Breaking Down SB10 vs SB 9

TL;DR: SB10 vs SB 9 Summary

SB 9 is a statewide law that allows homeowners to split single-family lots and build up to four units—no rezoning or public hearings required.
SB 10 gives cities the option to rezone parcels near transit for up to 10 units, but only if they adopt the ordinance locally.
SB 9 is active statewide and requires cities to approve qualifying projects, making it more accessible to homeowners. SB 10 is voluntary and must be adopted by each city, so it's better suited for planners and developers.
Both laws aim to increase housing supply in California, but SB 9 is the more realistic tool for individual property owners—it’s something homeowners can act on directly, while SB 10 depends on whether a city chooses to adopt it.
NEO Builders helps Los Angeles homeowners navigate these laws with expert ADU design, permitting, and construction.

In a state where housing demand constantly outpaces supply, understanding SB10 vs SB 9 isn’t just helpful—it’s essential.

These two bills have radically shifted how homeowners, developers, and cities approach residential development in California.

If you’re a property owner, particularly in Los Angeles, and you’re considering building an ADU, subdividing your lot, or increasing your property's value, SB 9 and SB 10 open up critical opportunities.

But their impact, eligibility, and execution couldn’t be more different.

At NEO Builders, one of the top general contractors in Los Angeles, our team specializes in turning legislation into value-driven outcomes. We’ve helped countless Los Angeles homeowners turn complex housing laws into real opportunities—whether that means splitting a lot under SB 9 or building a luxury ADU from the ground up.

What Is SB9 and SB10? A Look Inside California’s Housing Crisis Response

Why the State Is Pushing for Higher Residential Density

California’s population may be stabilizing, but its housing demand is not.

With decades of underbuilding, exclusionary zoning, and a shrinking construction labor force, the state faces a chronic housing shortage—especially in urban and coastal regions.

In response, the state is pushing to allow more homes on fewer parcels by overriding outdated single-family zoning rules.

This shift toward density isn't just about numbers—it’s about access, affordability, and long-term sustainability.

That’s where California SB9 and SB10 come in.

The Role of Legislation in Shaping Property Development

Historically, local zoning laws were the gatekeepers of what could or couldn’t be built. But with cities moving too slowly to fix the crisis, the state stepped in.

Legislation like SB 9 and SB 10 California reshape this dynamic, giving homeowners and cities tools to expand housing quickly and efficiently. SB9 specifically gives power to the homeowners to split their lots if they choose to, thus creating new properties from unused areas like backyards. It’s a win-win-win solution: cities increase their density, property owners can sell a portion of their property, and housing becomes more available for those that need it.

These bills remove major bureaucratic roadblocks and allow for faster development of small-scale multi-unit projects.

What Is SB 9?

Overview of the California Housing Opportunity and More Efficiency (HOME) Act

The California Housing Opportunity and More Efficiency Act, or SB 9, took effect on January 1, 2022.

It requires local jurisdictions to allow property owners in single-family zones to build up to two residential units per lot and/or split the lot into two. This means up to four homes on what was once a single-family parcel.

The law was passed as part of a larger effort to enable more housing through gentle infill in existing neighborhoods.

What Types of Projects Are Allowed Under SB 9?

Under SB 9 in Los Angeles and statewide, homeowners can take advantage of two provisions—either separately or in combination:

The lot split provision, which allows an existing single-family parcel to be divided into two separate lots. To qualify, the lot must be at least 2,400 square feet, located in an urbanized area, and cannot be in environmentally sensitive zones, like high fire hazard areas or historic districts. Each new lot must be roughly equal in size and at least 1,200 square feet.
The duplex provision, which allows the construction of up to two residential units on each lot. Eligible properties must be zoned for single-family use, meet objective local development standards (such as setbacks, height limits, and parking), and not be located in restricted areas.

Together, this opens the door to building four homes where only one stood before. Homeowners can build duplexes, detached homes, or a mix of ADUs and new construction—all without rezoning.

