ID S1277

Prohibits counties, cities, and districts from banning accessory dwelling units (ADUs) in any residential zoning area, requiring they be permitted on lots up to 1 acre (one ADU) or larger than 1 acre (two ADUs), with an exception for historic districts.

Bars local governments from imposing owner-occupancy requirements, requiring off-street parking for ADUs, or limiting ADU size below 1,000 square feet or 75% of the primary dwelling.

Restricts setback requirements to no more than 4 feet from side and rear lot lines, and prohibits density limits more restrictive than 36 dwelling units per acre or height limits below 45 feet.

Expands existing restrictions on HOA covenants to cover all ADUs (not just internal units), voiding covenants entered after July 1, 2026 that prohibit or unreasonably restrict ADUs, with violators liable for attorney's fees and damages.

Requires administrative approval as a matter of right for ADU projects meeting land use requirements, and creates a private cause of action for property owners to enforce compliance through injunctive relief and monetary damages, effective July 1, 2026.