那一年我来到了美国

 我在华南理工大学建筑系本科毕业以后，直接就考上了华南理工大学建筑系的研究生。本来是想研究生毕业以后，就安安分分在中国发展，生活和工作。但是有一次偶然的机会，知道我中学的同班同学W在北京大学毕业以后就拿到了奖学金要来美国读书。这件事情给了我很大的启发，我想我同学读的是物理系，很容易拿奖学金，我读的是建筑系，比较难拿奖学金，但是也不是不可能。如果他一年就能得到奖学金来美国留学的话，那我也可以试一试，一年不行就再试几次，多试几年一定可以成功的。

 

于是我就考了托福和GRE，分数都很好。申请了八个美国的大学。最后多了一份申请材料，反正已经弄好了，于是就把它寄到南加州大学申请。我一开始没有申请南加州大学，因为我想加州是一个大家都想去的地方，竞争比较激烈，一开始本来没有申请。后来是因为多了一份申请材料才申请的。没想到反而是南加州大学给了我奖助学金。虽然当时我连南加州大学的50美金申请费都没有交，不过一年之后南加州大学还是逼着我补交了50美金的申请费。?

 

当时拿到南加州大学给我奖学金的那封信，非常激动，仔细看了几遍，看看觉得好像有点不大对劲：南加州大学一年的费用要23,000美金，当时的奖助学金加起来只有16,000美金，于是，我就经过慎重考虑，再次向南加州大学写了一封信说能不能多给我点奖学金，因为我看了你们给的奖助学金还不够我在南加州大学一年的学习费用。当时的系主任哈里斯(Robert Harris) 教授二话没说又给我加了2500美金的奖学金。我当时赶紧向所有的身边的亲戚朋友去问，都没有办法自己找到剩下的资金，于是又写了一封信给南加州大学向他们说明情况，希望他们能再给我一些奖学金，补上这个缺口。Robert Harris系主任又给我加了2500美金的助学金，他的助手Doris多丽丝女士给我写信说，陈先生，你应该自己想办法解决剩下的款项，把来南加州大学读书这个事情最后定下来。

 

最后我是通过中学同学W帮忙，帮我弄到了2000多美金的银行存款证明，请他的另一个在美国的同学帮我做担保，我才最后确定能够拿到I-20来美国留学。

 

最后这一件事办完之后，到美国在广州的领事馆签证倒是挺顺利的，领事见到我小声说了一句“你好”。我还没反应过来，最后才知道他在跟我说话。和他寒暄了几句，然后他问我你为什么要来美国留学？我说我在华南理工大学研究生读的是亚热带建筑，而洛杉矶正好也是亚热带气候，所以我过去可以继续我的研究。领事二话没说就批了我的留学签证。

 

拿到签证以后，又多了一个难题。因为我在美国当时人生地不熟，南加州大学我又从来没去过。最后还是通过中学的同学C帮忙，和中国科技大毕业的另外一个中学的校友T搭上了线。请他到飞机场来接我。他当时刚好也在南加州大学物理系读博士学位。

 

当时我买的是西北航空公司的机票，是在西雅图转机六个小时，之后再转回到洛杉矶。因为我在西雅图已经入境了，所以到洛杉矶国际机场的时候，很快就出到了航站楼，在行李处等了两个多小时，汤南生可能以为我要花很长时间出境，所以比较晚来，也可能是因为工作忙迟到的原因吧。当时我还很天真，手上一分钱美金都没有，只有一万一千多块的港币。在国内的时候心想美国美金多得很，但美国换可能会比较优惠。结果到了洛杉矶国际机场，换汇的那个办公室已经关门了。一分钱美金都换不到。其实后来到了南加州大学才知道，在美国换美金更加亏本，美国银行的职员连港币都没见过，换钱的时候还要拿一本各国货币的照片出来比对才能换，而且汇率对我们非常不利。

 

话说刚到美国那天，在洛杉矶国际机场，因为我手上没有美金，当时拿那种推行李的车要1美金（现在已经涨到3美金了），我连1美金都没有。于是，我问身边的一个美国老太太，说我能不能跟用10港币换了1美金，因为当时1美金可以换八块港币。那个老太太人很好，二话没说就给了我1美金，说不用给我港币了，因为港币对我来说也没有用。这件小事，让我对美国人民留下了美好的印象。

 

