If you are a developer or a homeowner in California who is interested in building an accessory dwelling unit (ADU) on your property, you may have many questions about how to start your project. ADUs are small, independent living units that can be attached or detached from the main house. They can provide additional living space, rental income, or housing for family members or caregivers.
However, building an ADU is not a simple task. It requires careful planning, design, financing, permitting, and construction. In this article, we will provide you with some concrete guidance on how to start your ADU project in California. We will cover the following topics:
– How your reasons for having an ADU affect your project.
– What type of ADU is suitable for your goal and property?
– What are state and local regulations for ADUs?
– What are the major design considerations for your ADU?
– How to finance your ADU?
– How to permit your ADU?
– Should you DIY your project? What is owner-build?
– Which professionals do you need to get started?
We hope that this article will help you realize your ADU project and enjoy the benefits of having an additional dwelling unit on your property.
What is an Accessory Dwelling Unit (ADU)?
An Accessory Dwelling Unit (ADU) is a secondary living space that shares the same lot as a larger, primary residence. These units, also known as granny flats, attic apartments, backyard cottages, basement apartments, and mother-in-law suites, among other names, are fully functional living spaces with their own water and utility hookups.
Key Features of an ADU
Regardless of its name, an ADU always includes certain features:
- Independent Water Supply: Each ADU has its own water connection.
- Separate Utility Hookup: ADUs have individual hookups for utilities like electricity and gas.
- Complete Living Space: An ADU is a self-contained living space, complete with a kitchen, bedroom, bathroom, and living room.
- Foundation: ADUs have a foundation, either separate or shared with the primary residence.
ADUs can be thought of as standalone apartments, minus the apartment building. However, it’s important to note that not all small residences qualify as ADUs. For instance, tiny houses may not meet ADU criteria if they lack utility hookups and foundations. Similarly, mobile homes and trailers are not considered ADUs as these must be permanent residences.
Types of ADUs
An ADU can be one of the following four types:
Detached ADU: This is a separate building in your backyard that has everything a person needs to live independently, such as a kitchen, a bathroom, a bedroom, and a living room. It also has its own utilities and entrance, so it is like having a small house or apartment on your property.
Attached ADU: This is an extension of your main house that shares one wall with it, but has its own entrance from the outside1. It also has all the features of a detached ADU, but it may share utilities with the main house or have its own.
Garage conversion: This is when you turn your garage into an ADU by adding the necessary amenities and utilities. It can be either detached or attached to your main house, depending on your garage. You may not need to worry about parking space, as the parking requirements have been relaxed for ADUs.
Interior conversion: This is when you transform part of your existing house, such as a basement, a spare room, or an attic, into an ADU. It is not visible from the outside, but it has its own entrance and all the facilities of an ADU. It is completely separate from the rest of the house.
Planning Your ADU: Key Considerations
Before diving into the specifics of building an Accessory Dwelling Unit (ADU) – such as costs, materials, or permits – it’s important to consider your goals.. Why do you want to build an ADU? This simple question can open up a world of possibilities and significantly influence your ADU’s design and functionality.
Are you considering an ADU for:
– Providing a comfortable space for an elderly loved one to age in place?
– Creating a multigenerational living solution?
– Generate income from ADU rental
– Offering a separate space for a young adult who has recently returned from college?
– Ensuring an elderly loved one who needs support has a close but separate living space?
– Making a home for a special needs loved one who struggles to find or afford accessible housing
Each of these scenarios requires a unique approach to the ADU’s design. For instance, an elderly loved one might need an ADU designed for limited mobility, taking into account potential changes as they age.
A loved one requiring health support might benefit from an ADU with easy access to the main residence, while someone needing a bit of familial support but not constant assistance might prefer a more independent space.
A young adult fresh from college might appreciate an independent space that feels like their own as they navigate their next steps. Older boomerang kids, possibly with their own partners or young families, might need a larger space. Similarly, a multigenerational living solution might need to accommodate multiple family units.
Remember, understanding your reasons for building an ADU will guide you in creating a space that meets your and your loved ones’ needs.
Choosing the Right Type of ADU for Your Needs
When planning to build an ADU, it’s essential to consider the specific needs of the person who will be living there.
- If your loved one has limited mobility, an ADU with stairs or located in an attic or basement may not be suitable.
- If your loved one has their own family, a smaller ADU like an attic or basement conversion might feel cramped.
- If you’re caring for a loved one who needs regular assistance, an ADU closer to your main residence could be more convenient for both of you.
The type of ADU you can build also depends on your property.
- If you live in a single-family residence, you’re typically allowed one ADU and one Junior ADU (JADU), subject to certain restrictions.
- Multi-family homes and duplexes may permit two detached ADUs and one attached ADU, again subject to restrictions.
