ADU - aka in-law unit

aigel · aigel's Garage

Hi Guys!

I didn't find a lot of old threads building an ADU, besides one from John (jyl) which didn't answer any of my questions.

I'd like a contractor to get all the permits and then build the ADU, but leave some of the interior work to me (floors, fixtures, kitchen, bathroom, interior doors, paint) and I could also do exterior siding and paint.

Where do I start??
1) City rules - I checked and it looks like I am clear to go with many options
2) Architect / designer / online plans?
3) Find contractors to bid?

I can only figure that it may not hurt to call some general contractors that look to do this work and ask them who they like to work with as their designer? It is a flat lot, seems really straightforward, so aren't there online plans you can just use instead of pulling something together from scratch that may not be as proven?

I am looking at a 600 sf single story unit or a double car garage with a loft of a similar square footage. Either should be 1br/1ba with a kitchenette / living area. Maybe even a 2br/1ba to allow for a single parent with a kid. I also need a new roof and new landscaping / concrete work for the main house, so it would be nice to do this all at once and match it up and have the same contractor take care of everything.

Sorry for the beginner questions. I know Jeff will be able to help, but maybe others have done this recently and can add their wisdom!?

Cheers,

George

look 171 · 12:14 AM

Perfect timing. This is my prime Pelican time. As a matter of fact I am reviewing my plans now. My permit was stamped a couple weeks ago. This one is for me, and will be rented once done. It is a separate stand along building, jsut about 1200 sq'.

There are few questions before getting going. Keep in mind that all ADU are basically the same, follow state regs. but cities has the the final say so. That can throw a monkey wrench into your plan. Normally, its just more money and that usually solves everything.

Parking? You need one additional parking. It can be a long driveway. No parking space needed if your ADU is within 1/2 (or was it one mile) radius of any bus stop, public transportation stations. I hear people get away with bicycle hubs or city rentals. Clever bastards!

It has to be a certain sq' or percentage less the main house. I lucked out, and the plan checker fell asleep. Its just 200' less then the main house.

Set back has been expended as of the first of this year so when you talk to your architect, make sure he knows the new set back dimensions to build a bigger house. Its not that much more to get it closer to the property line.

An existing garage can be made into living space, but you must find out about parking. Parking requirements are a real PITA here (up in the bay area too, I bet) when it comes to building.

My suggestion (in sequence):

Meet up with architect. Size allotment, parking. Cost. Hillside?

Do some digging down at zoning and planning downtown to get some concrete info. You should know some of the basic.

Once you have the prelim. plans drawn, have contractor fine tune his numbers a bit but keep in mind that there might be more requirements after plan check. Grading and soil compaction may cost you a few bucks. Basic on the floor plan, a good contractor should get you a range on the cost of construction. After that, its up to the architect to work his magic and get you a set of stamped plans. Get with your contractor and build the house. Tell him you want to have the shell built, roofed, finish exterior, all mechanicals and drywall interior. You provide the finish work. Most contractor suck at finish work anyway, I found.

One thing, make sure you talk payment schedule with architect. When I am involved from the get go, I make sure both client and architect know that architect do not get pay in full unless he can provide approved plans. I use the same architect on 90% of my jobs, so he's trained.

I am much better at talking then typing with my fooking three left thumbs. You already noticed that. I will pm you my number. Pick my brain. Talking is free, happy to walk you through the process.

Interview contractors (personality match? Very important) and talk about rough construction numbers and some of the gotchas.

WPOZZZ · 01-27-2021, 12:16 AM

1200 sq ft is a big adu! In Honolulu we can only go up to 800 sq ft. What about a shipping container ADU?

look 171 · 01-27-2021, 12:34 AM

Quote:

Originally Posted by WPOZZZ

1200 sq ft is a big adu! In Honolulu we can only go up to 800 sq ft. What about a shipping container ADU?

Man, I wish. No such luck here. I have tried and no architect wanted any part of it. City has not too much info on it and they almost threw my ass out the door for asking too many questions. I have not thought about it much since.

