San Diego County ADU Ordinance Amendment Hearing August 2026: First-Time Homebuyer & Tenant Purchase Rights

San Diego County's Planning Commission reviewed critical ADU ordinance amendments on June 12, 2026, setting the stage for a Board of Supervisors hearing tentatively scheduled for August 2026. This hearing will finalize implementation details for AB 1033 separate ADU sales, with a groundbreaking focus on first-time homebuyer protections and tenant purchase rights that could accelerate construction demand across Pacific Beach, Mission Beach, La Jolla, and coastal communities from Tourmaline Surfing Park to Bird Rock.

After the County Board of Supervisors adopted AB 1033 on March 4, 2026, enabling ADU condominium sales starting April 4, 2026, the Board directed staff to develop "additional parameters to promote first-time home buyers such as owner occupancy requirements and first right of refusal for existing tenants" within 120 days. Draft options were released May 1-31, 2026, for public feedback before the Planning Commission's June 12 review.

What's Changing in August 2026

The August hearing will address two game-changing policy elements not included in the initial March adoption:

1. Tenant First Right of Purchase: Existing ADU tenants may receive the first opportunity to purchase their unit if the property owner decides to sell under AB 1033. This provision creates a direct path from renter to owner for tenants already living in ADUs built in unincorporated San Diego County areas.

2. First-Time Homebuyer Focus: New owner occupancy requirements and affordability protections aim to prioritize first-time buyers over investor purchasers. This shifts the AB 1033 market from purely investment-driven to homeownership-focused, potentially expanding demand beyond traditional landlord buyers.

The County's ADU Zoning Ordinance Amendment page notes that "a notification will be sent when the Board hearing date is confirmed" for the August session.

Impact on Pacific Beach ADU Projects

While Pacific Beach and Mission Beach fall within City of San Diego jurisdiction (which already implemented AB 1033 in August 2025), homeowners in nearby unincorporated areas near La Jolla, Bird Rock, Tourmaline Surfing Park, and coastal zones can capitalize on three monetization paths once the ordinance finalizes:

• Traditional rental income: Pacific Beach ADUs generate $2,500-$3,500/month in rental income
• Condominium sale: Separately sell ADUs as standalone properties, recovering construction costs faster
• Tenant purchase: Offer sitting tenants first right to buy at potentially preferential terms

Given that 2026 ADU construction costs in Pacific Beach range from $280-$420 per square foot (totaling $168,000-$252,000 for a 600 sq ft unit), understanding these exit strategies is critical before breaking ground.

The condominium conversion process requires a condominium map, CC&Rs, HOA creation, and county filing — with estimated costs of $15,000-$30,000 in legal and filing fees according to the County's AB 1033 guidance document.

FAQ

When is the August 2026 Board of Supervisors hearing?

The hearing is tentatively scheduled for August 2026, with final dates to be confirmed by the County. Homeowners can sign up for notifications on the County's ADU ordinance page.

Does this affect Pacific Beach ADU construction?

Pacific Beach and Mission Beach (within City of San Diego limits) already have AB 1033 since August 2025. However, unincorporated areas near La Jolla, Tourmaline Surfing Park, and coastal zones will benefit from the new tenant purchase and first-time homebuyer provisions once the County ordinance passes in August 2026.

Should I build my ADU before or after the August hearing?

Starting construction now allows you to design for future condominium conversion while regulations are still being finalized. ADUs built today can be retrofitted for separate sale once the ordinance passes, giving early movers strategic advantages in the emerging market for separately-sold ADU condominiums.