T是比我们高几届的华南师大附中的校友，久闻大名的一个很优秀的学长，但是我从来没有见过他这个人。好在我比较小心，在来美国之前一个月已经把我的相片寄给他了，所以他可以认出我这个人。当时到了行李提取处，拿了行李，但是却见不到我们这个学长心里非常紧张，用付费电话给他打电话的时候，结果他就找到了我。T在刚到南加州大学的时候给我帮了好多忙，甚至帮我去中国超市买过大米。非常感谢华南师大附中的同学和校友的帮忙和支持。

 

我应该是华南理工大学建筑设计，靠自己拿奖助学金来美国读书的第一个人。之前有个研究生学长林学辉，好像是因为给麻省理工学院建筑系的系主任来我们学校访问的时候当过翻译，拿到过一半的MIT奖助学金，但是因为没有拿到剩余的资金，所以没有能够成行。

陈钢（Gang Chen）
出版社创办人、畅销书作家（http://GreenExamEducation.com）
建筑师（Architect）、LEED AP BD+C
加州房地产经纪人（BRE# 01232392）

网址：http://GreenExamEducation.com

 

The Year I Came to America

After graduating with my bachelor's degree from the Department of Architecture at South China University of Technology, I was admitted directly to the same department's graduate program. My original plan was to complete my master's degree and then settle down in China, where I would build my career and live a stable life.

However, an unexpected opportunity changed my thinking. I learned that a former high school classmate, W, had graduated from Peking University and received a scholarship to study in the United States. This inspired me tremendously. I thought to myself that my classmate had studied physics, a field in which scholarships might be relatively easy to obtain. I studied architecture, where scholarships might be harder to secure, but that did not mean it was impossible. If he could win a scholarship and come to America after just one year of trying, why couldn't I do the same? If I failed the first time, I could try again. Even if it took several years, I believed I would eventually succeed.

With that determination, I took the TOEFL and GRE exams and earned excellent scores. I applied to eight American universities. In the end, I had one extra set of application materials already prepared, so I decided to mail it to the University of Southern California (USC) as well.

Initially, I had not planned to apply to USC because I assumed California was a popular destination for international students and competition would therefore be fierce. I only applied because I had an extra application ready to go. To my surprise, USC was the university that offered me financial assistance! Although I had not even paid USC's $50 application fee at the time, the university eventually insisted that I pay it a year later. 😁

When I received the letter offering me a scholarship, I was incredibly excited. I read it several times, but then something did not quite add up. The estimated annual cost of attending USC was $23,000, while the scholarship and financial aid package totaled only $16,000. After careful consideration, I wrote to USC again and asked whether they could increase my scholarship. I explained that the financial assistance they had offered was not enough to cover my expenses for one year of study.

Professor Robert Harris, the department chair at the time, promptly increased my scholarship by another $2,500 without hesitation. I immediately asked all my relatives and friends whether they could help me find the remaining funds, but nobody could come up with a solution. So I wrote another letter to USC, explained my financial situation, and asked whether they could provide additional assistance to cover the shortfall.

Professor Harris once again increased my financial aid by $2,500. His assistant, Ms. Doris, wrote to me and said, in effect, "Mr. Chen, you should try to find a way to cover the remaining amount yourself so that you can finalize your plans to study at USC."

Eventually, my high school classmate W came to my rescue. He helped me obtain a bank deposit certificate showing a little over $2,000 and asked another friend of his in the United States to act as my financial sponsor. With those arrangements in place, I was finally able to secure my I-20 and prepare to come to America to study.

Once all these arrangements were completed, obtaining my student visa at the U.S. Consulate in Guangzhou turned out to be surprisingly easy. When the consular officer saw me, he quietly said, "Ni hao" (Hello in Chinese). I did not immediately realize he was speaking to me. After exchanging a few pleasantries, he asked why I wanted to study in the United States.

I explained that my graduate studies at South China University of Technology focused on subtropical architecture, and Los Angeles also had a subtropical climate. I could therefore continue my research there. Without asking any further questions, the consular officer approved my student visa.

After receiving my visa, I faced another challenge. I knew practically nothing about life in America, and I had never visited USC. Fortunately, another high school classmate, C, helped connect me with T, a fellow alumnus of the High School Affiliated to South China Normal University who had graduated from the University of Science and Technology of China. I arranged for T to meet me at the airport. At the time, he was pursuing his Ph.D. in physics at USC.

