How to Get Permits for Garage Conversions in Los Gatos

Why the Permit Process Matters for Los Gatos Garage Conversions

Converting a garage into a living space is one of the most practical home improvement projects in Los Gatos, but it requires proper permits. Skipping the permit process creates legal and financial risk: unpermitted work can result in fines, forced removal, complications when selling your home, and insurance issues.

The good news is that California’s ADU-friendly legislation has made the garage conversion permit process far more predictable than it was a decade ago. The Town of Los Gatos must follow state mandates that streamline approvals, cap review timelines, and limit the types of restrictions the town can impose. This guide walks you through every step of the permitting process so you know exactly what to expect.

Understanding the Ministerial Approval Process

The single most important thing to know about garage conversion permits in Los Gatos is this: ADU conversions are approved through a ministerial process. This is a technical term that means the approval is non-discretionary.

What Ministerial Means for You

In a ministerial review, the town checks your plans against a set of objective, measurable standards. If your plans meet those standards, the town must approve them. There is no public hearing, no Planning Commission vote, no neighbor notification, and no discretionary design review board weighing in on whether they like your project.

This is a major advantage over other types of construction in Los Gatos, which may require Architecture and Site review, Development Review Committee evaluation, or Planning Commission hearings. Those processes can add months and introduce uncertainty. The ministerial ADU process eliminates both.

The 60-Day Review Window

Under California state law, the Town of Los Gatos must act on a complete ADU application within 60 days. If the town does not act within that window, the application is deemed approved. This timeline applies to the review of a complete application, so submitting thorough, accurate plans from the start is essential.

In practice, most ADU permits in Los Gatos are issued within three to four months when you factor in plan preparation, any requested corrections, and final permit issuance.

Required Documents for Your Permit Application

The Town of Los Gatos has a unified ADU/JADU building permit application that combines planning and building review into a single submission. All documents must be submitted digitally in PDF format through the town’s online portal at permits.losgatosca.gov.

Application Checklist

Here is what you need to prepare:

• Completed ADU/JADU Building Permit Application. This is the town’s combined form that covers both planning and building review in one package.
• Architectural Plans. Detailed drawings showing the proposed floor plan, elevations, sections, and details. Plans must show the existing garage condition and the proposed converted layout.
• Site Plan. A scaled drawing of your property showing the location of all structures, property lines, setbacks, and utility connections.
• Structural Calculations. Engineering calculations prepared by a licensed structural engineer verifying that the existing garage structure can support the conversion. This is especially important for wall modifications, new window and door openings, and any changes to the roof structure.
• Title 24 Energy Compliance Report. California’s energy standards require a compliance report demonstrating that your conversion meets current insulation, window, HVAC, and lighting efficiency requirements.
• Mechanical, Electrical, and Plumbing (MEP) Plans. Detailed drawings showing the HVAC system, electrical panel and circuits, plumbing layout, and connections to existing utilities.
• Exterior Material Specifications. Documentation showing that exterior finishes match or complement the primary home (wall materials, roofing, trim, window frames). This satisfies the town’s objective design standards.

Tips for a Complete First Submission

Incomplete applications are the most common cause of delays. The 60-day review clock does not start until the town deems your application complete. Missing a required document or submitting unclear plans can push your project back weeks.

Work with a design-build firm that has submitted ADU applications in Los Gatos before. They will know exactly what the town’s plan checkers look for and can prepare a package that passes review the first time.

Permit Fees and Costs

Permit fees for a garage conversion in Los Gatos are based on the project’s scope and valuation. The Town publishes its current fee schedule in the FY 2025-2026 Comprehensive Fee Schedule, available at losgatosca.gov/929/Permit-Fees.

Fee Breakdown

Expect total permit fees in the range of $5,000 to $20,000 for a garage conversion. This covers:

• Planning review fees for the ADU application
• Building permit fees based on project valuation
• Plan check fees (typically a percentage of the building permit fee)
• Inspection fees for all required construction inspections
• Utility connection fees for water and sewer, if new connections are required

State Fee Reductions for Smaller ADUs

California state law mandates reduced or waived impact fees for ADUs under 750 square feet. Since many single-car garage conversions fall under this threshold, you may benefit from significant fee savings. Impact fees that apply to new construction are generally not charged for ADU conversions within existing structures.

Your design-build team can provide a detailed fee estimate during the planning phase so there are no surprises.

How State Laws Shape Your Permit

California’s ADU legislation has been updated multiple times, and two bills in particular have a direct impact on garage conversion permits in Los Gatos: SB 897 and AB 2221. Both took effect January 1, 2023, and they continue to govern how local jurisdictions handle ADU applications.

SB 897: Key Provisions

SB 897 revised height allowances, occupancy rules, and fire safety requirements for ADUs:

• Height limits: Detached ADUs are allowed up to 18 feet in height on lots within a half-mile walking distance of a major transit stop, with an additional two feet allowed to match the primary home’s roof pitch.
• Fire sprinklers: Constructing an ADU does not trigger a requirement to add fire sprinklers to the existing primary home.
• Occupancy classification: Building an ADU does not constitute a Group R occupancy change under local building code, which simplifies permit requirements.

AB 2221: Key Provisions

AB 2221 tightened the rules around how local agencies review ADU applications:

• Objective standards only. Local agencies can only impose standards that “involve no personal or subjective judgment by a public official.” This means Los Gatos cannot reject your plans based on aesthetic preferences or neighborhood character concerns that are not tied to measurable criteria.
• 60-day review mandate. All agencies involved in reviewing ADU plans, including the planning department and utility companies, must respond within 60 days of receiving a complete application.
• No parking replacement. Local agencies cannot require replacement parking when a garage is converted to an ADU. You do not need to build a carport, widen your driveway, or prove alternative parking availability.