Note: While SB 9 is a statewide law, cities may apply additional objective criteria or limitations. It's important to check with your local planning department—or work with a team like NEO Builders—to confirm your property’s eligibility.

At NEO Builders, we help clients capitalize on this opportunity with strategic designs that fit both regulations and lifestyle goals. Contact us for a free ADU consultation to get started on maximizing your property’s potential.

How to Know If Your Property Qualifies for SB 9

Lot Location and Zoning Requirements

To qualify, your lot must be in an “urbanized area” and zoned for single-family residential use. It must not be located in sensitive areas like flood zones or historic districts. For lot splits, the property must be at least 2,400 square feet, and each resulting lot must be at least 1,200 square feet. The two lots also need to be roughly equal in size, with no lot smaller than 40 percent of the original parcel.

Objective Design Standards and Restrictions

Projects under the duplex provision must meet objective standards—such as setbacks, height limits, and parking requirements—to qualify for ministerial approval.

SB 9 prohibits short-term rentals, and at least one of the new units must be intended for long-term occupancy.

How NEO Builders Can Help You Navigate Eligibility

We handle site research, code compliance, and city coordination so you don’t have to.

Before you even apply, NEO Builders will confirm your eligibility and build a plan that maximizes your ROI.

Ministerial Approval and What It Means for Homeowners

A key benefit of SB 9 is the shift to ministerial approval, meaning as long as a project meets objective zoning criteria, it must be approved—no public hearings, no CEQA (California Environmental Quality Act) review, no lengthy delays.

This empowers homeowners to make efficient development decisions without being blocked by subjective planning processes.

Historic Preservation Provisions in SB 9

Despite its streamlined approach, SB 9 includes built-in protections for designated historic sites.

If a home is listed on a local, state, or national historic register—or determined to be eligible—it is exempt from SB 9’s ministerial provisions.

Homeowners need to verify their property status before pursuing a project. NEO Builders helps identify these red flags early to avoid roadblocks later.

What Is SB 10?

Overview of the Voluntary Upzoning Bill

SB10 California, passed alongside SB 9, is entirely voluntary for cities and counties.

It allows local governments to pass an ordinance to rezone parcels in transit-rich or urban infill areas—like lots near Metro stations, underused parking lots, or vacant spaces in dense neighborhoods—for up to 10 residential units, without CEQA environmental review.

While it offers massive density potential, SB 10 is not accessible to the average homeowner unless their city formally adopts it.

Eligibility Criteria: What Qualifies as Transit-Rich or Urban Infill

To qualify under SB 10, parcels must be in areas with:

Frequent bus service (15-minute peak frequency),
Rail transit access, or
Identified urban infill areas.

Because cities must adopt SB 10 locally, its availability varies. As of now, many municipalities—including parts of Los Angeles—have yet to implement SB 10.

NEO Builders stays on top of SB9 and SB10 status updates to keep our clients one step ahead of zoning changes and development opportunities.

CEQA Exemptions and Local Control

SB 10 allows cities to bypass California Environmental Quality Act (CEQA) review when adopting an ordinance to upzone parcels.

However, actual development projects may still be subject to CEQA. This trade-off accelerates planning but still leaves room for delays.

At NEO Builders, we assess zoning and CEQA impact before moving forward with any large-scale plans—ensuring you’re always ready to build with confidence.

Concerns Around Historic Preservation and Community Impact

Unlike SB 9, SB 10 includes no historic preservation provisions. Critics warn this could lead to the demolition of culturally significant structures, especially in neighborhoods lacking formal protections.

Community advocates also worry that SB 10 could drive gentrification without adding truly affordable units. Homeowners should weigh these concerns if their area is upzoned under SB 10.

SB10 vs SB 9: What’s the Difference?

With SB9 and SB10 explained, the key differences come down to who can use them, how many units are allowed, and how easily they can be implemented.

Homeowner-Initiated vs. City-Initiated Development

While SB 9 and SB 10 both aim to increase housing density, they operate very differently. SB 9 allows individual homeowners to split a single-family lot and build up to two units per lot, making it a tool for personal property development. SB 10, on the other hand, gives local governments the option to rezone parcels—particularly in transit-rich areas—for up to 10 units, but only if the city adopts a specific ordinance. In this way, SB 9 is immediately actionable by homeowners, while SB 10 depends on city participation.

