California’s housing market is famously challenging. Skyrocketing home prices, bidding wars, and limited inventory make homeownership feel out of reach for many. Enter SB 9, a law passed in 2021 aimed at easing the housing crunch by allowing homeowners to split lots and build extra units.
While SB 9 sounds like a dream for buyers and developers, the reality is more nuanced. One of the most pressing questions for homebuyers is: How affordable can SB 9 properties actually be? Understanding affordability requirements is essential before jumping in.
In this article, we’ll break down all SB 9 affordability rules, costs, financing tips, and strategies to help California buyers go through this new landscape.
What Is SB 9 and Why It Matters
SB 9 is part of California’s effort to address the state’s housing shortage. In simple terms, it allows homeowners to:
Split a single-family lot into two parcels
Build up to two residential units on each lot
This effectively enables up to four units on a single lot. The law’s goal is to increase housing supply and provide more options for buyers and renters.
However, SB 9 does not guarantee low-cost housing. It opens opportunities, but buyers must understand affordability requirements, potential costs, and practical challenges to make the most of it.
SB 9 Affordability Requirements: A Complete List
While SB 9 doesn’t impose traditional “affordable housing” price caps, it does include rules and constraints that indirectly affect affordability. Let’s go through them in detail.
1. Owner-Occupancy Requirement
Rule: At least one of the units must be owner-occupied.
Purpose: Prevents speculative purchases and ensures that the primary resident benefits from the new unit.
Impact on affordability: Keeps one unit in the hands of a homeowner rather than an investor, helping maintain more accessible housing options.
Owner-occupancy is critical. It’s not just a legal requirement—it also ensures that SB 9 fulfills its goal of expanding housing for actual residents rather than purely for profit.
2. Unit Size Limits
Rule: Local governments can restrict the square footage of new units.
Typical range: 800–1,200 sq. ft. per unit.
Impact on affordability: Smaller units cost less to build, finance, and maintain, making them more accessible to buyers.
Unit size restrictions also encourage more efficient use of land, ensuring that even small lots can accommodate additional homes.
3. Lot Split Limitations
Rule: Only single-family lots are eligible for splitting.
Maximum: One lot can be split into two parcels, each able to host up to two units.
Impact on affordability: Prevents over-densification and excessive costs that could arise from trying to cram too many units on one property.
This limitation also helps preserve neighborhood character while creating more housing options.
4. Zoning Compliance
Rule: SB 9 overrides some local rules but not all. Projects must still follow:
Height limits
Setbacks
Maximum lot coverage
Impact on affordability: These restrictions can limit unit size and design flexibility, affecting construction costs and resale value.
Buyers must check local zoning ordinances before planning construction to avoid unexpected expenses.
5. Restrictions Near Sensitive Areas
Rule: Properties near historical districts, wetlands, or hazard zones may be excluded.
Impact on affordability: Additional compliance costs or outright exclusion from SB 9 benefits can make some projects impractical.
This ensures safety and environmental protection but may limit available lots for buyers seeking affordable options.
6. Parking Requirements
Rule: Some cities require at least one parking space per unit, though some relax this for SB 9 projects.
Impact on affordability: Building parking spaces is expensive, often costing $20,000–$50,000 per spot, which can affect the overall project cost.
Buyers need to include parking construction in their affordability calculations.
7. Impact Fees and Permits
Rule: Cities can charge fees for utilities, permits, and other development impacts.
Typical fees: $30,000–$60,000 per unit.
Impact on affordability: These costs can significantly increase total project expenses, so they must be planned for upfront.
Even if construction is affordable, permit fees can make or break a project’s financial feasibility.
8. Financing Constraints
Practical limitation: Traditional banks may hesitate to lend for split-lot or multi-unit projects.
Impact on affordability: Higher financing costs or limited loan options can reduce the affordability of SB 9 properties.
Homebuyers should explore construction loans, FHA or conventional multi-unit mortgages, or local programs that support owner-occupied development.
9. Owner-Occupied Rental Limitation
Rule: While additional units can be rented, the primary residence must remain owner-occupied.
Impact on affordability: Limits speculative rentals that could drive local housing costs higher.
This ensures that SB 9 serves actual homeowners first rather than investors seeking rental profits.
10. Existing Lot Conditions
Rule: SB 9 may not apply if the lot was previously subdivided or developed.
Impact on affordability: Ensures that only eligible lots are used, preventing wasted investments on properties that cannot be developed under SB 9.
Buyers must verify eligibility before committing financially.
Practical Costs Affecting SB 9 Affordability
Even with SB 9, real affordability depends on costs, including:
Land Acquisition – Prime California lots still cost hundreds of thousands or more.
Construction Costs – Roughly $250–$400 per sq. ft. for modest multi-unit homes.
Permits and Impact Fees – Budget $30k–$60k per unit, sometimes more in expensive cities.
Utilities and Landscaping – Mandatory and often overlooked costs that can add thousands.
Parking Construction – Expensive in urban areas, especially if additional spaces are required.
Understanding these numbers upfront helps buyers avoid surprises and maintain affordability.