What This Means for Your Project

These state laws significantly limit the Town of Los Gatos’s ability to deny or delay your garage conversion permit. As long as your plans meet objective building and safety standards, the town must approve them within the statutory timeline. This gives homeowners a level of predictability that did not exist before California’s ADU reform legislation.

The Inspection Process

Once your permit is issued and construction begins, multiple inspections are required at key stages. The Los Gatos Building Division conducts these inspections to verify that work complies with the approved plans and current building codes.

Required Inspections

A typical garage conversion requires the following inspections:

1. Foundation and slab. Inspectors verify the existing slab condition, any new footings, moisture barriers, and structural connections. For many garage conversions, the existing slab is adequate, but the inspector confirms this before framing proceeds.
2. Framing. After walls are framed (or modified), the inspector checks structural integrity, proper fastening, and compliance with approved plans. This includes verification of new window and door openings, headers, and any shear wall installations.
3. Rough electrical. All wiring, outlets, switches, panel upgrades or subpanel installations, and GFCI protection in wet areas are inspected before walls are closed up.
4. Rough plumbing. Supply lines, drain lines, venting, and connections to the main sewer and water lines are inspected. The plumbing inspector will pressure test the system.
5. Rough mechanical. HVAC ductwork, equipment placement, ventilation, and exhaust systems are inspected for code compliance and proper sizing.
6. Insulation. Wall cavity insulation, ceiling insulation, and any continuous insulation must meet Title 24 requirements. The inspector verifies R-values and proper installation before drywall goes up.
7. Final inspection. A comprehensive walkthrough covering all completed work: finishes, fixtures, appliances, smoke and carbon monoxide detectors, egress windows, and overall habitability. Passing the final inspection is required before occupancy.

Scheduling Inspections in Los Gatos

Schedule inspections through the Los Gatos Online Permits System at permits.losgatosca.gov or by calling the Inspection Request Line at (408) 354-6877. Inspections must be requested by 12:00 p.m. (noon) for next-business-day service. Inspection hours are Monday through Friday, 8:00 a.m. to 3:00 p.m., excluding holidays.

The inspector will call you the afternoon before your scheduled inspection to confirm the time. Make sure the work area is accessible and that the relevant construction is visible (do not cover framing before the framing inspection, for example).

Los Gatos Objective Design Standards

While the ministerial process eliminates discretionary design review, Los Gatos does enforce objective design standards for ADU conversions. These are measurable, verifiable criteria.

Exterior Compatibility

The exterior of your converted garage must be visually compatible with the primary home. In practice, this means:

• Wall materials should match or closely complement the existing home’s siding, stucco, or other exterior finish.
• Roofing material should match the primary home.
• Trim and window frames should use the same material and color palette.
• The former garage door opening must be finished with a wall, windows, or doors that look intentional and cohesive. A well-designed replacement facade can actually improve your home’s curb appeal.

For most garage conversions, meeting these standards is straightforward because the garage already shares the same roofline and materials as the main house. The main design decision is how to handle the garage door opening.

Setback Exemptions

Conversions of legally established structures are exempt from setback requirements under California law. Since your garage already exists in its current location, you do not need to worry about side or rear setback compliance for the conversion. This exemption applies only if you maintain the existing footprint. Expanding the structure triggers standard ADU setback rules (4 feet from side and rear property lines).

Common Permit Pitfalls to Avoid

Even with a streamlined ministerial process, garage conversion permits can hit snags. Here are the most common issues and how to avoid them.

Incomplete Applications

Submitting an application without all required documents resets the clock. The 60-day review period does not begin until the town deems your application complete. Double-check every item on the checklist before submitting.

Missing Engineering Reports

Structural calculations and the Title 24 energy compliance report are frequently overlooked. Both require licensed professionals and can take two to four weeks to prepare. Start these early in the design phase.

Electrical Panel Issues

Many older Los Gatos homes have electrical panels that cannot support the additional load of a converted ADU. If a panel upgrade is needed, it adds cost and may require a separate permit and inspection from the utility company. Identify this early by having your electrician assess the existing panel during the design phase.

Sewer Lateral Condition

If the conversion includes a bathroom or kitchen, your sewer lateral may need inspection and possible repair. Some Bay Area jurisdictions require a sewer lateral inspection as part of the ADU permit process. Check with the town’s Building Division to confirm whether this applies to your project.

How Custom Home Simplifies the Permit Process

Navigating the permit process on your own is possible, but working with an experienced design-build team saves time and reduces risk. Custom Home (CSLB #986048) handles the entire permit process as part of its two-phase approach.

During Phase 1 (Design), Custom Home prepares all required documents: architectural plans, structural calculations, Title 24 energy reports, MEP plans, and the completed application. Every document is formatted to meet the Town of Los Gatos’s submission requirements. This thoroughness results in fewer correction requests and faster approvals.

During Phase 2 (Construction), the same team that designed the space builds it and coordinates all required inspections. This continuity means inspectors see work that matches the approved plans, which keeps your project moving forward without delays.

Start Your Los Gatos Garage Conversion

The permit process does not need to be intimidating. With the right documents, a clear understanding of the ministerial review process, and an experienced team, your garage conversion can move from application to approved permit in as little as 60 days.

Contact Custom Home to schedule a free consultation and get expert guidance on permitting your Los Gatos garage conversion.