Accessory Dwelling Units -- want to build one? It is a lot easier than it has been in the past...

At the end of 2019, during an interview with the Sacramento Bee asking my opinion about the local Sacramento real estate market, the reporter asked about my most "out there" forecast or trend: I responded with -- wait for it -- constructing Accessory Dwelling Units, aka - ADU's! 

At that time, I was optimistic that as some state legislation encouraged city/county ADU application streamlining and the "by-right" ability of residential property owners to add ADUs to their properties, we'd see more homeowners building them. There are many parcels in greater Sacramento that could easily accommodate ADUs, whether that means converting existing space like a garage or basement to an ADU, or constructing a freestanding ADU Casita in the backyard. We could have thousands of mini-infill projects all over our region adding more housing at affordable prices.

Well, fast forward to 2025: ADUs have arrived! 

An Accessory Dwelling Unit (ADU) is a secondary residence on the same lot as a primary home. It can be attached, detached, or created by converting existing spaces like a basement. ADUs offer flexible living solutions, increase housing unit supply, and provide more affordable housing options. Examples include detached cottages, garage conversions, or repurposed home areas.

I am noticing ADU construction all over greater Sacramento...I am also noticing more and more that you can purchase existing resale homes with ADUs (which is now a searchable property characteristic in our MLS), and I am noticing new construction builders offering options for detached ADUs or attached "multigen" suites -- separate attached units with private entrances, kitchenettes, living space, and private bedrooms/bathrooms. Super cool, and I can tell you these are in demand.

I am so glad to see that Sacramento County and many of the cities withing Sacramento County have not only made the permit/application process easier for ADUs -- they have also created pre-approved design plans!

ADU info in different jurisdictions -- 

• Sacramento County (basically will be any areas within Sacramento County that are not within the city limits -- areas like Antelope, Orangevale, Carmichael, Fair Oaks, parts of areas called Sacramento that aren't in the city limits, etc) -- https://building.saccounty.gov/pages/adu.aspx 
• City of Sacramento -- https://adu.cityofsacramento.org/Shelf-ready-plans 
• City of Citrus Heights -- https://www.citrusheights.net/1108/Permit-Ready-ADU-Program 
• City of Elk Grove -- https://www.elkgrovecity.org/sites/default/files/city-files/Departments/Building/building-forms-and-handouts/over-the-counter-adu-program.pdf 
• City of Folsom -- https://www.folsom.ca.us/government/community-development/housing-services/accessory-dwelling-units
• City of Galt -- https://www.cityofgalt.org/government/community-development/planning/planning-division-forms-handouts
• City of Rancho Cordova -- https://www.cityofranchocordova.org/home/showpublisheddocument/20034/638644999044430000

If you are interested in constructing an ADU, I can point you to a few different builders who have come to specialize in them...or if you are wanting to purchase a resale or new construction home with an ADU, I am happy to assist you. Don't hesitate to reach out.

2024 Independence Day fireworks celebrations in the Sacramento region...

Carmichael - Red, White & Blue Celebration 

• Location: La Sierra Community Center, 5325 Engle Rd. Carmichael, CA 95608
• Cost: FREE
• Time: June 29th, 6-9pm, fireworks at 9:30pm

Citrus Heights - Stars & Stripes Celebration

• Location: Van Maren Park, 6601 Thalia Way, Citrus Heights, CA 95621
• Cost: Free
• Time: July 4th, event starts at 6pm, fireworks at 9:45pm

Elk Grove - Salute To The Red, White And Blue 

• Location: Elk Grove Regional Park, 9950 Elk Grove-Florin Road, Elk Grove, CA 95624 
• Cost: Free Admission – Parking $10 - Free Shuttle Service beginning at 4:30pm from SacRT No in/out parking privileges after 3 p.m. 
• Time: July 4th, 5pm-10pm, fireworks at 9:40pm

