Permitting an ADU in Bend: Steps Hidden Hills Owners Take

Thinking about adding a backyard cottage or garage apartment to your Hidden Hills property? You are not alone. An ADU can create flexible space for long-term guests, multigenerational living, or rental income, but the rules and steps can feel confusing at first. This guide walks you through the exact process Hidden Hills owners use, the limits that matter, and the best ways to save time and headache. Let’s dive in.

What an ADU means in Bend

An accessory dwelling unit is a smaller, self-contained home on the same lot as your primary residence. Oregon law requires many cities and counties to allow ADUs and limits local hurdles such as owner-occupancy mandates and extra parking requirements. You can see that state backdrop in the relevant Oregon statutes for ADUs and middle housing. Oregon’s ADU statutes set the stage for local rules.

Inside Bend city limits, ADUs are governed by the Bend Development Code. The code sets size limits, placement standards, and other requirements. For official definitions and standards, review the City’s ADU section in the Bend Development Code 3.6.200.

Hidden Hills quick rules to know

Most Hidden Hills addresses fall within the City of Bend, so city rules typically apply. Always confirm your parcel’s jurisdiction first because lots at the edge of the city may be subject to county rules.

• Maximum ADU size in Bend is 800 square feet. The code defines how floor area is measured. See BDC 3.6.200.
• Bend requires no additional parking for ADUs under its code. Site access and HOA rules may still affect what is workable on your lot. See BDC 3.6.200.
• HOAs and CC&Rs still matter. The City advises owners to review recorded covenants and any HOA architectural process. Start by checking your documents and the City’s reminder in its short-term rental guidance.

The City offers a helpful ADU hub and a pre-approved plan library that can speed review. Explore the ADU Resources Hub and the Pre-Approved ADU Program.

If you are outside city limits

Some properties near Summit West sit in unincorporated Deschutes County. County ADUs follow a separate rural program with different rules:

• Typical rural criteria include acreage minimums, a 900 square foot cap, siting within 100 feet of the primary home, proof of fire protection service, and a prohibition on short-term or vacation rentals. See the County’s rural ADU summary and criteria on its program page.
• Wildfire and home-hardening requirements may apply to rural ADUs, consistent with recent state legislation. See the summary of SB 644 referenced by the County.

The step-by-step permitting path

1) Confirm jurisdiction and zoning

Verify whether your Hidden Hills parcel is inside Bend city limits or in the County. This determines your size cap and which standards apply. City ADU standards are published in BDC 3.6.200.

2) Review CC&Rs and your HOA’s process

Pull your recorded CC&Rs and any architectural guidelines. The City permits based on code, but HOAs enforce private covenants. The City explicitly reminds owners to consult covenants in its short-term rental guidance.

3) Do a pre-application check with the City

Use the City’s Permit Center to confirm setbacks, lot coverage, and any overlays that apply to your lot. A quick intake can prevent costly redesigns. Start with the Development & Permitting page and the ADU Resources Hub.

4) Verify utilities and SDCs

Ask Water Services whether your water and sewer laterals and meter are adequate or need upsizing. Clarify System Development Charges and any available discounts. The City’s pre-approved ADU page outlines coordination with Utilities and SDC staff. See the Pre-Approved ADU Program.

5) Choose your design approach

You can convert existing space, use a City pre-approved plan, or design a custom detached cottage. Pre-approved plans can reduce design time, though permit and inspection fees still apply. Explore options in the ADU Resources Hub.

6) Submit your permit application

In Bend, a single permit typically covers Planning and Building Safety review. Submit through the City’s online portal and indicate if you are using a pre-approved plan. Start at the Development & Permitting portal.

For rural parcels, submit to Deschutes County. Expect to provide proof of acreage, one primary dwelling, fire service, and septic suitability. Review the County criteria on its rural ADU page.

7) Manage review, corrections, and inspections

Respond quickly to plan check comments. During construction, schedule required inspections and keep your permit active. The City outlines owner steps in its Property Owners Permitting Guide.

8) Final approval and occupancy

After final inspections, the building official will close the permit. If you plan to rent, confirm whether short-term rental rules apply and whether a separate STR license is required inside the city. See the City’s short-term rental info.

Costs, timeline, and common hurdles

Expect typical small-home construction costs plus soft costs: plan check and permit fees, utility connection or lateral upgrades, possible SDCs, and any HOA review fees. Pre-approved plans can reduce design time and cost, but they do not waive permit or inspection fees. The City clarifies this in the Pre-Approved ADU Program.

Timelines vary. The fastest path is a garage conversion or a pre-approved plan with a complete submittal, often moving from review to issuance in weeks to a few months depending on workload. Custom detached ADUs take longer due to design time and added reviews. The City recommends pre-application coordination on its Development & Permitting page.

Common delays include incomplete submittals, HOA objections after you have already designed the unit, and unexpected utility upgrades. Rural projects often add septic evaluations and wildfire home-hardening details, which extend timelines. Build in buffer time and confirm requirements early.

A simple checklist for Hidden Hills

• Pull your recorded CC&Rs and note any HOA architectural steps and timelines. See the City’s reminder to check covenants in its STR guidance.
• Confirm whether your lot is in the City of Bend or Deschutes County. Then review the correct standards in BDC 3.6.200 or the County’s rural ADU criteria.
• Contact the City Permit Center for a pre-application intake to confirm setbacks, lot coverage, and any overlays, and to ask about Utilities and SDCs. Start here: Development & Permitting.
• If rural, request a septic site evaluation and confirm fire service. Review wildfire considerations and rural criteria on the County’s ADU page and the state’s SB 644 summary.
• Decide on a pre-approved plan, a conversion, or a custom design. See the City’s ADU Resources Hub for checklists and plan downloads.
• Submit a complete permit package through the City’s portal and respond promptly to plan check comments. See the owner steps in the Property Owners Permitting Guide.

Ready to explore your options?

If you want a clear path from idea to approval, we are here to help you align your ADU goals with Hidden Hills and City of Bend rules. We can share recent neighborhood examples, connect you to designers and contractors who know the code, and advise you on timing and resale impact. Start a conversation with Bend Lifestyle Realtors and take the next step with confidence.

FAQs

Can my Hidden Hills HOA stop me from building an ADU?

• HOAs can enforce private covenants, so review your recorded CC&Rs and any architectural process first, and note the City’s reminder to check covenants in its short-term rental guidance.

How big can an ADU be inside Bend city limits?

• The City of Bend caps ADUs at 800 square feet under the current BDC 3.6.200.

Do I need to add parking for an ADU in Bend?

• No additional parking is required for ADUs in Bend under BDC 3.6.200, though site access and HOA rules may affect feasibility.

Can a rural ADU near Bend be used as a short-term rental?

• No, Deschutes County’s rural ADU program prohibits vacation or short-term rental use, as summarized on the County’s rural ADU page.

What is the fastest way to permit an ADU in Bend?

• Use the City’s Pre-Approved ADU Program, submit a complete package, and schedule a pre-application intake to confirm standards and utilities early.