Financing SB 9 Units
Financing is often the biggest hurdle for SB 9 buyers. Options include:
Construction loans – For building new units or splitting lots.
FHA or conventional multi-unit mortgages – If rental income is involved.
Local or state programs – Some programs support owner-occupied multi-family housing.
Proper financing is critical to keep SB 9 projects affordable over the long term.
Tips to Maximize Affordability
Focus on Smaller Units – 800–1,000 sq. ft. units reduce costs and appeal to buyers or renters.
Use Modular or Prefab Construction – Cuts costs 15–30% and speeds timelines.
Budget for Fees Early – Include impact fees, permits, and utility connections in your calculations.
Offset Costs with Rental Income – Renting extra units can help cover mortgages.
Work with Professionals – Architects, planners, and lenders experienced with SB 9 can save time and money.
Even small strategies can significantly improve affordability.
Challenges That Affect Affordability
While SB 9 opens opportunities, buyers should be aware of challenges:
Community Pushback: Neighbors may resist lot splits or increased density.
Hidden Costs: Environmental reports, demolition, or grading can inflate budgets.
Market Pressures: In high-demand areas, even SB 9 units may sell at premium prices.
Financing Hurdles: Banks may be cautious with split-lot or multi-unit loans.
Realistic planning is key to achieving true affordability.
Who Benefits Most from SB 9 Affordability Rules
First-time homebuyers – Extra units can offset mortgage costs.
Multi-generational families – Allows separate living spaces on the same lot.
Long-term investors – Smaller, efficient units can generate rental income while remaining relatively affordable.
SB 9 is not a universal solution but can provide practical housing relief when used wisely.
Final Thoughts
SB 9 is a powerful tool for California homebuyers, but affordability is not guaranteed. To succeed:
Understand local rules and eligibility
Budget for construction, fees, and utilities
Explore financing options
Consider unit size, modular construction, and rental income
Work with experienced architects and planners
SB 9 creates a pathway to more housing, but smart planning decides whether a project remains affordable.
For buyers willing to put in the research and planning, SB 9 can be the difference between being priced out of California housing and finally owning a home.
Thinking about buying or developing under SB 9? Our team can guide you through affordability requirements, financing, and planning to make your project a success. Contact us today!
- Phone number (818) 793-5058
- Email: sales@jdj-consulting.com
- Contact: https://jdj-consulting.com/contact-us/
FAQs Regarding SB 9 Affordability Requirements for California Home Buyers
1. What are the SB 9 affordability requirements for California home buyers?
SB 9 affordability requirements focus on indirect cost and development constraints rather than fixed price caps. Key points include:
Owner-occupancy of at least one unit
Unit size limitations (typically 800–1,200 sq. ft.)
Compliance with local zoning and lot split rules
Consideration of impact fees, permits, and utility connections
These rules help ensure that SB 9 units remain financially accessible while meeting city regulations.
2. Who is eligible to use SB 9 for building or lot splitting?
Eligibility is limited to:
Single-family residential lots
Owner-occupied properties (at least one unit)
Lots not previously subdivided or excluded due to environmental or historical restrictions
Some sensitive areas, like wetlands or hazard zones, may be restricted. Buyers must check local planning ordinances before starting a project to confirm eligibility.
3. How do SB 9 unit size limits affect affordability?
Unit size directly influences construction costs. Typical SB 9 limits:
800–1,200 sq. ft. per unit
Smaller units are less expensive to build, finance, and maintain
Efficient designs can maximize livable space without increasing costs
Smaller, well-planned units help buyers achieve more affordable housing options while complying with local zoning rules.
4. Are there any financing challenges for SB 9 projects?
Yes, financing can be a limiting factor:
Traditional banks may hesitate to lend for split lots or multi-unit builds
Construction loans and multi-unit mortgages are often necessary
Local or state owner-occupied programs may provide additional support
Proper planning and pre-approval of financing options are essential to maintain overall affordability.
5. What costs should buyers expect when developing under SB 9?
SB 9 projects involve more than just construction costs. Buyers should budget for:
Land acquisition and lot preparation
Construction ($250–$400 per sq. ft.)
Permits, impact fees, and utility connections ($30k–$60k per unit)
Optional parking or landscaping
Understanding these costs upfront is crucial for keeping SB 9 units financially viable.
6. Can SB 9 units be rented out?
Yes, but with limitations:
The primary residence must remain owner-occupied
Additional units can be rented to offset mortgage costs
Rental income can help improve overall affordability
This balance ensures that SB 9 units serve homeowners while offering some income potential.
7. Do SB 9 projects have zoning restrictions?
Yes, even though SB 9 overrides some local single-family rules:
Height limits
Setbacks and lot coverage requirements
Parking mandates in certain cities
Compliance with these zoning rules is essential. Failure to follow them can result in project delays, increased costs, or permit denials.
8. How can buyers maximize affordability under SB 9?
Strategies include:
Designing smaller units to reduce construction costs
Using modular or prefab construction to save time and money
Budgeting for all permits, impact fees, and utility hookups
Leveraging rental income from additional units
Working with experienced architects, planners, and lenders
Smart planning ensures that SB 9 projects remain affordable and financially feasible for buyers.
