SB 1169 Gives Tract Maps 48 Months in 2027, But Not SB 9 Lot Splits: Which Map Clock Your Encino Lot Is On and Who to Hire Before It Runs Out

Quick answer

SB 1169 (Grayson), chaptered as Chapter 423, Statutes of 2026, takes effect January 1, 2027. It changes Government Code 66452.6 so an approved tentative map for a final (tract) map lasts 48 months instead of 24, and a local ordinance may add up to 36 more months instead of 24. It applies to any tentative map that has not expired as of December 31, 2026. It does not touch Government Code 66463.5, so tentative maps for parcel maps, including the parcel map used for an SB 9 urban lot split, still run 24 months plus up to 12 months by local ordinance.

This article is general information, not legal advice. Confirm your map's dates and rules with your planning agency and a qualified professional.

Key definitions

• Tentative map: the proposed subdivision layout a city or county approves, usually with conditions, before the final or parcel map records and the new lots legally exist.
• Final (tract) map: generally required for a subdivision creating five or more parcels or condominiums (Gov. Code 66426).
• Parcel map: covers most other divisions, usually four or fewer parcels.
• SB 9 urban lot split: a ministerial parcel map that splits one single-family-zoned lot into no more than two parcels (Gov. Code 66411.7).

Key takeaways

• Tract map clock from January 1, 2027: 48 months, plus up to 36 by local ordinance.
• The new terms only help maps still alive on December 31, 2026. SB 1169 does not revive expired maps.
• Parcel map clock is unchanged: 24 months, plus up to 12 by local ordinance, with extensions on application of up to six years total.
• An SB 9 lot split in Encino records as a parcel map, so plan around the old clock.

Which map clock is my Encino lot on?

Start with what your land division will record as. If you are creating five or more lots or condominium units, you are usually on a final (tract) map and Section 66452.6, which SB 1169 extends. If you are splitting one lot into two under SB 9, or creating four or fewer parcels, you are usually on a parcel map and Section 66463.5, which SB 1169 did not change.

What does SB 1169 do for a tract map approved in 2025?

Take a tentative tract map approved March 1, 2025. Under the old 24-month term it would expire March 1, 2027, before any extension. Because it is still alive on December 31, 2026, the 48-month term applies and its base expiration moves to March 1, 2029. If your map expires before December 31, 2026, it does not benefit, so file an extension application before it lapses.

Why does an SB 9 lot split stay on the 24-month clock?

SB 1169 amends only Section 66452.6. Government Code 66411.7 requires a local agency to ministerially approve a parcel map for an urban lot split, and parcel map tentative approvals fall under Section 66463.5. If your agency requires a tentative parcel map for your split, budget for 24 months plus any local extension, and do not assume the new 48-month term covers you.

Who should I hire before my map clock runs out?

• Civil engineer or licensed land surveyor: a final map must be prepared by or under the direction of a registered civil engineer or licensed land surveyor and be based on a survey (Gov. Code 66434). Hire one first to pull your approval date, check conditions, and prepare the map.
• Design-build firm: brings site planning, architecture, and construction together so the homes or ADUs you plan on the new lots are designed and priced while the map clock runs, instead of after it.
• Land-use attorney: worth calling if your expiration date is disputed, your map is close to lapsing, you need an extension strategy, or a lawsuit or moratorium may affect the clock.

Practical steps: find your map's approval and expiration dates, ask your planning department to confirm any recalculated date in writing, and line up your team well before the deadline.

How 121 Design Build can help

121 Design Build helps Encino and Los Angeles owners plan what to build on a split or subdivided lot, coordinating design, permits, and construction with your engineer or surveyor. Call (424) 600-2100 or visit us at 17801 Ventura Blvd, 2nd floor, Encino, CA.

FAQ

When does SB 1169 take effect?

January 1, 2027. It is a non-urgency bill chaptered as Chapter 423, Statutes of 2026.

Does SB 1169 apply to my existing tentative tract map?

Yes, if the map has not expired as of December 31, 2026.

Does SB 1169 extend SB 9 lot split maps?

No. SB 9 lot splits use a parcel map, and parcel map tentative approvals stay at 24 months plus up to 12 by local ordinance under Section 66463.5.

Does it apply in charter cities like Los Angeles?

The bill declares the change a matter of statewide concern, so it also binds charter cities.

Sources

• American Engineering: SB 1169 Extends California Tentative Map Life to 48 Months
• California Government Code 66411.7 (urban lot split)

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