I had purchased a ticket with Northwest Airlines, with a six-hour layover in Seattle before continuing to Los Angeles. Since I had already cleared U.S. immigration in Seattle, getting out of the terminal at Los Angeles International Airport was relatively quick. I collected my luggage and waited for more than two hours, but T was nowhere to be seen.

Perhaps he had assumed that it would take me a long time to clear immigration and customs, or perhaps he was running late because of work. Whatever the reason, I was left waiting anxiously.

I was also incredibly naive at the time. I had not brought a single U.S. dollar with me, only a little over HK$11,000. Before leaving China, I had assumed that American dollars would be plentiful in the United States and that exchanging money there might even offer a better deal. Unfortunately, by the time I arrived at LAX, the currency exchange office had already closed. I could not exchange a single dollar.

I later discovered, after arriving at USC, that exchanging Hong Kong dollars in the United States was actually a worse deal. Many American bank employees had never even seen Hong Kong currency. When exchanging money, they sometimes had to consult a book containing photographs of currencies from different countries just to identify the bills. On top of that, the exchange rates were highly unfavorable to us.

Here is a small incident from my very first day in America that I have never forgotten.

At LAX, I needed a luggage cart, which cost $1 at the time. Today, the price has risen to $3. But I did not have even a single U.S. dollar in my pocket.

I turned to an elderly American woman nearby and asked whether she would exchange HK$10 for US$1. At the time, one U.S. dollar was worth approximately HK$8. She was incredibly kind. Without hesitation, she simply handed me a dollar and told me not to worry about giving her the Hong Kong dollars because they would not be of much use to me anyway.

It was such a small gesture, but it left me with a wonderful first impression of the American people. I have never forgotten her kindness.

T was several years ahead of me at the High School Affiliated to South China Normal University. He was an outstanding alumnus whose reputation I had heard about for years, although I had never met him in person. Fortunately, I had the foresight to mail him a photograph of myself about a month before coming to the United States, so he would be able to recognize me.

After collecting my luggage, I became increasingly nervous because I still could not find him. I eventually used a pay phone to call him, and that was how we finally managed to locate each other.

During my early days at USC, T helped me tremendously. He even went to a Chinese supermarket to buy rice for me. I remain deeply grateful to my high school classmates and alumni for their kindness, assistance, and support during those difficult early days in America.

To the best of my knowledge, I was probably the first architecture student from South China University of Technology to make it to the United States on my own initiative with a scholarship and financial aid package.

Before me, there was a graduate student named Lin Xuehui, a senior alumnus in the architecture program. As I recall, when the head of MIT's Department of Architecture visited our university, Lin served as his interpreter and subsequently received an offer covering approximately half of his financial needs at MIT. However, because he could not secure the remaining funding, he was unable to make the trip.

Looking back, my journey to America was far from easy. It required determination, persistence, resourcefulness, and, above all, the generosity of friends and strangers who helped me along the way. What began as a seemingly improbable dream eventually became a reality. This experience taught me that opportunities often emerge unexpectedly, but we must have the courage to pursue them and the perseverance to overcome the obstacles that stand in our way.

Gang Chen, Publisher/Bestselling Author (GreenExamEducation.com)

Architect, LEED AP BD+C, Real Estate Broker (BRE# 01232392)

变

 多年以后，根据记忆重新写了《变》这一篇文章：

变

“变”是世界最恒久的主题。万事万物时时刻刻都在变化之中：春去秋来，潮涨潮落，昨日之事已成过去，今日之人已非昔日之我。正如古语所说：“惟变所适者生。”顺应变化、驾驭变化，才是人类进步与人生意义的根本所在。

人生之路，亦因“变”而精彩。唐太宗李世民曾言：“水能载舟，亦能覆舟。”这是他从历史中深刻总结出的治国之道：民心可助你成就千秋伟业，也可以瞬间毁灭一切。李世民正是以此为警醒，开创了“贞观之治”，成为千古一帝。可见，正视变化、理解变化，是走向成功的重要一步。

而变化本身，也往往孕育着希望。诗云：“宝剑锋从磨砺出，梅花香自苦寒来。”只有在不断的试炼与磨难中，人才能完成自我的蜕变。明末农民起义领袖李自成，一生便是“变”的缩影。他从贫苦出身到起兵反明，终攻入北京，登基称帝，然而却因不能顺应民心，失政于一朝，迅速从巅峰跌落。他的成功与失败之间，并没有绝对的命运安排，而是对“变”的适应与否。若他能及时改变治国策略，安抚百姓、整顿军纪，也许结局将截然不同。

