The Mission ADU permit, cost & timeline.
Mission RM zoning allows true backyard cottages — rare in SF — provided you respect the 25%-rear-yard rule and existing tenancy.
Neighborhood intel
- Lot range
- 2,500–3,000 sq ft
- Zoning
- RM-1, RM-2
- Permit window
- 10–16 mo (SF DBI + Planning)
- Permits last 12 mo
- ≈ 55
- Best-fit product
- Backyard cottage on RM lots; ground-floor ADU on RH
- Starting price
- from $260K
№ 01 — Field notes
What we've learned from ≈ 55 permits.
- RM-1/RM-2 unlocks detached backyard cottage on many lots.
- Existing tenants in the primary structure trigger COPA pre-emption rights.
- Backyard ADU rents at $3,400–$4,000 1-BR (subject to rent control).
№ 02 — Questions
The Mission ADU questions, answered.
Does the Costa-Hawkins exemption protect new ADU rents?
No — SF places ADUs under local rent control regardless of build year. Model your pro forma at controlled-growth rents.
COPA — what is it?
Community Opportunity to Purchase Act — qualified nonprofits get a first-look offer when 3+ unit buildings change hands. Adding an ADU to a 2-unit RH won't trigger; converting to 3 might.
Soft-story retrofit timing?
Required before any major DBI permit on pre-1978 multi-unit buildings — front-load it.
№ 03 — Adjacent
Neighbors & the parent city.
Building in The Mission? Send us the address and we'll send back lot-specific feasibility within one business day.
Begin a The Mission ADU →