Reference data
Density bonus percentages: the § 65915(f) tables
5% very low income buys a 20% bonus and 11% maxes the first tier at 35% — and the post-2020 amendments now stack bonuses all the way to 100%.
Key points
These are the numbers a city must grant once a project qualifies under Government Code § 65915: the density tables of subdivision (f), the concession counts of (d), and the parking ceilings of (p). This page is a curated snapshot as of July 2026 — the Legislature amends § 65915 almost every session, so treat the statute text in the library as controlling and this page as the fast lookup.
Two reading rules before the tables. The affordable percentage is measured against base units — the maximum allowed by zoning and the general plan before any bonus, excluding the bonus units themselves — and every fractional unit in the calculation rounds up. For worked examples and edge cases, HCD's State Density Bonus Law advisory and its sample implementing ordinance are the state's own reading of how the tables land.
Very low and lower income: the 20-to-35 ladders
Each table is a straight line: hit the entry threshold, collect the base bonus, and every extra point of affordability buys a fixed increment until the first-tier maximum of 35%. The base bonus runs off a single elected category — you pick the table you qualify under, and the same units don't count twice.
| Very low income units (% of base units) | Density bonus |
|---|---|
| 5% | 20% |
| Each additional 1% | +2.5% |
| 11% | 35% (first-tier maximum) |
| Lower income units (% of base units) | Density bonus |
|---|---|
| 10% | 20% |
| Each additional 1% | +1.5% |
| 20% | 35% (first-tier maximum) |
Moderate income, AB 1287 stacking and the special programs
| Moderate-income units (for-sale common interest development) | Density bonus |
|---|---|
| 10% | 5% |
| Each additional 1% | +1% |
| 40% | 35% (first-tier maximum) |
Above 35%, the modern statute keeps going. AB 2345 (2020) extended the tables to 50% for deeper set-asides, and AB 1287 (2023) layered a second-tier bonus on top: a project that maxes its base bonus can add further very-low- or moderate-income units and earn additional density, up to 100% total. The added tiers have their own row-by-row tables — read them in the § 65915(f) text rather than reconstructing them from summaries. AB 1287 also added a fourth concession for 100% affordable projects (table below).
| Special program | Bonus |
|---|---|
| 100% affordable (up to 20% of units may be moderate) | 80% |
| 100% affordable within ½ mile of a major transit stop | No density cap, plus added height (up to three stories / 33 ft) |
| Senior housing (62+, at least 35 units) | Flat 20% (no income restriction required) |
| Land donation for very-low-income housing | Up to 35% combined with other bonuses |
Concessions and parking: the (d) and (p) tables
| Concessions | Lower income | Very low income | Moderate (for-sale) |
|---|---|---|---|
| 1 | 10% | 5% | 10% |
| 2 | 20% | 10% | 20% |
| 3 | 30% | 15% | 30% |
| 4 | 100% affordable project | ||
| Unit / project profile | Maximum on-site parking a city may require |
|---|---|
| 0–1 bedroom | 1 space per unit |
| 2–3 bedrooms | 1.5 spaces per unit |
| 4+ bedrooms | 2.5 spaces per unit |
| Rental within ½ mile of major transit (unobstructed access) | 0.5 space per unit |
| 100% affordable within ½ mile of major transit | 0 — none may be required |
- Underwriting watch-outs:
- Concessions reduce costs; waivers remove standards that physically preclude the bonus units — waivers are unlimited and don't draw down the concession count.
- The parking ceilings apply on request, use none of your concessions, and are inclusive of guest and accessible spaces; tandem and uncovered spaces count.
- The state tables are floors — a local ordinance that hasn't caught up to AB 1287 cannot cap a project below the statute.
- Re-verify against the current statute text before a proforma locks: the tables changed in 2020 (AB 2345) and 2023 (AB 1287), and they will change again.
Who this affects
Frequently asked questions
What base do the percentages apply to?
Base units — the maximum allowable residential density under the zoning and general plan (the greater where they conflict), counted before and excluding the bonus units. Both the affordability percentage and the bonus percentage compute on that base, and fractional results round up to the next whole unit.
Can I combine categories to reach a bigger bonus?
The base bonus comes from one elected category, so 10% lower income plus 5% very low doesn't add two bonuses. The exceptions are land donation (stackable, capped at 35% combined) and the AB 1287 second tier, which adds very-low or moderate units on top of a maxed base bonus.
Do the parking maximums require using a concession?
No. Section 65915(p) applies upon request whenever the project qualifies for any bonus, independent of the concession count. The city can always require less than the table, never more, and the ratios already include guest and accessible parking.
What if the local ordinance still shows the old tables?
State law controls. A local density bonus ordinance can implement § 65915 but cannot cap below it, so cite the current statute in the application. HCD publishes a sample ordinance precisely because many local codes lag the amendments by years.
General information, not legal advice.
Verify against the current text
Data pages are curated snapshots — the linked statutes and codes in the Code Library are the controlling text. Ask the AI to check a specific city or project.
Start Free TrialSources & related reference pages
Gov. Code § 65915 — Density Bonus Law (verbatim)
HCD State Density Bonus Law advisory (April 2026)
HCD SDBL sample ordinance template
Guide: state density bonus basics
Guide: concessions, waivers and parking
Data: California cities with local rent control (2026 snapshot)
Data: SB 330 'affected cities': where the Housing Crisis Act bites hardest
Data: SB 79 transit-oriented density: the tier framework
Data: Title 24, 2025 edition: parts, effective dates and what changed
Data: Housing-element compliance and builder's-remedy exposure: how to check any city