“变”，并非总是外部带来的，有时也来自内心的觉醒。看今日之社会，从科技日新月异到观念更新换代，人们所面临的最大挑战，往往不是变化本身，而是能否以开放的心态接纳变化。乔布斯曾说：“创新区分了领袖和追随者。”他正是凭借对时代趋势的精准把握和不断自我革新的勇气，让苹果公司从几近破产走向巅峰。他的成功再次印证了一个道理：只有拥抱变化，才能赢得未来。

当然，变化也并非总是积极的。在变化中迷失方向的人不在少数。一味随波逐流、失去自我，反而会被时代抛弃。所以，我们需要的不仅是面对“变”的勇气，更是识变、应变、求变的智慧。鲁迅弃医从文，以笔为刀，唤醒国人心灵；爱迪生经历上千次失败，最终点亮了人类文明的夜空。这些先贤的经历说明，人生的每一次有意义的变化，背后都藏着坚持与思考的力量。

“变”是一种考验，也是一种机遇。无论是个人、国家还是世界，都无法脱离变化的轨迹。正如庄子所言：“天地有大美而不言，四时有明法而不议，万物有成理而不说。”变化是自然之理，是历史之必然，是生命之常态。

我们无法阻止风的方向，却可以调整自己的风帆。在这个日新月异的时代，唯有以坚定的信念面对不确定，以持续的努力创造新意义，才能真正活出自己的精彩。

结尾语：

让我们在“变”中奋进，在“变”中成长，在“变”中找到不变的价值和初心。

陈钢（Gang Chen）
出版社创办人、畅销书作家（http://GreenExamEducation.com）
建筑师（Architect）、LEED AP BD+C
加州房地产经纪人（BRE# 01232392）

网址：http://GreenExamEducation.com

 

Change

Years later, I rewrote this essay, Change, based on my memories.

Change

“Change” is the most enduring theme in the world. Everything, everywhere, is constantly changing. Spring gives way to autumn, tides rise and fall, yesterday’s events become history, and the person we are today is no longer the person we were yesterday. As the ancient saying goes, “Only those who adapt to change can survive.” Learning to adapt to change and master it lies at the heart of human progress and the meaning of life.

The journey of life is also made remarkable by change. Emperor Taizong of the Tang Dynasty, Li Shimin, once said, “Water can carry a boat, but it can also capsize it.” This was a profound lesson he drew from history about the art of governing: the support of the people can help you build an enduring legacy, but losing that support can bring everything crashing down in an instant. Taking this lesson to heart, Li Shimin ushered in the celebrated Reign of Zhenguan, becoming one of the most revered emperors in Chinese history. His example demonstrates that recognizing and understanding change is an important step toward success.

Change itself often gives rise to hope. An ancient poem says, “A sharp sword is forged through repeated honing, and the plum blossom’s fragrance comes from the bitter cold.” Only through continual trials and hardships can people transform themselves and emerge stronger. Li Zicheng, the leader of a peasant uprising in the late Ming Dynasty, embodied the power and consequences of change throughout his life. Born into poverty, he rose in rebellion against the Ming government, eventually capturing Beijing and proclaiming himself emperor. Yet he failed to adapt to the will of the people and govern effectively. His rule collapsed almost as quickly as his rise to power. The difference between his success and failure was not simply fate, but whether he could adapt to changing circumstances. Had he changed his governing strategies in time, won the people's support, and restored military discipline, the outcome might have been very different.

Change does not always come from external forces; sometimes, it begins with an awakening within ourselves. In today's world, from rapidly advancing technology to constantly evolving social attitudes, people's greatest challenge is often not change itself, but whether they can embrace it with an open mind. Steve Jobs once said, “Innovation distinguishes between a leader and a follower.” With his keen understanding of emerging trends and his courage to continually reinvent himself, Jobs helped Apple rise from the brink of bankruptcy to become one of the world's most successful companies. His achievements reaffirm a fundamental truth: only by embracing change can we win the future.

Of course, change is not always positive. Many people lose their way amid changing circumstances. Those who blindly follow the crowd and abandon their own principles may ultimately be left behind by the times. What we need, therefore, is not merely the courage to face change, but also the wisdom to recognize it, respond to it, and initiate it when necessary. Lu Xun abandoned medicine for literature, wielding his pen as a weapon to awaken the hearts and minds of the Chinese people. Thomas Edison endured thousands of failures before finally illuminating the night sky of human civilization with his inventions. The experiences of these great figures demonstrate that behind every meaningful transformation in life lies the power of perseverance and reflection.