When the real estate market was shooting up daily about 8-10 years ago, I wanted to build those double container homes with a roof top, a wrap around deck and with a additional detached studio container on some cheap lots, on a hill side that's not been over run by hipsters. My plan was to sell two as cheap housing and rent the others on the four lots that has only a dirt road leading to these parcels. These lots sat for a long time. I would have made a bunch of money and provided some affordable housing too at the same time. That area has now gone up three folds and full of hipsters now. Way it goes.

look 171 · 01-27-2021, 12:38 AM

Quote:

Originally Posted by WPOZZZ

1200 sq ft is a big adu! In Honolulu we can only go up to 800 sq ft. What about a shipping container ADU?

Its actually 1160 S'. Two bedroom and one bath. Only 850, I think, but that dude fell asleep but I pay for it because they forced me to do soil testing and compaction. Install fire sprinkler (not required by the state BTW but they stuck it to me). That will cost me a few bucks.

WPOZZZ · 01-27-2021, 12:56 AM

A fire sprinkler system? Jeebus!

Bugsinrugs · 01-27-2021, 05:34 AM

Quote:

Originally Posted by WPOZZZ

A fire sprinkler system? Jeebus!

I’m pretty sure that’s code for most of California.

recycled sixtie · recycled sixtie's Garage

We are considering a garage suite. They are becoming more common here. Have not seen the inside yet but one built nearbye has some living space adjacent to the garage. This way a senior that cannot climb stairs could be housed in that. If they are capable of climbing stairs to a second level that is great but with a lower accommodation it is a backup.

If my wife or I pass on the remaining one can live in a garage suite and the house can be rented out or the daughter can live in it. Once the tenants leave the condo we would likely sell that. Cannot imagine ever living in a condo.

aigel · aigel's Garage

Thank you Jeff. I'll give you a ring. I'll do more city rules reading today. I did already read the updated state rules and those are great, I like that the state forces the cities to open this up. I do think ADUs are a good way to give home owners flexibility with having family stay there, have visitors or extra income. And it gives affordable housing to singles, single parents or older couples etc.

Sprinklers are generally only required if your main house has them. This was a big hurdle previously, I read. Anything needed a sprinkler system, so people were priced out of creating ADU space.

Parking should be fine. I'll need to take out some landscaping but I have room for a 3 car wide driveway, single car length. I also am certain there is a bus stop less than half a mile away.

Building cost will be high in my area, but buying an investment property is more and has less ROI, partially because of course you need to buy the land that sits on. Finishing some of it myself should help save money. And I can contract out what I don't want to do on what's left, for example wall texture. And yes, like Jeff said, I don't see finishing work to my standards in most remodels or new construction I visit.

Keep the discussion going and let me know if you built one recently!?

G

look 171 · 01-27-2021, 10:37 AM

Reading city requirements will only provide a general overview. They will get you in plan check and that's where the gotchas will show up and corrections need to be made. Your architect is your friend and he should know them to prevent as little change as possible therefore not surprise up-charges.

I wouldn't buy those already made plans. Most cities require some type of earthquake requirements that are missing in those plans. You can submit them but it will get kick back during plan check and all require items will need to be on there before resubmitted. If you can get those in yourself, then you should be golden and save $$$.

I straddle on the two camps and tell you the truth, I'm selfish when it comes to ADUs. I welcome the states approach because we own rentals and ADUs are a cheap way to increase income. Like you said, no land purchase to save big bucks. On the other hand, I hate to have them in my own neighborhood. Having renters are always a crap shoot along with that, bad behavior and taking up street parking can be stressful. In my area, there's little room for ADU. If there are, there's no driveway and parking rules kill off any permits. Hill side construction will blow their budget. I posted a pic of my back yard on the weather thread. You will see that its extremely expensive to build on that hill because getting equipment back there will be next to impossible.

aigel · aigel's Garage

Agreed, these units are not necessarily helping the neighborhood become prettier or more quiet. But if most homes are owner occupied and the ADU is rented, there will be pretty good checks and balances. Also, the good neighborhoods with good schools and high rents will attract a decent set of tenants. Here we have a lot of freshly divorced, single professionals, older couples.

Good input on dealing with the city. So far I don't have any good references on architects. I still think my idea of calling some builders to see who the work with may be a good approach. Some info can be found on builders websites, i.e. examples of ADUs they built in the area. I also saw a guy put up a whole house in my neighborhood in short order and everything looked very orderly. I may call him as well. Often you see new custom construction take eons.

look 171 · 01-27-2021, 11:26 AM

Quote:

Originally Posted by aigel

Agreed, these units are not necessarily helping the neighborhood become prettier or more quiet. But if most homes are owner occupied and the ADU is rented, there will be pretty good checks and balances. Also, the good neighborhoods with good schools and high rents will attract a decent set of tenants. Here we have a lot of freshly divorced, single professionals, older couples.

