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AB 2533: a path to permit a unit built without permits
Thousands of Los Angeles homes have a back house, a converted garage or a rented room that was built without permits. An unpermitted unit can create problems when you sell, refinance, insure the property or receive a code enforcement notice. California Assembly Bill 2533 created a path to permit many of these units instead of tearing them out.
Under AB 2533, an accessory dwelling unit (ADU) or junior ADU built before January 1, 2020 can be permitted if it meets basic health and safety standards. In the City of Los Angeles the process is described in LADBS Information Bulletin P/BC 2026-161. The unit does not have to meet today's full building code: it may meet the code that was in effect when it was built, it does not have to meet the California Energy Code, and full construction plans with an architect's or engineer's stamp are not required for qualifying single-story, light-frame units.
AB 2533 also limits what the city can charge. Impact fees, utility connection fees and capacity charges are waived unless a utility upgrade is needed for health and safety. Plan check and permit fees still apply, and LAUSD school fees apply to units larger than 500 square feet.
The first step is optional and confidential: an inspection by a California-licensed contractor using the city's substandard-housing checklist (Form AB2533-01). According to LADBS, the results are not submitted to the city. BFF Construction and Design, a licensed general contractor (CSLB #1109001, Class B) based in Sylmar, does this inspection, tells you what must be fixed, prepares the documents and makes the repairs, so the city inspection goes smoothly.
How it works
Pre-inspection
We walk the unit with the city checklist and give you a written list of what needs to be corrected, with a price for the repairs.
Documents
We help you gather proof the unit was built before 2020 (for example old utility bills, a signed lease, contractor receipts or real estate records) and prepare the site plan and city forms.
Permit
The application is submitted to LADBS under AB 2533. Plan check reviews the documents, routes clearances such as sewer and fire access, and sets the fees.
Repairs & final
We make the required corrections — electrical, plumbing, smoke and carbon monoxide alarms, exits and structural items — then the city inspects and issues the Certificate of Occupancy.
Our work
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Frequently asked questions
Which units qualify under AB 2533?
An ADU or junior ADU that was built before January 1, 2020 on a residentially zoned lot. In the City of Los Angeles, the simplified bulletin covers single-story, light-frame units without a basement; units on steep slopes, in certain hazard zones, with more than one story or attached to an apartment or commercial building follow a different LADBS process.
How do I prove the unit was built before 2020?
LADBS accepts documents such as an RSO rent registration certificate, contractor bills or material receipts, utility bills or insurance documents, code enforcement records, a signed and dated lease, or real estate documents like appraisals and MLS listings.
Will the city fine me for the unpermitted unit?
AB 2533 is designed to bring existing units into the permit system rather than penalize owners for them. Impact and connection fees are waived in most cases, but plan check, permit and some school fees still apply. Ask LADBS or an attorney about your specific situation.
Does my garage conversion qualify?
Often, yes. A garage converted into living space before 2020 can use the same process if it meets the scope of the bulletin. The exit from the unit must not pass through a garage, and a carbon monoxide alarm is required if an attached garage opens into the unit.
Do I have to bring the unit up to today's code?
No. The unit may meet the code in effect when it was built, as long as it is safe and its systems were maintained. The inspector checks health and safety items such as electrical, plumbing, heating, structure, exits and fire safety, and may ask to open walls to see concealed work.
Is the pre-inspection reported to the city?
According to LADBS, the optional third-party inspection by a licensed contractor is confidential and its results are not submitted to the department. It lets you know what needs to be fixed before you decide to apply.
Is this legal advice?
No. This page summarizes public information from LADBS and the State of California. Rules differ between the City of Los Angeles, LA County and other cities, so we confirm the rules for your address during the visit.
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