Change is both a test and an opportunity. Individuals, nations, and the world itself cannot escape its course. As Zhuangzi observed, “Heaven and earth possess great beauty without speaking of it; the four seasons follow their clear patterns without debating them; and all things follow their inherent principles without explaining them.” Change is a law of nature, an inevitability of history, and a constant of life.

We cannot change the direction of the wind, but we can adjust our sails. In this rapidly changing age, only by facing uncertainty with steadfast conviction and creating new meaning through continuous effort can we truly live a remarkable and fulfilling life.

Closing Words

Let us strive forward through change, grow through change, and discover within change the values and original aspirations that remain constant.

Gang Chen, Publisher/Bestselling Author (GreenExamEducation.com)

Architect, LEED AP BD+C, Real Estate Broker (BRE# 01232392)

California AB 956 Housing Bill: Allowing Two ADUs on Eligible Single-Family Residential Lots Creates New Opportunities for Homeowners

California AB 956 Housing Bill: Allowing Two ADUs on Eligible Single-Family Residential Lots Creates New Opportunities for Homeowners

1. Background of AB 956

California has faced a persistent housing shortage, high home prices, and rising rents for many years. For many families, purchasing a home has become increasingly difficult. At the same time, housing needs have become more complex as young adults seek independent living arrangements, aging parents need housing and care, and adult children continue to live with their parents.

To address the housing shortage, California has continued to revise its housing laws to encourage property owners to make better use of existing residential land and increase the housing supply. Accessory Dwelling Units (ADUs) have become an important tool in this effort.

On February 20, 2025, California Assemblymember Sharon Quirk-Silva introduced AB 956. The bill seeks to expand opportunities for ADU construction on eligible properties, simplify the approval process, and limit unreasonable restrictions imposed by homeowners associations (HOAs) on lawful ADU development.

On September 29, 2026, AB 956 was signed into law by Governor Gavin Newsom, becoming part of California’s ongoing housing reform efforts.

2. What Is an ADU?

An Accessory Dwelling Unit, or ADU, is a secondary residential unit located on the same lot as an existing or proposed primary residence. It may have its own kitchen, bathroom, bedroom, and separate entrance.

Common types of ADUs include:

1. Detached ADUs: Separate residential structures built outside the main house, often in the backyard or another suitable location.
2. Attached ADUs: Residential units connected to the main house or created within an expanded portion of the existing residence.
3. Garage Conversion ADUs: Existing garages converted into residential units that meet applicable requirements.
4. Junior Accessory Dwelling Units (JADUs): Smaller living spaces, generally no more than 500 square feet, created within an existing or proposed single-family residence and subject to specific legal requirements.

ADUs can provide housing for parents, adult children, or other family members. They may also be rented out, when permitted by applicable law, to generate additional income for homeowners.

3. The Most Important Change Under AB 956: Two Detached ADUs on Eligible Lots

One of the most significant features of AB 956 is its expansion of opportunities to build detached ADUs on eligible single-family residential lots.

Under the revised California law, local agencies must approve up to two newly constructed detached ADUs through the applicable streamlined approval process on qualifying lots with an existing or proposed single-family dwelling.

These units must meet the applicable legal requirements, including relevant side-yard and rear-yard setback requirements. Local agencies may impose applicable size and height limitations under this approval pathway, and the law allows the permitted floor area to reach 800 square feet per unit.

This reform is significant because, under the previous framework, eligible lots generally could obtain approval for only one newly constructed detached ADU through this particular streamlined approval pathway. AB 956 increases that number to two, allowing certain residential properties to make more efficient use of their land.

However, the law also establishes limitations concerning combinations of two detached ADUs and a Junior Accessory Dwelling Unit. If a property already has two detached ADUs approved under the relevant provisions, a local agency may not be required to approve an additional JADU through the same streamlined approval pathway.

Therefore, homeowners should not assume that every residential lot can accommodate an unlimited number of additional units. The actual number of units permitted depends on the property’s characteristics, applicable building codes, and relevant legal requirements.

4. Restrictions on HOAs Under AB 956

In California, many residential communities are governed by homeowners associations, commonly known as HOAs. These associations typically establish rules governing exterior appearance, building alterations, land use, and other community matters.

In the past, even when state law permitted ADU construction, some homeowners encountered obstacles imposed by HOA rules.