Good input on dealing with the city. So far I don't have any good references on architects. I still think my idea of calling some builders to see who the work with may be a good approach. Some info can be found on builders websites, i.e. examples of ADUs they built in the area. I also saw a guy put up a whole house in my neighborhood in short order and everything looked very orderly. I may call him as well. Often you see new custom construction take eons.

New construction taking eons because of two things. Bad contractor that don't push to get work done, sub hang ups, but I also found some owners are reluctant to pay on time and don't want to let go of their money. Contractor billing too much too early and not sticking to their schedule also is the cause of friction. When the time comes, your contract should state something like this:

The actual Cost of the Work shall constitute the Guaranteed Maximum Price of XXXX DOLLARS AND NO CENTS.

$ xxx.00

In the event the Contractor shall produce the work in excess of the Guaranteed Maximum Price, the Contractor shall pay 100% of the excess out of his own funds.

If he underbids, too damn bad. Suck it up and finish it. I got bit in the rear with the reason spike in materials going through the roof. 20% over. Delivery of windows were 120 bucks. I got hit for 235.00 last week for the windows. That's the way it goes.

We will talk about those things when the time comes.

look 171 · 01-27-2021, 11:27 AM

You are in the East Bay somewhere?

id10t · 01-27-2021, 11:59 AM

How much do you like/hate your in-laws? I got a 16' camper trailer I'll sell you cheap... just park it in the back yard, maybe a small pole-barn like roof/covering.

Note - only suitable who think the difference between the in-laws and out-laws is that out-laws are wanted....

Would also make a great fishing/hunting camp - park it, again consider a roof of some sort for longevity, and go.

Cdnone1 · 01-27-2021, 01:48 PM

I am big fan of you can do what you want legally with your land but I hate ADU's. They are completely changing the face of my neighborhood and certainly not for the better.
A couple bought a nice little home behind mine and have turned it into a business. They first converted their cabana to an AirB&B. Next they built an ADU. Now they rent their house, pool, ARB&B and their ADU as short term rentals. I'm not sure how they are getting away with it legally as the ADU is not suppose to be rented for anything less than 30 days.
You can't find parking around any of our houses as they advertise plenty of free parking and since we are close to LAX people stay the night before their flights then leave their cars parked for weeks while they travel.
Things have calmed down since the lock down but before COVID the nice house I built to raise my kids in now shares a common property line with a commercial venture and two of the worst people I have ever met.
They have grown 30 foot hedges around the property to give their guest a sense of privacy but the noise sure travels through those.
I will now get off my soap box

look 171 · 01-27-2021, 08:45 PM

Quote:

Originally Posted by Cdnone1

I am big fan of you can do what you want legally with your land but I hate ADU's. They are completely changing the face of my neighborhood and certainly not for the better.
A couple bought a nice little home behind mine and have turned it into a business. They first converted their cabana to an AirB&B. Next they built an ADU. Now they rent their house, pool, ARB&B and their ADU as short term rentals. I'm not sure how they are getting away with it legally as the ADU is not suppose to be rented for anything less than 30 days.
You can't find parking around any of our houses as they advertise plenty of free parking and since we are close to LAX people stay the night before their flights then leave their cars parked for weeks while they travel.
Things have calmed down since the lock down but before COVID the nice house I built to raise my kids in now shares a common property line with a commercial venture and two of the worst people I have ever met.
They have grown 30 foot hedges around the property to give their guest a sense of privacy but the noise sure travels through those.
I will now get off my soap box

Air BB sucks. I hate them. My neighbor used to rent his downstairs out for film shoot and what not. There are always strange people around. Sometimes they would come through our gate and have not a care in the world. Problem is, once they pay out money, they think its a hotel and do as they please. Since their baby, they stopped but trashcans are still out on the street for most of the week.

This place is way too crowded and now with the ADUs or garage conversions, it cost little to bring in addition income. Yep, the impact is huge. Home owners mean well but sometimes, the tenants can be real butt heads. parking is always a huge problem. I am sure you remember parking in LA was never an issue no matter where you went unless its downtown.