Who Can Take Advantage of SB9 and SB10? Homeowners vs. Local Governments

SB 9 is designed for homeowners and individual property owners.

SB 10 is a planning tool for local governments to increase zoning density.

If you’re a homeowner looking to build now, SB 9 is the tool to use.

Unit Limitations: 4 vs. 10 Units

SB 9 caps development at four units (via lot splits and duplexes), while SB 10 allows cities to zone lots for up to 10 units.

However, the latter is limited by local adoption and infrastructure realities. For most single-family homeowners, 2–4 units offer the most realistic and profitable path—exactly where NEO Builders thrives.

With years of experience navigating SB 9 requirements, zoning regulations, and permitting challenges, NEO Builders offers full-service design-build solutions tailored to maximize both space and property value.

Thinking about a garage conversion, building a detached ADU, or splitting your lot? Our team guides you through every step, ensuring your project is done right—from the first plan to the final inspection.

Environmental Review, Public Input, and Approval Processes

SB 9 eliminates public hearings and CEQA for qualifying projects. SB 10 skips CEQA for rezoning, but not for the building itself.

SB 9 is far more accessible for single-lot owners because it provides a clear, streamlined path to development that bypasses many of the usual bureaucratic hurdles.

Public Reactions and Political Pushback

Both bills have faced pushback.

Some residents fear loss of neighborhood character, while housing advocates argue SB 10 doesn’t go far enough. Understanding public sentiment helps homeowners anticipate local political dynamics—especially when working on projects with visible neighborhood impact.

SB10 vs SB 9: Impact on ADU Projects in California

Can You Build an ADU Under SB 9?

Absolutely. SB 9 allows ADUs to be part of the two units per lot calculation.

For example, one primary unit and one ADU—or two detached homes—can be approved without traditional zoning changes. This flexibility makes SB 9 a powerful tool for homeowners wanting to build wealth through ADUs.

Does SB 10 Allow for ADUs in Upzoned Areas?

Technically, yes. But since SB 10 is tied to city-level rezoning, its use for ADUs depends entirely on local implementation.

It’s suited for developers building multi-unit complexes, not for homeowners with a single parcel.

Why SB 9 Is More Relevant to Most Homeowners

For homeowners in Los Angeles and beyond, SB 9 is the clear winner.

SB 9 is active statewide and offers a streamlined process that doesn’t require cities to adopt special ordinances. Homeowners still need city approval, but the path to adding an ADU or converting a garage is far more straightforward—projects that NEO Builders handles every day.

If you're interested in expanding your property, increasing its value, or creating passive income by building an ADU, schedule a free ADU consultation with NEO Builders to start bringing that vision to life—backed by expert design, permitting, and construction support.

How NEO Builders Helps Clients Navigate These Opportunities

At NEO Builders, we help clients understand which bill applies to their property, evaluate build potential, and execute everything from architectural plans to construction. Whether it’s a garage conversion, a detached ADU, or a SB 9 lot split, our team ensures full compliance and maximum return.

Real-Life Use Cases Comparing SB10 vs SB 9 in California

Example of an SB 9 Lot Split and ADU Build

A current listing at 12870 Walsh Ave in Los Angeles features a 2,510 sq. ft. single-family lot in an urbanized residential zone. If it meets the additional SB 9 criteria—such as being outside environmentally sensitive areas and not historically designated—it could be eligible for a lot split.

Under SB 9, this parcel could be divided into two lots of approximately 1,255 sq. ft. each. The homeowner could then build up to two detached residential units—such as a main house and an ADU—on each lot. One unit could be rented out to generate income, while the other could serve as housing for family members or guests.

This type of project offers flexible living options and increased property value. At NEO Builders, we help homeowners evaluate sites like this, manage city permitting, and construct high-quality units that align with both SB 9 requirements and long-term investment goals.

