Quick answer: A two-story ADU costs $250,000–$450,000 in Los Angeles, or roughly $350–$550 per square foot — more per square foot than a single-story ADU due to stairs, additional structural framing, and a second level of plumbing and electrical. APLA Construction (CA Lic #1136359) handles this throughout Greater Los Angeles.
For LA homeowners with limited lot space, a two-story ADU is the smart way to maximize square footage without sacrificing the entire backyard. A detached two-story accessory dwelling unit gives you more living area on a smaller footprint, ideal for tight lots in Santa Monica, Culver City, Silver Lake, and the South Bay. APLA Construction is a licensed Los Angeles general contractor (CA Lic #1136359) specializing in ADU design and construction.
A two-story ADU in Los Angeles typically costs between $250,000 and $450,000, or roughly $350 to $550 per square foot in 2026. Two-story units cost more per square foot than single-story ADUs because of stairs, additional structural framing, and a second level of plumbing and electrical. A general breakdown:
The advantage is footprint: a two-story 1,000 sq ft ADU only occupies about 500 sq ft of yard, preserving outdoor space and meeting setback rules on small lots.
Two-story ADUs are ideal when your lot is narrow, when you want to preserve garden or pool space, or when you want separate living and sleeping levels for privacy and rental appeal. For a full cost comparison, see our ADU construction services.
Short answer: a two-story detached ADU is allowed in the City of Los Angeles, but not under the state’s 16-foot “by-right” option. It is built under LA’s own ADU ordinance, which allows a detached ADU of up to 1,200 square feet and up to two stories, within the height limit of your lot’s zone. An ADU attached to the house is the other route to a second story.
California does not set a maximum ADU height. Government Code § 66321(b)(4), as amended by SB 543 (Stats. 2025, ch. 520), sets the lowest height limit a city may impose — a floor, not a ceiling:
| ADU type | Minimum height a city must allow |
| Detached ADU on a lot with an existing or proposed single-family or multifamily home | 16 feet |
| Detached ADU within one-half mile walking distance of a major transit stop or high-quality transit corridor | 18 feet, plus 2 more feet for a roof pitch that matches the main house |
| Detached ADU on a lot with an existing or proposed multifamily, multistory building | 18 feet |
| ADU attached to the main house | 25 feet, or the zone’s height limit for the main house if that is lower (the state does not require a city to allow more than two stories) |
Sixteen feet is the trap. Two floors of living space, the floor structure between them and a roof on top rarely fit comfortably under 16 feet, so the state-guaranteed detached height works for a single story or a loft, not a true two-story unit.
Cities may allow more than the state minimum, and Los Angeles does. LA City Planning’s ADU implementation memo describes these detached ADU options under LAMC Section 12.22 A.33:
The trade-off is that the 1,200 sq ft option must also fit the zoning rules the 800 sq ft option is protected from: limits on total floor area for the lot, lot coverage, Specific Plans, Historic Preservation Overlay Zones and other overlays. LA’s ordinance also restricts new detached ADUs on certain lots in Very High Fire Hazard Severity Zones and Hillside Areas, with exceptions (LAMC 12.22 A.33(c)(4)). Check your parcel on ZIMAS before design starts.
Per the same memo, an ADU’s height is generally measured like any other structure under the zone, height district, Hillside Area, Specific Plan or overlay that applies. For the 16-foot state standard, LA uses the Zoning Code’s standard definition of building height in LAMC Section 12.03.
Santa Monica, Culver City, Glendale, Pasadena, Burbank and the other independent cities in the county write their own ADU ordinances. The state floors in the table above apply everywhere, but whether a two-story detached ADU is allowed above 16 or 18 feet depends on each city’s rules. APLA confirms the zoning, height allowance and setbacks for your specific lot before design and manages the permit process with the right building department.
These units shine in dense, high-value neighborhoods like Venice, Mar Vista, Atwater Village, and Highland Park where lots are small but land value is high. A two-story ADU can generate strong rental income or house family members while adding significant property value.
Yes. In the City of Los Angeles a detached ADU of up to 1,200 square feet may be up to two stories, within the height limit of the lot’s zone (LAMC 12.22 A.33). The state-guaranteed 16-foot option is too low for most two-story designs, so an attached ADU — which state law protects up to 25 feet, or the zone’s limit if lower — is the other route. APLA verifies your lot before design.
Under Government Code § 66321(b)(4)(B), as amended by SB 543 effective January 1, 2026, a city must allow at least 18 feet for a detached ADU within one-half mile walking distance of a major transit stop or high-quality transit corridor, plus 2 more feet for a roof pitch that matches the main house. Cities can allow more; in the City of LA the two-story ordinance option is governed by zoning height instead.
Per square foot, yes, by roughly 10 to 20 percent, due to stairs and structural framing. But it uses far less yard space, which is often worth more on a small LA lot.
In many LA neighborhoods, a 1,000 sq ft two-story ADU can rent for $2,800 to $4,000+ per month, depending on location and finishes.
Most two-story ADUs take 6 to 9 months from permit approval to completion, depending on size and site conditions.
APLA Construction designs and builds two-story ADUs across Los Angeles. Licensed CA Lic #1136359 — verify on CSLB. Call (818) 818-4419 or email info@aplaconstruction.com for a free ADU consultation and estimate.
Sources: California Government Code § 66321 as amended by SB 543 (Stats. 2025, ch. 520), read at leginfo.legislature.ca.gov on 14 October 2026; Los Angeles City Planning, Accessory Dwelling Unit implementation memo (LAMC 12.22 A.33). Zoning varies by parcel — general information, not a determination for a specific property.