan generator dimensions the 10-ft horizontal separation between your ADU and the primary dwelling on the A1.0 sheet.

Plans must show 30 inches of clear, unobstructed access around the main building, accessory living quarters, and any ADU addition.

What we do: The plot plan shows the 30-inch minimum clear-access envelope around your ADU footprint.

Smoke detectors required in each sleeping room, on the ceiling or wall immediately outside each sleeping room, and on each story (plus basement for multi-story dwellings).

What we do: The generated General Notes sheet (A0.1) includes the smoke-detector spec — hardwired + battery backup for new construction — in the fire-protection section.

Carbon monoxide alarm required in every dwelling unit that has fuel-burning appliances or an attached garage.

What we do: The generated General Notes sheet includes the CO alarm requirement in the fire-protection section.

If the existing primary dwelling has a fire sprinkler system, the ADU must also have one. Sprinkler system requires Mechanical Division approval prior to installation.

What we do: We surface the sprinkler requirement when your primary dwelling has an existing sprinkler system. A licensed sprinkler engineer designs the ADU system.

Sleeping rooms and basements need an emergency egress opening: 24-inch clear height, 20-inch clear width, 5.7 sqft total clear opening (5.0 sqft at grade), and the bottom of the opening no more than 44 inches above the floor.

What your pro does: Confirm bedroom + basement window schedule meets all four dimensions. Sliders often fail the 20-inch clear width.

Landing at exterior egress door must be at least 36 inches (44 in some configurations) in the direction of travel.

What your pro does: Dimension landings on the plot plan + entry detail.

Minimum 7-ft-0 ceiling height in kitchens, bathrooms, laundry rooms, and storage rooms. Habitable rooms typically 7-ft-6. Means of egress paths need 7-ft-6 (LABC) / 7-ft-0 (LARC) minimum.

What your pro does: Verify cross sections show min ceiling heights. Watch loft / mezzanine designs.

Habitable rooms need natural light from openings totaling at least 8% of the room's floor area, OR artificial lighting providing 10 ft-candles at 30 inches above floor.

What your pro does: Tabulate window glazing area per habitable room on the floor plan or schedule.

Habitable rooms need operable openings totaling at least 4% of floor area for natural ventilation, OR a mechanical ventilation system.

What your pro does: Tabulate operable window area per room. Bathrooms with bathtubs/showers/spas must be mechanically ventilated regardless.

Center of water closet to nearest side wall or obstruction: minimum 15 inches. Clear space in front of water closet: minimum 24 inches.

What your pro does: Dimension toilet clearances on bathroom floor plan.

Raised-foundation construction needs an 18-inch x 24-inch minimum underfloor access. Underfloor ventilation must be at least 1/150 of the underfloor area.

What your pro does: Show access location + size on the foundation plan. Calculate vent area.

Attic needs a minimum 20-inch x 30-inch access opening + ventilation.

What your pro does: Show access on the reflected ceiling or roof plan. Easy to miss.

Roof covering must be Class A, B, or C fire-retardant and CRRC-labeled (Cool Roof Rating Council). For VHFHSZ areas, Class A is typically required.

What we do: The generated General Notes sheet includes the cool-roof spec — Class A/B/C fire-retardant + CRRC label — in the envelope section.

Glazing must be tempered in: ingress/egress doors; sliding-door panels; bath/shower enclosures (and walls within 5 ft of standing surface); within 2 ft of vertical edge of a closed door + within 5 ft of standing surface; walls enclosing stairway landings; guards/handrails.

What your pro does: Mark every tempered-glass location on the glazing schedule + window/door schedule.

Roof plan must show slopes, drains, and overflow drains or scuppers. Provide a drain detail.

What your pro does: Show drain locations + overflow scuppers on roof plan; add a section detail.

Submit Title 24 energy compliance calculations + the CF1R Certificate of Compliance (with the required registration number from the energy analyst).

What your pro does: Engage a CEPE (Certified Energy Plans Examiner) early; their work is on the critical path.

Many Title 24 measures (duct testing, refrigerant charge, blower door, etc.) require HERS rater field verification at construction. The CF1R lists which measures need HERS.

What your pro does: Schedule HERS rater early; they need to be on-site for specific tests during construction.

Every sheet of structural plans, plus the cover of structural calculations, must be signed and stamped by a California-licensed civil/structural engineer or architect.

What your pro does: Verify each structural sheet has the engineer's wet stamp + signature + expiration.

New concrete floor slabs require a 6-mil polyethylene (or equivalent) vapor retarder below the slab.

What we do: The General Notes sheet specifies a 6-mil polyethylene (or equivalent) vapor retarder under new concrete slabs.

Foundation anchor bolts must be at least 1/2-inch diameter with proper embedment + spacing per LABC. Plate washers required.

What your pro does: Specify bolt size, embedment, spacing on foundation plan + structural notes.