Potential SB 10 Use Case in a Transit-Rich Corridor

A current listing at 2853 E 6th St, Los Angeles, CA 90023 features a 2,666 sq. ft. multi-family property located just blocks from the Metro E Line, making it a strong candidate for future transit-oriented development. If the City of Los Angeles adopts SB10 in this neighborhood, a parcel like this could potentially be upzoned to allow for up to 10 residential units—without the need for CEQA (California Environmental Quality Act) review during the rezoning process.

This kind of project would require developer-level financing, strategic permitting, and infrastructure considerations—making it more viable for commercial investors than individual homeowners. Still, it highlights how SB10 can unlock major density potential in key transit corridors.

If you’re curious whether your property could benefit from future zoning changes under SB10, NEO Builders can help assess your site and guide you through next steps.

What Homeowners Should Watch for in Their Local Area

Keep an eye on city council meetings and local zoning updates, especially in transit-accessible neighborhoods.

If your area considers adopting SB 10, talk to a professional like NEO Builders to see how your property could benefit.

The Long-Term Impact of SB10 vs SB 9 on California’s Housing Landscape

Increased Development Potential and Property Value

Both laws make it easier to build more on less land.

This leads to higher property values, especially in high-demand markets like Los Angeles. With the right strategy, property owners can transform equity into long-term returns.

What These Laws Mean for Future Home Development Projects

Expect more homeowners to renovate with rental income in mind.

Multi-unit layouts, backyard homes, and duplexes are becoming the new normal. NEO Builders specializes in exactly this type of strategic, future-ready design.

Policy Shifts to Watch Beyond 2025

SB 10 is set to sunset in 2029 unless renewed. Meanwhile, California continues to introduce new housing legislation.

Stay ahead by partnering with experts who monitor the evolving landscape—like NEO Builders.

FAQs About SB10 vs SB 9

When was SB9 and SB10 passed?

SB 9 and SB 10 were both passed by the California legislature in September 2021 and went into effect on January 1, 2022.

What’s the main difference between SB 9 and SB 10?

SB 9 allows individual homeowners to split their lot and build up to two units per parcel. SB 10, by contrast, gives cities the option to rezone parcels—mainly in transit-rich areas—for higher-density housing.

Does SB 9 allow for ADU development?

Yes, you can build ADUs under SB 9—as part of a two-unit development or a lot split scenario.

Can I use SB 10 to build more than one ADU on my property?

Possibly, but only if your city has adopted SB 10 and permits it under local zoning. SB 10 is primarily intended for local governments and developers to build multi-family units.

Are there restrictions on historic properties under these bills?

Yes under SB 9; no under SB 10. Historic properties are protected from ministerial approvals under SB 9.

What if my city hasn’t adopted SB 10?

Then SB 10 does not apply to you. Check with your local planning department or NEO Builders for updates.

How do I know if my property qualifies for an SB 9 lot split?

Consult zoning maps or speak with NEO Builders for a site-specific assessment.

How can NEO Builders help me maximize my property’s value?

We provide turnkey ADU solutions backed by zoning expertise, design innovation, and construction excellence—all delivered with the honesty and personal touch rarely found in the housing construction industry.

Start Your ADU Project Today with a Free Consultation

Why Wealthy Homeowners in LA Trust NEO Builders

Our high-end clients value clear communication, fast results, and quality craftsmanship—and we deliver all three. As the fastest ADU builder in Los Angeles, NEO Builders is known for efficient timelines without compromising on design or construction quality.

Expert ADU Design, Permitting, and Construction in One Place

From design to final inspection, NEO Builders is your all-in-one ADU team. Whether you're navigating SB10 vs SB 9, planning a lot split, or converting a garage, we make complex processes simple and profitable.

Book Your Complimentary ADU Assessment Today

Ready to explore your SB 9 potential? Contact NEO Builders today for a free ADU consultation.

Want to learn more beyond SB10 vs SB 9? Don’t miss our deep dive on the newest ADU legislation: Breaking Down the Latest ADU Laws for 2025.