The available space on your property is another crucial factor.
- If you’re considering converting your attic but it’s too small for a fully-functional living space, an attic conversion might not be feasible.
- If you’re thinking about a detached ADU in your backyard but don’t have enough space to meet zoning requirements, you might need to explore other options.
Remember, attic conversion ADUs can be particularly challenging projects, and many builders prefer to avoid them. The key is to balance what your property can accommodate with what your loved one needs for a comfortable and functional living space.
Update: Newer ADU regulations allow for more density. Make sure to check with us or your local building department to check your options.
Major Design Considerations for Your ADU
When planning your Accessory Dwelling Unit (ADU), it’s crucial to consider the specific needs of its future occupants. Here are some key design considerations:
- Universal Design: This approach aims to make spaces accessible to all, regardless of age, size, ability, or disability. For instance, if your loved one uses a wheelchair, you’ll need more than just flat living spaces. Consider wider doors, doors that slide into the wall instead of opening out, and storage set low enough to reach.
- Custom Solutions: Every individual and family has unique needs and preferences. An architect can help you design an ADU that perfectly suits your requirements. They can consider factors like natural light, privacy, noise levels, and more to create a comfortable and functional space.
- Future-Proofing: Think about how your needs might change over time. Designing your ADU with flexibility in mind will help it remain useful and adaptable in the future.
- Aesthetics and Comfort: While functionality is crucial, it’s also important to create a space that feels like home. Consider aspects like interior design, outdoor spaces, and views.
- Sustainability: Energy-efficient design not only reduces environmental impact but can also save money in the long run. Consider features like solar panels, insulation, and energy-efficient appliances.
Remember, hiring an architect can be a valuable investment. They can provide expert guidance and create custom solutions tailored to your needs, ensuring your ADU is a perfect fit for your property and lifestyle.
Estimating the Cost of Building an ADU in Southern California
Building an Accessory Dwelling Unit (ADU) is an investment. Before you start, it’s important to consider the costs involved and your financing options. The total cost will depend on the unique features of your project.
Factors Influencing ADU Costs
The cost of an ADU can vary greatly depending on several factors:
- Type of ADU (attached, detached, conversion)
- Whether you’re building the ADU from scratch
- Location (city, county, neighborhood)
- Need for new utility hookups or retrofitting existing utilities
- Size of the unit
- Design of the space
- Materials used
- Permits required
- Impact fees such as parkland and school fees (depending on the size of the unit)1
- Use of a custom plan or pre-approved plan
- Additional professional fees, such as building plans and construction crews
- Landscaping
- Furniture
- Strategies to Lower the Cost of an ADU
There are several ways to manage your overall project costs:
Pre-approved Plans: Using a plan pre-approved by your city can often be less expensive than a custom plan, as it can streamline the permitting and inspection process.
Hire Professionals: While hiring an architect and contractor can be costly, it can also save you money in the long run by avoiding costly mistakes that can prolong the project.
Size and Furnishing: If your loved one doesn’t need a lot of space, constructing a smaller unit can save money. If they have their own furniture, you can also save on furnishing costs.
Remember, the key is to strategically invest in the costs you need and avoid the ones you don’t. Hiring a specialist like Yifu Design Studio for your project is recommended to ensure a smooth design and permitting process. Specialists can handle specialized work like ADU design and permitting, and they know how to coordinate with various vendors for your project.
Ultimately, building an ADU is about creating a comfortable and functional space for your loved one. It’s an investment in their well-being and your property’s value.
Interviewing Your ADU Experts
When embarking on your ADU project, it’s crucial to choose the right experts. Engaging a specialist ADU firm, such as Yifu Design Studio, at the outset can greatly simplify the process. These professionals specialize in ADU design, permitting, and regulation, and they can provide invaluable insights into your property’s potential can help you get started on the right foot.
Why Hire an Architect Early On?
Hiring an architect early in your project can help with:
- Feasibility: They can assess whether your property can accommodate an ADU and what type of ADU would be most suitable.
- Design: They can translate your vision into a practical and aesthetically pleasing design.
- Permitting: They can create an ADU plan that meets all local regulations and is guaranteed to get approved for permits.
A specialist ADU contractor can also provide a realistic estimate of the full cost of the project. This includes not just the construction cost, but also utility fees, labor costs, and other critical cost elements that you might overlook or underestimate.
Finding the Right Contractor
It’s important to find a contractor who is more interested in building a space that truly meets your needs rather than just making a quick buck. If your property isn’t suited for your initial idea, such as a backyard cottage, a good contractor will tell you and offer alternative options. They should be able to adapt your vision into a new design, whether that’s a basement conversion or an attached ADU.
Finally, ensure you’re comfortable with your contractor. They’ll be working closely with you throughout the project, so it’s important to have a good working relationship.