West Sacramento - 11th Annual Fourth on the Field 

• Location: Sutter Health Park, 400 Ballpark Drive, West Sacramento, CA 95691 
• Cost: Advance tickets are $15 and increase to $18.50 on the day of the event. Family four-pack tickets are available for $12.50 per day ticket ($16 day of). Club level for 21-and-over attendees are available for $25 ($30 day of) 
• Time: July 4th, Gates open at 6pm. Fireworks show begins at 9:30pm 

Rancho Cordova - 4th of July Celebration

• Location: Hagan Community Park; 2197 Chase Drive, Rancho Cordova, CA 95670 
• Cost: $5 online ($10 the day of). Parking is $10 (cash only) 
• Time: July 3rd, gates open at 4pm, fireworks at 9:45pm; July 4th, gates open at 10am, fireworks at 9:45pm 

Folsom - Folsom Pro Rodeo

• Location: 200 Wool Street, Folsom, CA 95630
• Cost: $30 general admission, $45 reserved seating, $75 corral club, $110 family pack. 
• Time: July 3rd & 4th, gates open at 5:30pm, rodeo begins at 7:30pm, fireworks at 9pm.

Davis - 2024 Fourth of July in Davis 

• Location: Community Park, 203 East 14th Street 
• Cost: Free admission 
• Time: July 4th, 4pm-10pm, fireworks at 9:35pm

Woodland - Fireworks Celebration

• Location: Woodland High School; 21 N West Street, Woodland, CA 95695 
• Cost: Free admission 
• Time: July 4th. Pre-fireworks festivities begin at 6pm, fireworks at 9:15pm

Galt - Fireworks Spectacular

• Location: Veterans Field: 900 Caroline Avenue Galt, CA 95632
• Cost: Free admission
• Time: events start at 7:30am, fireworks at 9:30pm

Want to list your Sacramento area property on AirBnB or VRBO? Here's what you need to know...

"If I buy this downtown condo, can I just list it on AirBnB and rent it to legislators when they visit the Capitol?"... "What if I turn this detached garage into a 'granny unit' and rent it out on AirBnB?" Hmm...good questions.

I get asked pretty often about transient occupancy and short-term rentals. Just to clarify, a transient occupancy or short-term rental is one that is for a term of less than 30-days. Think of a place that might be rented using AirBnB or VRBO -- probably more commonly thought of as vacation rentals. This type of short term arrangement is becoming more common these days thanks to these websites, and can be a nice alternative for travelers who perhaps want to stay somewhere other than a hotel. (Side note: a rental in excess of 30 days does not fall into this category. A landlord-tenant relationship is created in that case, and an entirely different set of laws apply.)

For example, my family and I stayed in a home for 5 days that we rented on VRBO in Scottsdale when we attended the SF Giants Spring Training a couple years ago. It was a nice place and the convenience of having a home where 6 of us could all comfortably stay, with amenities like a kitchen and laundry facilities were great!

It sounds appealing -- and a nice way to supplement income renting out part of your home, or perhaps you have a rental property and you'd like to offer it as a short-term rental instead of leasing for a longer term...People visit Sacramento, right? But as a property owner, what are the local rules? Well, right now the rules differ all over our Sacramento region.

City of Sacramento: for properties within the city limits, the City requires owners to obtain a Short-Term Vacation Rental Permit and pay a fee of $125. Owners must also collect and remit 12%  Transient Occupancy Tax (TOT). And there is a different set of parameters if you are renting out space in your own primary residence, versus renting out a vacant/non-primary residence (such as a 90 days per year limit).

County of Sacramento: for properties within the unincorporated areas of the county (like Antelope, Arden, Orangevale, Fair Oaks, Carmichael, other non-city Sacramento areas, etc.), the county requires owners to obtain a Vacation Rental Permit and pay a fee of $270.66. Owners must also collect and remit 12% TOT. The county does not allow short-term rental of vacant/non-primary residence property.

City of Galt: it seems there is no specific ordinance regarding short-term rentals within the city limits, however if you own any Galt rental property you are required to get a business license from the city. They also require TOT.

The Cities of Citrus Heights, Folsom, Elk Grove, and Rancho Cordova all require collection and remittance of TOT, however it seems they have no specific policies governing short-term rentals right now. You may want to defer to the county's policies here.