AB 956 amends relevant provisions of California’s Civil Code and broadens the statutory protections for ADUs and JADUs from certain single-family residential zoning terminology to lots where single-family residential use is permitted. This change may expand the scope of properties covered by these protections.

Under the revised provisions, certain covenants, restrictions, or HOA governing documents that effectively prohibit or unreasonably restrict the construction or use of ADUs and JADUs on qualifying properties may be considered void and unenforceable.

However, this does not mean that HOAs can no longer regulate any residential improvements. Reasonable restrictions may still be permitted, provided they do not impose unreasonable costs, effectively prohibit construction, or deprive homeowners of their legal right to build an ADU.

Therefore, homeowners planning to build an ADU should still verify applicable building codes, property conditions, and community requirements. The passage of AB 956 does not automatically invalidate every HOA restriction.

5. What Practical Benefits Does AB 956 Offer Homeowners?

1. Additional Rental Income

For homeowners with sufficiently large backyards, building two detached ADUs may create additional rental opportunities if the properties meet the applicable requirements.

For example, a homeowner could build two small residential units in the backyard and rent them to separate tenants. After deducting construction loan payments, insurance, maintenance, taxes, and vacancy-related expenses, the rental income could provide a long-term source of additional income.

The actual financial return, however, depends on construction costs, local rental rates, market demand, and the feasibility of the project.

2. Housing for Family Members

AB 956 is not just about real estate investment. It may also help families arrange their living spaces more effectively.

For example, parents could live in one ADU while an adult child occupies the other, with the homeowner continuing to live in the main house. Family members could maintain a degree of independence while remaining close enough to support one another.

For families who want aging parents to live nearby while preserving everyone’s privacy, this arrangement may be worth considering.

3. More Efficient Use of Existing Residential Land

Traditional single-family properties generally contain one primary residence. If a lot is large enough, appropriately configured, and compliant with applicable laws and building requirements, adding ADUs can increase the amount of housing accommodated on the property.

In some circumstances, retaining the existing house and adding ADUs may offer a more flexible development option than demolishing the original house and redeveloping the entire property.

4. More Options for Retirement Planning

For homeowners who already own property and are preparing for retirement, ADUs may become part of a broader retirement strategy.

Homeowners can rent out the units to supplement retirement income or allow parents, children, or other relatives to live nearby, potentially reducing housing costs for the family.

Before proceeding, however, homeowners should carefully evaluate the expected return, ongoing maintenance expenses, and future housing needs.

6. AB 956 Does Not Mean Every Property Can Begin Construction Immediately

Although AB 956 expands ADU development opportunities, homeowners should keep several considerations in mind.

First, lot size and layout. The available backyard space, distances between buildings, access points, and fire access requirements can all affect whether a project is feasible.

Second, building and safety codes. New ADUs must still comply with applicable building codes, fire safety requirements, structural safety standards, and other relevant regulations.

Third, local government approval. Streamlined approval does not mean that permits are unnecessary. Homeowners must still apply for the required building permits and satisfy applicable legal requirements.

Fourth, construction costs and investment returns. Building two ADUs requires a greater initial investment and may involve additional expenses for utilities, sewer connections, foundations, construction, and maintenance. Homeowners should estimate costs and analyze the financial feasibility of the project before construction begins.

Fifth, rental regulations. Under the relevant approval provisions as amended by AB 956, rental terms for ADUs approved through this pathway must exceed 30 days. Homeowners should not assume that these units can automatically be used for short-term vacation rentals.

7. Conclusion: Moving Toward More Flexible Use of Residential Property

AB 956 represents an important step in California’s continuing efforts to reform housing policy. By expanding opportunities to build detached ADUs on eligible single-family residential lots and further limiting unreasonable barriers to lawful ADU construction, the legislation gives homeowners more options for using their existing residential land.

For ordinary homeowners, the significance of this law extends beyond increasing the number of housing units. It allows residential property to serve multiple purposes: meeting family housing needs, generating rental income, and supporting retirement planning.

However, legal permission to build does not mean that every property is suitable for ADU development. Homeowners considering a project should evaluate their property’s characteristics, local approval requirements, construction costs, and long-term financial objectives, preferably with professional assistance.

More broadly, ADU policy reflects an important approach to urban development: increasing housing supply by making better use of existing residential land, without relying entirely on large-scale demolition and redevelopment. This approach can create more housing options for people of different ages, income levels, and family structures.

