SB 1211 for 32-unit apartment in Irvine
Irvine's SB 1211 math for 32-unit apartment owners: 8 detached ADUs (the §66323 cap), plus 8 interior conversions. Total: 16 new homes. At Irvine's median rent of $2,900/mo, that's ~$557K in additional gross annual rent.
The Irvine scenario
Run it as a sequence: stabilize existing 32 units → permit 8 detached ADUs ministerially under §66314 → convert 8 interior spaces into rentable units → re-tenant at Irvine medians.
Local tip for Irvine: Master-planned overlays; check HOA implications.
Large multifamily (10+ unit) design playbook
A 32-unit complex is capped at 8 detached ADUs by statute, so the play shifts toward interior conversions: max(1, ⌊units × 25%⌋) = 8 additional units carved from common rooms, oversized lobbies, basement storage, or laundry rooms.
Pro-forma snapshot
| Existing units | 32 |
| Detached ADUs (SB 1211) | 8 |
| Interior conversions | 8 |
| Total new units | 16 |
| Median 1BR rent in Irvine | $2,900/mo |
| Est. additional gross rent | $557K/yr |
| Estimated total project cost | ~$3,226K |
| Year-1 NOI estimate | ~$418K |
| Stabilized cap rate at cost | 13.0% |
| Replacement parking required | No (§66313) |
| Approval pathway | Ministerial · §66314 |
| Typical permit timeline in Irvine | 75-120 days |
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