If you’re planning a backyard unit or looking at a Covina house with one, start with the ADU rules and the property’s zone. The rewrite addresses size, setbacks, parking, design, fees and a legalization process for older unpermitted units.
The three ordinances were scheduled for final adoption on October 20, 2026. As of October 21, 2026, the city had not posted the outcome of the October 20 vote, so check adoption status before relying on the rules.
This guide is educational, not legal or tax advice.
What is Covina changing?
Covina is replacing Title 17, its zoning code, and separately rewriting its ADU rules and updating its zoning map.
Ordinances 26-05, 26-06 and 26-07 received 5-0 introduction votes on September 15, 2026. The October 20 City Council agenda scheduled their final adoption. Each ordinance says it becomes effective within 30 days after adoption.
The replacement addresses a code that has not had a full review and update since 1964. It consolidates permit, notice, review and appeal procedures and removes obsolete provisions.
Most listed zone consolidations concern commercial zones. C-P, C-2 and TC-P become Neighborhood Commercial Office; TC-C, C-3 and C-3A become Community Commercial; C-4 and C-5 become Regional Commercial. M-1 becomes Industrial. A-1, A-2 and R-R are eliminated.
The map ordinance also places existing parks in a Park zone and changes one parcel from A-1 to R-1-20,000. Check your parcel’s designation rather than assuming your zone changed.
Where do the ADU rules live now?
The rewrite places ADU and junior ADU rules in Section 17.20.080 if the new zoning code is adopted; otherwise, they remain in Chapter 17.69.
Ordinance 26-07 follows a June 2, 2026 findings letter from the state Department of Housing and Community Development requesting clarity and state-law compliance revisions. Where the section conflicts with state law, the Government Code prevails.
Applications are ministerial, without discretionary review or a hearing. The city determines completeness within 15 business days. With an existing house or multifamily building on the lot, approval or denial follows within 60 calendar days after a complete application; failure to act within that period means deemed approval.
That doesn’t mean every proposal qualifies. Check the applicable standards and permit track. The California ADU basics guide provides broader context.
How big can an ADU be in Covina?
Under the ministerial planning track, detached ADU limits depend on the zone, while attached limits also depend on bedroom count and the existing house.
| Zone group | Detached ADU interior livable space |
|---|---|
| R-1-7500 and R-1-8500 | 150 to 1,000 square feet |
| R-1-10000, R-1-20000, E-1/2 Acre and E-1 Acre | 150 to 1,200 square feet |
Attached studios and one-bedroom units can reach 850 square feet in either group. For two or more bedrooms, the limit is 1,000 square feet in the smaller-lot group and 1,200 in the larger-lot group. The larger group’s cap drops to 1,000 if 1,200 would exceed half the house’s gross floor area.
Lot coverage, floor area ratio and open space rules cannot prevent an 800 square foot ADU with four-foot side and rear setbacks.
The track allows no more than one ADU per lot, which may be combined with ADUs and JADUs allowed under the streamlined building permit track.
What setbacks, height and parking rules apply?
The rewritten rules specify side and rear setbacks of no more than four feet, with height and parking exceptions tied to the project and location.
Buildings need six feet of separation, measured eave to eave. The front setback normally matches the house’s requirement. A 10-foot front setback is allowed only where the front yard is the sole feasible location, with an 800 square foot and 16-foot height cap.
Detached ADUs have a 16-foot height limit. That rises to 18 feet within half a mile walking distance of a major transit stop or high-quality transit corridor, plus up to two feet to match roof pitch. Attached units are limited to 25 feet or the zone’s height limit, whichever is lower, and never more than two stories.
Existing living-area or accessory-structure conversions, and rebuilding within the same footprint, require no setback.
Parking generally requires one off-street space, which may be uncovered, tandem or in setback areas. Exceptions include being within one-half mile walking distance of public transit, including bus stops, an ADU inside the existing or proposed house or an existing accessory structure, and a car share space within one block. Garage spaces lost to conversion need not be replaced.
What design, rental and fee rules matter?
Covina’s rewrite requires matching exterior details and a covered porch, sets a 31-day rental minimum and provides specified fee exemptions.
Colors, exterior finishes and roof pitch must match the house, including its dominant roof slope. All windows need exterior trim and sills. Front-facing and side-facing windows also need shutters, awnings, window shades or a bay window.
Each ADU must provide a covered porch entry of at least 60 square feet, with railings on open sides and a permanently affixed entry light. Corner and reverse corner lot entries must face the public right-of-way. Garage conversions expanding by more than 150 square feet must remove the garage door and finish the opening to match the house.
ADUs and JADUs cannot be rented for fewer than 31 consecutive days. Separate sale is barred unless Government Code 66340 and 66341 criteria are met.
An ADU or JADU inside an existing single-family house or accessory structure has no new utility connection fee or capacity charge. Impact fees don’t apply to ADUs of 750 square feet or less or JADUs of 500 square feet or less. Larger ADUs pay proportionately to house size.
What about an unpermitted ADU built before 2020?
The ordinance creates a legalization application process for ADUs built without permits before January 1, 2020.
You submit an ADU Legalization Application to the Planning Department with evidence of construction timing. The Building Official inspects for health and safety, lists corrections and sets the time to fix unsafe conditions before issuing a Certificate of Legalization.
The city shall not deny a permit solely for building-standard or ADU-rule violations, but may deny it where correcting a violation is necessary to meet Health and Safety Code Section 17920.3 standards.
An older unit isn’t automatically legal. Review the unpermitted work disclosure guide alongside its application and inspection records.
Say an owner plans to sell a house with a backyard ADU built without permits before 2020. If adopted, the proposed legalization process would give the owner a path to submit construction timing evidence to the Planning Department. The Building Official would inspect the unit, identify health and safety corrections and set a deadline for unsafe conditions. The owner would need to address those corrections before receiving a Certificate of Legalization, then gather the application and inspection records for buyers reviewing the unit’s status.
What should buyers and sellers check?
Buyers and sellers should check the parcel’s zone, permit records and any legalization documents before relying on a back unit’s advertised status.
Ask which permit track applies and whether the plans match the unit’s size, placement and use. For older unpermitted work, request evidence supporting the construction date, inspection findings, required corrections and any Certificate of Legalization.
If you’re selling, gather those records before preparing disclosures. The California seller disclosure guide can help you organize the questions.
The short version
Covina’s proposed rewrite gives homeowners detailed ADU standards and an application path for qualifying older unpermitted units, subject to adoption and the applicable requirements. As of October 21, 2026, the city had not posted the outcome of the October 20 vote.
Confirm adoption status, then check your zone and project with the Planning Department.
For a separate starting point on your property’s value, use the home value tool.
Common questions
Were Covina's new ADU rules adopted on October 20, 2026?
The new ADU rules were scheduled for final adoption on October 20, 2026. As of October 21, 2026, the city had not posted the outcome of the October 20 vote. Check the adoption status before relying on the new rules.
How large can a detached ADU be in Covina?
Under the ministerial planning track, the maximum is 1,000 square feet in R-1-7500 and R-1-8500 zones, and 1,200 square feet in R-1-10000, R-1-20000, E-1/2 Acre and E-1 Acre zones.
Does Covina require covered porches for ADUs?
The rewritten rules require each ADU to have a covered porch entry of at least 60 square feet, with a railing on open sides and at least one permanently affixed entry light.
Can an older unpermitted ADU be legalized?
The ordinance provides an application process for units built without permits before January 1, 2020. It includes evidence of construction timing, a health and safety inspection, required corrections and a Certificate of Legalization.
