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Zoning Guide

ADU Rules in New Orleans, Louisiana

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ADU Rules in New Orleans, Louisiana

New Orleans is an Orleans Parish consolidated city-parish with a population of about 383,000 — Louisiana's largest city and one of America's most culturally unique cities. Home to jazz, Creole cuisine, Mardi Gras, and extraordinary historic architecture (Creole cottages, shotgun houses, camelback houses, French Quarter courtyards), New Orleans was severely damaged by Hurricane Katrina in 2005 and has rebuilt with heightened flood standards. Louisiana has no statewide ADU preemption law — New Orleans's Comprehensive Zoning Ordinance governs.

New Orleans Comprehensive Zoning Ordinance

The City of New Orleans Comprehensive Zoning Ordinance (CZO) governs all land use. New Orleans has a range of residential zones allowing various ADU types, historically called carriage houses (detached structures in rear courtyards — a signature New Orleans housing form).

Permitted ADU Types

Per the New Orleans CZO:

  • Carriage houses / detached ADUs: In rear yards, a traditional New Orleans housing form
  • Accessory apartments: Within existing structures with separate entrance
  • Camelback additions: Second-floor rear additions (historic New Orleans form)

Verify current ADU provisions with the New Orleans City Planning Commission.

Size Limits

Per New Orleans CZO:

  • ADU size limits apply per zone — verify current standards
  • Must be subordinate to primary dwelling

Setbacks

Per New Orleans residential zone:

  • Rear: Minimum setback (alley setback where alleys exist)
  • Side: Per base zone
  • Accessory structures: Per CZO

FLOOD ELEVATION — CRITICAL

Post-Hurricane Katrina flood regulations are among the strictest in the US:

  • Advisory Base Flood Elevations (ABFEs): FEMA ABFEs for New Orleans are higher than historical BFEs
  • Substantial Improvement Rule: If construction costs exceed 50% of structure value, must bring entire structure into compliance with current flood standards
  • Freeboard requirements: New Orleans building code may require construction above the BFE
  • Lowest floor elevation: Verify required lowest floor elevation for your specific address

Before planning any ADU construction in New Orleans, verify the Base Flood Elevation (BFE) and required finished floor elevation for your property.

Vieux Carré (French Quarter) — Special Rules

The French Quarter is governed by the Vieux Carré Commission (VCC) in addition to the CZO:

  • All exterior changes require VCC review and approval
  • VCC maintains strict architectural guidelines for the historic district
  • Interior changes may not require VCC review, but verify
  • The VCC governs approximately 100 blocks of historic French Quarter

Other Historic Districts

New Orleans has many other historic districts (Garden District, Esplanade Ridge, etc.) governed by the Historic District Landmarks Commission (HDLC). Properties in HDLC districts require historic review for exterior modifications.

Short-Term Rental Context

New Orleans has extensive STR regulations restricting short-term rentals. If planning an ADU as a vacation rental, verify current STR licensing requirements with the city.

Permit Process

  1. Verify flood elevation: Check FEMA FIRM panel and ABFE for your address
  2. Verify zoning: New Orleans City Planning Commission
  3. VCC review: If in the French Quarter
  4. HDLC review: If in another historic district
  5. STR licensing: If planning vacation rental
  6. Submit plans: New Orleans Department of Safety and Permits
  7. Building permit and inspections
  8. CO: Required before occupancy

Contact

City of New Orleans Department of Safety and Permits 1300 Perdido Street, Room 7E05, New Orleans, LA 70112 Phone: (504) 658-7100 Website: nola.gov/safety-and-permits

Vieux Carré Commission: (504) 658-7040

Disclaimer: Louisiana has no statewide ADU law. New Orleans CZO governs locally. Post-Katrina flood elevation requirements are critical and can significantly affect ADU feasibility and cost. Verify all flood and historic requirements before starting any project.

More about New Orleans Zoning

Sources

  1. City of New Orleans Comprehensive Zoning Ordinance (official)·czo.nola.gov·Accessed 2026-05-24·Direct link
  2. CZO Article 11 - Historic Urban Neighborhoods Residential Districts·czo.nola.gov·Accessed 2026-05-24·Direct link
  3. New Orleans City Planning Commission - CZO Resources·nola.gov·Accessed 2026-05-24·Direct link

FAQ

Are ADUs allowed in New Orleans, Louisiana?
Yes. New Orleans allows ADUs (commonly called 'accessory dwelling units' or carriage houses) in many residential zones under the Comprehensive Zoning Ordinance (CZO) adopted on August 12, 2015. Detached ADUs are typically limited to 750 square feet, and Article 21 of the CZO sets development standards for accessory structures. Louisiana has no statewide ADU law.
Are there special rules for the French Quarter?
Yes. The French Quarter (Vieux Carre) is governed by both the CZO and the Vieux Carre Commission (VCC) - a state-constitutionally established historic preservation body (since 1936) that reviews all exterior changes. Historic Creole cottages, shotgun houses, and courtyards are subject to strict VCC guidelines.
How do post-Katrina flood regulations affect ADU construction?
After Hurricane Katrina (2005), FEMA substantially revised flood maps and Advisory Base Flood Elevations (ABFEs) throughout New Orleans. New construction, substantial improvements, and ADUs must comply with current base flood elevation (BFE) requirements. Elevated construction is often required, particularly in areas below BFE.