Keep in mind that just because the city or county may allow short-term rentals, if your property is located in a Homeowners Association (HOA), the HOA may specifically prohibit short-term rentals. I have started to see this in a number of HOA documents for my transactions. Also, speaking with a local insurance agent, be sure that your property insurance policy covers this sort of activity. Most policies specifically exclude coverage for short-term rentals.

New Listing - 880 Lake Canyon Avenue, Galt, CA 95632

Stunning 3 bedroom, 2 bathroom, 1,472sf Galt home directly across the street from Lake Canyon Park! You will love the open family room with vaulted ceilings, custom crown moulding, surround sound, huge windows let in lots of natural light, cozy fireplace. Great kitchen has newer appliances, tile counters, nook, and overlooks the backyard. Big bedrooms have built-in shelving, custom mouldings, and ceiling fans. Enviable master suite with custom recessed cabinets, dual sinks, walk-in closet, and access to patio. 2-car garage, tile roof, and Trane HVAC. Located close to shopping, schools, freeways, and more! Don't wait! Offered at $289,000. For more photos and additional detail, please visit 880 Lake Canyon Avenue, Galt, CA 95632.

Sacramento Residents - Check Before You Burn!

Brr! It seems that we went straight from summer to winter this year! Where are our mild autumn days? With our overnight low temperatures in Sacramento heading south, you may be tempted to light a cozy fire in your fireplace tonight. BUT, be sure to "Check Before You Burn." For the last few years around the beginning of November, I have posted information regarding the Sacramento Metropolitan Air Quality Management District's designated "Spare the Air" days where you can not burn wood in your fireplace...this program has been in effect for a few years now and has been very successful!

Their "Check Before You Burn" days are in effect this cold season from November 1, 2011 through February 29, 2012. Burning will be restricted or prohibited in Sacramento County when fine particle pollution is elevated.

You can actually sign up for email alerts from the Sacramento Metropolitan Air Quality Management District. If you do not want to sign up for their daily emails, you can "Check Before You Burn" each day by calling 1-877-NOBURN-5, or by just visiting their website.

Check Before You Burn is in effect in Sacramento County and all its cities including Citrus Heights, Elk Grove, Folsom, Galt, Isleton, Rancho Cordova, and Sacramento. Area residents AND businesses are prohibited from using indoor or outdoor fireplaces, wood stoves, firepits and chimineas that burn wood, pellets, manufactured logs or any other solid fuel, when fine particle pollution is forecast to be elevated. It is your responsibility to "Check Before You Burn." First time violations will result in a $50 fine, or a requirement to complete and pass a wood smoke awareness course. Fines for subsequent violations will result in more expensive fines.

Did you know that the Sacramento Metropolitan Air Quality Management District offers an incentive of up to a $1,500 voucher to replace or upgrade your older wood-burning / polluting units with cleaner-burning, USEPA certified or equivalent units? In order to be eligible, you must be a Sacramento County resident, and you must be replacing an existing uncertified wood stove, insert, or open hearth fireplace. Funds for are still available via this program, but are running out. If you are interested I suggest you contact a participating retailer of the replacement units asap.

I love having a cozy fire on cold nights, but I definitely pay attention to the daily alert emails I receive. It is extremely important that we all pay attention to this before lighting a fire...we all have to breathe the same Sacramento air!

Remember to Check Before You Burn in Sacramento County

For the last few years around this time, I have posted information regarding the Sacramento Metropolitan Air Quality Management District's designated "Spare the Air" days where you can not burn wood in your fireplace.

Their "No Burn" days are still in effect this year too from November 1 through February 28. wood burning will be restricted or prohibited in Sacramento County when fine particle pollution is elevated.

You can actually sign up for email alerts from the Sacramento Metropolitan Air Quality Management District. If you do not want to sign up for their daily emails, you can Check Before You Burn each day to confirm if it is legal to burn in your indoor or outdoor fireplace, wood stove, pellet stove, fire pit or chiminea by calling 1-877-NOBURN-5.

