In Long Beach, you can usually legalize an unpermitted ADU or garage conversion one of three ways: as a regular ADU permit, under AB 2533 if the unit was built before January 1, 2020, or through the city’s Unpermitted Dwelling Unit Amnesty Program, which requires a 10-year affordable rent covenant. Which path fits depends on when the unit was built, what kind of building it’s in and how far it is from current code.
Long Beach has a lot of bootleg units. Older garages turned into studios, back houses with no permit history, laundry rooms turned into a bedroom and bath. I see them on Long Beach listings all the time. Here’s how legalization actually works, what it costs, and how I’d think about it as a buyer.
The Three Paths to Legalize an ADU in Long Beach
| Path | Best for | Key requirement | Tradeoff |
|---|---|---|---|
| Standard ADU permit | Units that already meet most current ADU standards | Meet today’s ADU rules and building code | Can mean more construction work |
| AB 2533 | ADUs and JADUs built before Jan 1, 2020 | Fix health and safety issues, not full current code | Must prove the build date |
| UDU Amnesty (LBMC 21.66) | Extra units in otherwise permitted buildings, occupied before Dec 31, 2016 | 10-year affordable rent covenant | Rent is capped for a decade |
Path 1: A Standard ADU Permit
If the unit is inside an existing structure, like a converted garage, Long Beach treats it as what the code calls a “Limited” ADU. Limited ADUs that don’t add floor area are exempt from many development standards. State law also says a city can’t make you remove a nonconforming setback on a conversion. I explain that rule in No Setback Required for ADU Garage Conversions. Long Beach’s full ADU code is summarized here.
The catch is the building code. A standard permit means the unit has to meet today’s code for electrical, plumbing, egress, ceiling height and energy (Title 24). On an older conversion, that can mean opening walls.
Path 2: AB 2533 for Units Built Before 2020
AB 2533 took effect January 1, 2025. For an unpermitted ADU or JADU built before January 1, 2020, it limits what the city can require:
- Health and safety, not full code. The city can require you to fix conditions that make the unit substandard under Health and Safety Code 17920.3. It can’t deny the permit just because the unit doesn’t meet every current building standard.
- Impact fees are waived, along with most connection charges unless a utility upgrade is needed for safety. Regular permit and inspection fees still apply.
- A private inspection first. You can hire a third-party inspector to tell you what’s wrong before you ever contact the city.
LA County’s building department published a clear AB 2533 handout. Long Beach runs its own building department, so its forms and fees differ, but the state rules are the same. For the inspection items, see my AB 2533 inspection checklist.
The hard part is usually proof of the build date. Old aerial photos, utility records, a dated lease or a past code enforcement case can all help.
Path 3: The Long Beach Unpermitted Dwelling Unit Amnesty Program
Long Beach approved its amnesty program in January 2021 (Long Beach Post coverage). It’s in Municipal Code Chapter 21.66. The basics:
- The unit must be in an otherwise legally permitted building, in any zone except the IG and IP industrial zones.
- It must have been occupied as a home for more than 30 days in a row before December 31, 2016.
- Outside the coastal zone, it’s exempt from density, parking and setback rules that would otherwise kill it. It still has to meet health and safety standards.
- The owner records a 10-year affordability covenant. Rent is limited to the lower of the current tenant’s income level or moderate income, and there’s an annual monitoring fee.
- It isn’t meant for units that can be legalized as ADUs. Those go through Path 1 or 2.
For an investor, the covenant is the whole decision. Capping rent for 10 years lowers both cash flow and resale value. In my view, this usually only makes sense for an extra unit in a small apartment building that can’t qualify as an ADU any other way.
What Does ADU Legalization Cost in Long Beach?
Every unit is different, but these are the cost buckets I tell buyers to expect:
| Item | What drives the cost |
|---|---|
| Third-party inspection | Usually the cheapest step. Worth it before you commit. |
| Plans and as-built drawings | Architect or designer to draw what’s there |
| Permit and plan check fees | Set by the city. Impact fees are waived under AB 2533. |
| Electrical and plumbing corrections | Often the biggest line. Old panels and unpermitted wiring are common. |
| Egress, smoke and CO alarms | Window sizes, exits and alarms |
| Structural work | Only if needed. Requires engineered plans. |
A recent example from my own work: a 350 square foot studio was quoted at about $100,000 to legalize, including Title 24 energy upgrades, with about six months to finish. A different, simpler garage conversion could cost a fraction of that. Get the inspection before you guess.
Is It Worth Legalizing? A Simple Buyer’s Test
I keep it simple. Compare the legalization cost to what a legal unit adds:
- Rent you can legally collect. An unpermitted unit can’t legally be rented. A legal one can. Check what similar units rent for in that part of Long Beach.
- Value at appraisal. Appraisers usually give unpermitted space some value, but less than a permitted unit. See Does an Unpermitted ADU Add Value at Appraisal?
- Insurance and lending. Unpermitted space can cause problems with both.
- Rent control. Long Beach doesn’t have local rent control, but statewide AB 1482 can apply. See AB 1482 and ADUs.
Sometimes the right answer is to tear it out and build a new permitted ADU. I compare legalizing against demolishing in Should I Use AB 2533 or Just Demo It?
Buying a Long Beach Home With an Unpermitted Unit
The unpermitted unit should be priced into the offer. Before you remove your contingencies:
- Pull the permit history for the property from the city.
- Get a third-party inspection on the unit specifically.
- Get a rough legalization quote from a contractor who’s done it in Long Beach.
- Decide your path (permit, AB 2533, amnesty or demo) and price it into your offer.
If you’re on the other side of the deal, see Selling a Long Beach Home With an Unpermitted Garage Conversion. For current multi-unit prices in the city, see my North Long Beach market report.
Frequently Asked Questions
Can I legalize an unpermitted ADU in Long Beach?
Usually, yes. Most units go through a standard ADU permit or AB 2533. Extra units in permitted buildings may qualify for the amnesty program instead.
Does AB 2533 apply in Long Beach?
Yes. It’s state law, so it applies in every California city. It covers ADUs and JADUs built before January 1, 2020.
Does the Long Beach amnesty program cap rent?
Yes. It requires a 10-year covenant limiting rent to the current tenant’s income level or moderate income, whichever is lower.
How long does ADU legalization take?
Plan on several months. Plans, plan check, corrections and final inspection all take time. About six months is a reasonable planning number for a unit that needs real work.
Know the Path Before You Buy
An unpermitted unit can be a great buy or a money pit. The difference is knowing the legalization path and the cost before you’re locked in.
👉 Book a buyer ADU consult call to go through your options with Dylan
Prefer to talk now? Call Dylan Serna, ADU Realtor at 714-860-2868.
Dylan Serna | The ADU Realtor | eXp Realty | DRE #02217359
This post is general information, not legal advice. Confirm the rules for any specific property with Long Beach Development Services.