Quick Tip: Don’t forget to ask questions and look at examples of their work. Check their portfolio, find out how many years they’ve been in business, and read online reviews.
The ADU Process in SoCal
Once you’ve chosen the right builder for your needs, such as Yifu Design Studio, you can begin discussing the building process1.
Understanding ADU Regulations
The first step is to understand the ADU regulations in your area2. In Southern California, the Los Angeles Department of Building and Safety (LADBS) provides guidelines and requirements for ADU construction. An experienced builder will be up-to-date on all the current building regulations and can guide you through this process3.
The Permit Process and Submittal Package
After understanding the regulations, you’re ready to start the permitting process4. This involves submitting your building plans to the LADBS. It’s recommended to have these plans drawn up by a professional architect or builder, as they involve a lot of technical codes that most homeowners are not aware of, and incomplete or inaccurate plans will not be processed5.
For the submittal package, you’ll need to complete and include all of the following:
- Building plans
- Building Permit Application
- ADU Property Owner Declaration
- Address Assignment Request
- A letter from your water company stating flow data from the nearest hydrant
- Fee payment
You, your designer, or your builder can submit your ADU package7. Your builder can also help get the appropriate letters from your water company.
Once your plans are submitted and approved and the permit is granted, you can start construction with your builder8. This is the exciting part where your plans become reality, providing a cherished home for your loved one.
How Should You Manage Your ADU Project?
As you learn more about ADUs, you also have a clearer idea of your budget, your capacity to manage your ADU project, what experts to consult with and who to hire. Eventually you’ll have to decide on how should you move forward with your ADU projects. These are several routes you can take to start your ADU project, we hope that these routes will give you a concrete idea on your next step for your project:
Owner-Builder
As an owner-builder, you’ll be responsible for the entire project, from design to construction. This route can save you money, but it requires a significant time commitment and construction knowledge. You’ll need to be comfortable with managing contractors, sourcing materials, and navigating building codes. The next step would be to familiarize yourself with local building codes and regulations, and start planning your ADU design.
Design Your Own ADU
If you have design skills, you can design your own ADU and hire a contractor to build it. This route allows you to fully customize your ADU, but it requires a good understanding of design principles and building codes. You’ll also need to be prepared to manage the construction process. The next step would be to start sketching out your design ideas and researching local contractors.
Hire an Architect
Hiring an architect can ensure that your ADU is well-designed and complies with all building codes. However, architects can be expensive, and you’ll still need to hire a contractor to build the ADU. This route is a good option if you want a custom design and have the budget for it. The next step would be to research local architects, like us at Yifu Design Studio, who specialize in ADU design and permits. Remember, some architects only do the design and not permits, but we at Yifu Design Studio advocate for permits too.
Full-Service ADU Company
A full-service ADU company will handle everything from design to construction. This is the most convenient route, but it can also be the most expensive. You’ll get the benefit of a team of professionals who are experienced in ADU projects, and you won’t have to worry about managing the project. The next step would be to research full-service ADU companies in your area and request quotes.
Hire a General Contractor
A general contractor will handle the entire project, including the design phase. They’ll manage all aspects of the project, including hiring subcontractors and ensuring the work is completed to code. This route can be more expensive, but it can save you time and stress. Some general contractors have in-house architects, but most don’t. The next step would be to research local general contractors and schedule consultations.
Interview Architects and Contractors
Interviewing architects and contractors allows you to find the best fit for your project. This route requires time and effort, but it can help you find a team that you trust and enjoy working with. You’ll get the opportunity to ask questions, discuss your vision, and ensure that the team understands your goals. The next step would be to compile a list of potential architects and contractors to interview.
Remember, the most effective route is often to consult with an architect right at the start of the project to get guidance on planning the ADU and get the design and permits taken care of. Look for architects who handle permits and have a good network of contractors. Pre-vetted contractors by your architect can save time in interviewing several contractors.
Think You’re Ready to Start Your Own Accessory Dwelling Unit?
Even if you’re not, we can help. Embarking on an ADU project is a significant undertaking. Many homeowners, after learning about the complexities involved, often feel lost and overwhelmed. It’s not just about building a structure; it’s about navigating through design considerations, legal requirements, budget constraints, and project management. But don’t worry, you’re not alone in this journey.
The information above are designed to give you an idea, hopefully a concrete one, of your next steps. Whether you decide to take on the project as an owner-builder, design your own ADU, hire an architect or engage a full-service ADU company. By understanding these options, you can choose the path that best aligns with your capabilities, budget, and vision for your ADU project.
Remember, the journey of building an ADU is a marathon, not a sprint. Take your time to understand each step, consult with us, and make informed decisions. With the right guidance and resources, you can successfully navigate this journey and bring your ADU project to life.
