San Francisco Inclusionary Zoning - Affordable Units

Land Use and Zoning California 3 Minutes Read · published February 06, 2026 Flag of California

San Francisco, California requires developers of many new residential projects to provide or fund affordable units through local inclusionary zoning rules. This guide explains who must comply, typical compliance options, enforcement pathways, and practical steps to meet city requirements. It summarizes official municipal resources and where to find program rules and contacts for approvals and monitoring.

Overview

San Francisco’s inclusionary requirements apply to certain residential developments and aim to increase permanently affordable housing in the city. Local rules set eligibility, unit counts or in-lieu payment options, and long-term affordability controls. For program administration and implementation details see the Mayor's Office of Housing and Community Development (MOHCD) inclusionary program page and guidance MOHCD Inclusionary Program[1] and the San Francisco Planning Department guidance pages for inclusionary requirements and approvals SF Planning Inclusionary Guidance[2].

Contact MOHCD early in project planning to confirm unit counts and affordability options.

Who Must Comply

Requirements generally apply to new residential developments and substantial residential conversions that meet size or unit thresholds under local rules. Projects may meet obligations by on-site units, off-site units, or in-lieu fees subject to program approval. Exact thresholds, percentages, and exemptions are set by municipal code and program rules published by MOHCD and the Planning Department; where a specific numeric threshold is required but not stated on the cited page, it is not specified on the cited page[1].

Penalties & Enforcement

Enforcement is carried out by city housing and planning authorities and may include monetary fines, withholding of permits, and recorded restrictions that prevent sale or issuance of occupancy until compliance is resolved. Specific enforcement remedies, amounts, and escalation schedules are described in program rules and municipal code references where published. When a precise fine amount or schedule is not listed on the cited program pages, it is not specified on the cited page[2].

  • Fines and monetary penalties: not specified on the cited page[2].
  • Escalation: first, repeat, and continuing offence procedures are governed by program enforcement rules; specific ranges are not specified on the cited page[2].
  • Non-monetary sanctions: stop-work or withheld occupancy permits, recorded deed restrictions, or referral to civil enforcement are possible under city authority.
  • Enforcer: Mayor's Office of Housing and Community Development (MOHCD) and the San Francisco Planning Department; see contact pages for complaint and intake procedures[1][2].
  • Appeals and review: appeal paths generally follow administrative review with the Planning Department or MOHCD and may include hearing panels; specific time limits for appeals are not specified on the cited program pages[2].
Failure to record affordability restrictions can delay permitting or occupancy approvals.

Applications & Forms

Program application forms, affordability restriction templates, and monitoring agreements are maintained by MOHCD. Where a specific form name, number, fee, or filing deadline is required but not published on the program page, it is not specified on the cited page[1].

Common Violations

  • Failure to provide required on-site affordable units or approved off-site units.
  • Not executing or recording required affordability restriction documents.
  • Failure to pay in-lieu fees when approved as the compliance route.
  • Noncompliance with long-term monitoring obligations.

FAQ

What projects trigger inclusionary requirements in San Francisco?
Projects that meet the municipal thresholds for new residential construction or substantial conversion are subject to the inclusionary program; check MOHCD and Planning Department guidance for current thresholds and exemptions.[1]
Can developers pay an in-lieu fee instead of building units?
Yes, many projects may propose in-lieu fees or off-site units as an alternative, subject to program approval and formulas set by MOHCD; exact fee calculations are published by the city program where available.[1]
How long must affordable units remain restricted?
Affordability periods and resale restrictions are set in recorded agreements; common practice is long-term or perpetual controls, but the specific term is defined in the recorded instrument and program rules.[1]

How-To

  1. Confirm whether your project meets inclusionary thresholds by consulting MOHCD and the Planning Department early.
  2. Choose a compliance path (on-site units, off-site units, or in-lieu fees) and request program direction in pre-application meetings.
  3. Prepare required affordability documents and submit forms to MOHCD with project applications.
  4. Record affordability restrictions and satisfy monitoring or reporting conditions before final occupancy is granted.
  5. For disputes or enforcement notices, follow administrative appeal procedures with the issuing department; file appeals within the time limits stated in the notice or program rules.

Key Takeaways

  • Start inclusionary compliance planning early with MOHCD and Planning to avoid delays.
  • Record and file required affordability instruments before final approvals.

Help and Support / Resources

  1. [1] MOHCD inclusionary program and guidance
  2. [2] San Francisco Planning Department inclusionary guidance

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