References:

• California AB 956 bill text and legislative history: AB 956 Bill Information
• California YIMBY’s overview of AB 956: AB 956 Bill Overview
• California Governor’s Office housing legislation announcement: Housing Legislation Announcement, September 29, 2026

加州 AB 956 住房法案：允许独栋住宅地块建设两套 ADU，为房主增加住房与出租收入创造新机会

加州 AB 956 住房法案：允许独栋住宅地块建设两套 ADU，为房主增加住房与出租收入创造新机会

一、AB 956 法案的背景

加州长期面临住房供应不足、房价高、租金昂贵等问题。对于许多普通家庭来说，购买一套住房已经不容易，而年轻人独立生活、老年父母养老以及成年子女与父母同住等需求，也使住房问题变得更加复杂。

为了解决住房短缺问题，加州近年来不断修改住房法规，鼓励业主充分利用现有住宅土地，增加住房供应。其中，附属住宅单元（Accessory Dwelling Unit，简称 ADU）成为重要的政策工具。

2025年2月20日，加州众议员 Sharon Quirk-Silva 提出了 AB 956 法案。该法案旨在进一步放宽符合条件的 ADU 建设规定，简化审批程序，并限制业主协会（Homeowners Association，简称 HOA）对合法 ADU 建设的不合理限制。

2026年9月29日，AB 956 正式由州长 Gavin Newsom 签署成为法律，成为加州持续推动住房建设改革的一部分。

二、什么是 ADU？

ADU 是附属住宅单元，通常是指建在现有住宅地块上的独立或附属居住空间。它可以拥有自己的厨房、卫生间、卧室和独立出入口。

常见的 ADU 类型包括：

1. 独立式 ADU： 在主住宅之外的后院或其他适当位置，新建一套独立住宅。
2. 附属式 ADU： 在主住宅内部或与主住宅相连的空间中改建，例如扩建部分或经过改造的附属空间。
3. 车库改建 ADU： 将符合条件的车库改造成可以居住的住宅单元。
4. 初级附属住宅单元（JADU）： 通常是在独栋住宅内部改造、面积不超过500平方英尺的居住空间，并须符合相关法律要求。

ADU 可以用于安置父母、成年子女或其他家庭成员，也可以在符合法律规定的情况下出租，帮助房主增加收入。

三、AB 956 最重要的变化：符合条件的地块可以建设两套独立式 ADU

AB 956 最值得关注的内容，是扩大了符合条件的独栋住宅地块建设独立式 ADU 的机会。

根据该法案修改后的加州法律，对于拥有现有或拟建独栋住宅的符合条件地块，地方政府必须按照法定的简化审批程序，批准最多两套符合规定的全新独立式 ADU。

这两套住宅需要满足相关条件，其中包括侧院和后院退界要求。地方政府可以对符合该审批途径的独立式 ADU 规定相应的面积和高度限制；法案允许的面积限制可以达到每套800平方英尺的居住空间。

这项改革的重要意义在于：过去，符合特定条件的独栋住宅地块通常只能通过这条简化审批途径获得一套新建独立式 ADU 的批准。AB 956 将数量增加到两套，使部分住宅地块能够更充分地利用土地。

需要注意的是，法案对两套独立式 ADU 与初级附属住宅单元的组合也作出了限制：如果同一地块已经依照相关条款建成两套独立式 ADU，地方政府不一定需要再通过同一条简化审批途径批准一套 JADU。

因此，不能简单地认为所有住宅地块都可以无限制地增加住宅数量。具体能建多少套，仍然需要结合地块条件、建筑规范以及适用的法律规定进行判断。

四、AB 956 对 HOA 的限制

在加州，一些住宅社区设有业主协会，即 HOA。HOA 通常通过社区管理文件，对住宅外观、建筑改造、土地使用及其他事项作出规定。

过去，即使州法律允许建设 ADU，部分房主仍可能遇到 HOA 规则带来的阻碍。

AB 956 修改了相关民法规定，将对 ADU 和 JADU 的保护范围，从特定的单户住宅分区表述，调整为允许单户住宅使用的地块。这有助于扩大相关法律保护的适用范围。

根据修改后的规定，如果住宅地块符合州法律要求，相关契约、限制或 HOA 管理文件中有效禁止或不合理限制 ADU、JADU 建设或使用的条款，可以被认定为无效且不可执行。