Check Before You Burn is in effect in Sacramento County and all its cities including Citrus Heights, Elk Grove, Folsom, Galt, Isleton, Rancho Cordova, and Sacramento.

Sacramento July 4th 2009 Events!

I must admit that Independence Day is one of my favorite holidays...the weather is usually great, fireworks are spectacular, and neighborhoods seem to come together with some neat community events. Here are a few July 4th you might enjoy this year in 2009;

-5th Annual Elk Grove Run for Independence; 10k run/walk in Elk Grove at Elk Grove Regional Park starting at 8am on July 4th. All funds raised benefit the Elk Grove Food Bank.

-25th Annual Rancho Cordova 4th of July Celebration; all kinds of family fun activities including a parade, pony rides, carnival midway, live music, fireworks and more! Starts at 11am at Hagan Park in Rancho Cordova on Friday, July 3rd - July 4th.

-City of Citrus Heights July 4th Extravaganzaa; live music, carnival rides, and 3-D fireworks display! Starts at 7:30pm on July 4th at the Sunrise Marketplace in Citrus Heights. Funds raised benefit the Mesa Verde Sober Graduation fund.

-50th Annual City of Galt Festival; live music, petting zoo, slot car racing, fireworks display, and more! Starts at 5pm on July 3rd - July 5th at Caroline Park in Galt. Funds raised benefit multiple Galt civic organizations.

-Sacramento Matsuyama Fun Run/Walk; family fun race starting at 7am July 4th at Matsuyama Elementary School on South Land Park Drive in the Pocket area of Sacramento. Funds raised benefit Matsuyama School Student Activities.

-Carmichael Gala Parade & Fireworks Show; parade begins at 10:30am on July 4th at the Grand Stand across from Carmichael Park in Carmichael, and fireworks are at 9:15pm. Other festivities like live music, concessions, kids crafts, etc. are held at La Sierra Community Center at 4pm.

-33rd Annual 4th of July 5-Miler in River Park; Fun run at Glen Hall Park in the River Park neighborhood of Sacramento starting at 7am on July 4th. Claimed to be "Sacramento's Oldest Running Event!"

-Arden Park Recreation & Park District July 4th Parade; family parade of bikes is held every year starting at 10am at La Sierra Park in Arden Park on July 4th.

-Annual East Sacramento Parade; family parade on the streets of 41st and 42nd @ M St in red, white, and blue...a Fabulous 40's tradition starting at 10am on July 4th.

-8th Annual Arden Arcade Freedom Parade; parade starts at 2700 Fulton Avenue, just south of Marconi at 10am on July 4th. Following the Parade is a family celebration with food, fun and games at Howe Park.

-Pyrospectacular at Cal Expo; lots of activities start at 5pm like harness racing, live music, and dancing. The famous fireworks display begins at 9:30pm...at Cal Expo on July 4th.

Check Before you Burn in Sacramento County!!!

Last year around this time, I posted information regarding the Sacramento Metropolitan Air Quality Management District's designated "Spare the Air" days where you can not burn wood in your fireplace. Their "No Burn" days are still in effect this year too.

You can actually sign up for email alerts from the Sacramento Metropolitan Air Quality Management District.

Check Before You Burn is in effect in Sacramento County and its cities: Citrus Heights, Elk Grove, Folsom, Galt, Isleton, Rancho Cordova, and Sacramento.

I heard on the radio yesterday that there are 70 enforcement officers out looking for illegal burning on No Burn days, and the fines are $1,000! YIKES!

Check Before You Burn!

I have a wood-burning fireplace in my house, and unfortunately starting this year, the Sacramento Metropolitan Air Quality Management District will restrict when I can use it. Boo! Beginning today (December 1st), it will be illegal in Sacramento County to burn wood in indoor or outdoor fireplaces or wood stoves on days where it has been determined that air pollution is "moderately to dangerously high." With this year being an exception, these rules will be in affect every year now from November 1st to February 28th.

Call 1-877-NO-BURN-5 (1-877-662-8765) for daily recorded burn status updates. You can also check burn status updates and learn more about this new ordinance at http://www.sparetheair.com/burncheck.cfm.


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