California’s ambitious housing laws face an ongoing challenge: local governments tasked with implementation often lack understanding of how to properly process lot split applications, according to industry experts working directly with municipalities across the state.
The Knowledge Gap
“Almost all municipalities legitimately want additional housing and additional units, but they don’t know what they don’t know sometimes,”says Joe Snyder, Sales Director at Riechers Engineering, which has completed nearly 200 SB9 projects statewide. This knowledge gap creates friction in the approval process, even when local authorities support the broader goal of increasing housing supply.
According to Snyder, the education process requires extensive engagement with local officials. “We have to sit with the municipalities in a very high touch, hand holding educational sort of way, and walk them through the process as it’s supposed to be,” he explains.
The Implementation Challenge
While auxiliary dwelling units (ADUs) have gained widespread acceptance and understanding among local authorities, lot splits under SB9 continue to face implementation hurdles. Gloria Riechers, COO of Riechers Engineering, notes that their firm often appears as the only name associated with successful SB9 projects in county records.
“When she was at the county, she couldn’t get a straight answer,” Snyder says of a recent client interaction, “and so she was looking at the county records, and she saw the only name associated with SB9 in Santa Clara County was Riechers Engineering.”
The Path Forward
The education process around SB9 is not a one-time effort but an ongoing and multi-layered approach. It requires direct engagement with municipal staff to clarify how the law applies in specific cases. Demonstrating successful precedents also plays a key role, offering tangible examples that planning departments can follow. In some instances, obtaining confirmation letters from state authorities becomes necessary to ensure compliance and reduce uncertainty. At the same time, building strong relationships with local planning departments helps create trust and smoother communication, ultimately making implementation more feasible.
Riechers Engineering has positioned itself as a bridge between property owners and local authorities, helping navigate the complexities of SB9 implementation. “When they disagree, we have to go back up to the state and we have to request confirmation letters,” Snyder explains, highlighting the firm’s role in ensuring proper interpretation of the law.