不过，这并不代表 HOA 从此不能管理任何住宅改造。法律仍允许合理限制，例如不构成不合理成本负担、不实质禁止建设，也不剥夺依法建设 ADU 机会的限制。

因此，房主在准备建设 ADU 时，仍应核实建筑规范、地块条件及适用的社区规定，不能因为 AB 956 已经通过，就认定所有 HOA 要求都自动失效。

五、AB 956 对房主有哪些实际好处？

1. 增加租金收入

对于拥有面积较大后院的房主，如果地块条件适合建设两套独立式 ADU，就可能增加可出租的住宅空间。

例如，一位房主在自己的后院建设两套小型住宅，可以分别出租给不同的租户。在扣除建设贷款、保险、维护、税费及空置期等成本后，租金可能成为一项长期收入来源。

当然，实际能否获得理想收益，取决于建设成本、当地租金水平、市场需求以及项目的可行性。

2. 帮助家庭成员解决住房问题

AB 956 不仅与投资有关，也有助于家庭安排居住空间。

例如，父母可以住在一套 ADU，成年子女住在另一套，而房主继续住在主住宅内。家庭成员既可以保持一定的独立性，也能够相互照顾。

对于希望让年长父母住得离自己更近、同时保留私人生活空间的家庭来说，这是一种值得考虑的住房方案。

3. 提高现有住宅土地的利用效率

传统独栋住宅通常只在土地上建有一套主住宅。如果地块面积足够、布局合适，而且符合相关法律和建筑要求，增加 ADU 可以让现有土地容纳更多居住空间。

与完全拆除旧住宅、重新开发整块土地相比，在适当情况下，保留主住宅并增加 ADU 可能是一种更灵活的开发方式。

4. 为老年人的退休生活提供更多选择

对于已经拥有住宅、准备退休的房主来说，ADU 可能成为养老规划的一部分。

房主可以选择将 ADU 出租，以补充退休收入；也可以让父母、子女或其他亲属入住，减少家庭成员之间的住房负担。

但在决定建设之前，仍应仔细评估投资回报、维护成本和未来的居住需求。

六、AB 956 并不意味着所有地块都可以直接开工

尽管 AB 956 扩大了 ADU 的建设机会，但房主仍需注意以下问题。

第一，地块面积和布局。 后院是否有足够空间、建筑物之间的距离是否合适、出入口和消防通道是否满足要求，都会影响项目的可行性。

第二，建筑及安全规范。 新建 ADU 仍须符合适用的建筑规范、消防要求、结构安全标准及其他相关规定。

第三，地方政府审批。 简化审批并不等于完全不需要许可证。房主仍须向所在地政府申请必要的建筑许可，并满足适用的法定条件。

第四，建设成本和投资收益。 两套 ADU 意味着更大的建设投入，也可能涉及水电、排污、地基、施工及维护费用。房主应在开工前进行成本估算和财务分析。

第五，出租规定。 根据 AB 956 修改后的相关审批条款，依照该条款批准的 ADU 出租期限须超过30天。因此，不能直接假设这些住宅可以用于短期度假出租。

七、结语：从一套住宅走向更灵活的住房利用方式

AB 956 是加州推动住房供应改革的一项重要立法。它通过扩大符合条件的独栋住宅地块建设独立式 ADU 的机会，并进一步限制对合法 ADU 建设的不合理阻碍，为房主提供了更多利用现有住宅土地的可能性。

对于普通房主来说，这项法律的意义不仅在于增加住宅数量，还在于让住房承担更多功能：既可以满足家庭成员的居住需求，也可以为出租收入和退休规划提供新的选择。

不过，法律允许建设，并不代表每一块土地都适合建设。真正准备实施项目的房主，应当结合地块条件、地方审批要求、建筑成本及长期财务目标，进行专业评估。

从更广泛的角度来看，ADU 政策体现了一种值得重视的城市发展思路：在不完全依赖大规模拆除和重建的情况下，通过合理利用现有住宅土地，逐步增加住房供应，为不同年龄、收入和家庭结构的人群创造更多居住选择。

参考资料：

• 加州 AB 956 法案文本及立法记录：AB 956 法案资料
• California YIMBY 对 AB 956 的介绍：AB 956 法案说明
• 加州州长办公室的住房立法公告：2026年9月29日住房立法公告

陈钢（Gang Chen）
出版社创办人、畅销书作家（http://GreenExamEducation.com）
建筑师（Architect）、LEED AP BD+C
加州房地产经纪人（BRE# 01232392）

网址：http://GreenExamEducation.com