This post is to document my experiences/processes of building an accessory dwelling unit (ADU) in Porter Ranch, which is located in the City of Los Angeles. The main house is around 2,100 square feet and I plan to build a 750 square foot ADU on the back lot of the property. The total lot size is approximately 11,300 square feet.
For those unfamiliar with an ADU, what is it exactly? An ADU is also known as a granny flat, in-law unit, backyard cottage, back house, etc. Due to the lack of housing in California, California state law requires all local jurisdictions (cities, counties, etc.) to comply with its changes in the ADU ordinances effective January 1, 2020, which allows homeowners with single family residence zoning to build an ADU up to 1,200 square feet (if space permits).
The types of ADUs are as follows:
- Detached ADU (unit separate from primary house)
- Attached ADU (unit is attached to the primary house)
- Converted existing space (i.e. garage)
- Junior ADU (A specific type of conversion of existing space that is contained entirely within an existing or proposed single-family residence)
Additionally, there are some additional benefits if you decide to keep your ADU below 800 square feet, which is what I decided to do:
-ADU applications must be approved within 60 days without a hearing or discretionary review.
-For ADUs permitted by 2025, cities/counties cannot require the owner to live at the property.
-No impact fees are requires for ADUs under 750 square feet; proportional fees apply to larger ADUs.
-An ADU can be developed at the same time as a primary dwelling, under most of the same rules.
-A city/county must delay code enforcement on an un-permitted ADU to allow it to be legalized.
-Single-family HOAs must allow development of ADUs, subject to reasonable standards.
-Single-family homeowners can also develop JADUs-- units under 500 square feet within a residence.
Also-- cities/counties must permit certain categories of ADUs without applying any local development standards. If proposed on a single family lot, ADUs eligible for this automatic approval include:
-An ADU or JADU converted from existing space in the home or another structure (i.e. garage), so long as the ADU has exterior access and setbacks sufficient for fire safety.
-A new detached ADU under 800 square feet in size, 16 feet in height, with 4-foot side/rear set backs.
-Both of the above options in combinations, creating one internal JADU and one detached ADU.
Why do I think an ADU is a good investment? Here are my main 2 reasons:
Increase property value and potential resale value.
Rental income-- more specifically increase cash flow.
There are also non-investment reasons to build an ADU, especially if you are living in the main house. For example, you could use an ADU for private guest accommodations, a separate work space, or low cost housing for your children or older parents.
Part 1 - Find Contractor to Design/Plan ADU
I reached out to a few contractors for design/planning, and they were charging anywhere between $6 to $12 per square foot on average for ADU design/plan. Usually, this price per square foot includes taking measurements (site plan), drawing/designing of the ADU, title 24 calculations (energy efficiency standards), and submitting the plans for permit to your local jurisdiction. Therefore, the cost could range between $4,500 to $9,000 for a 750 square foot ADU design (costs vary depending on the size and design [i.e. 2 floors]), not including the cost of the construction permit.
Below is a picture of the front of the house:
Below are some pictures of my contractor (Chisel & Tool) when they came out to my property to take measurements for the site plan:
Here's my site plan:
Here's my first draft of the my ADU:
To be continued...
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