Do you have a
wonderful little space above your garage in Los Angeles that could make an
exceptional accessory dwelling unit? You’re in luck! The California state
government recently relaxed the formerly strict laws about creating an
accessory dwelling unit above a garage. If you don’t currently have a finished
space that can be converted to an ADU above your garage in Los Angeles, you
can certainly create one. It’s a great idea to take advantage of the unused
space and enjoy the revenue from another income stream or expand your living
area to include the benefits an ADU can bring.
Why
an ADU Over Your Garage is a Good Idea?
A garage space is
fantastic for your vehicles and extra storage options, but what about the space
above? As space is at such a premium in Los Angeles and southern California, it
makes sense to build up. A garage with an ADU above that contains a bedroom, living
space, kitchen, and bathroom can bring in nice rental income from either
long-term or short-term tenants. In addition, the ADU adds square footage to
your property, which can boost your property value.
But there’s also the
bonus of having an extra space you can use for family or friends. As
multi-generational households become more common, an ADU above the garage
can provide the additional dwelling area and privacy necessary to ensure
harmony in the home. If you already have space for everyone but that leaves
privacy, and quiet time at a premium, you can use that newly-finished space as
a home art studio or recording space, a workout area, an office, or a cozy
getaway.
If you ever choose to
sell the home, the ADU can be pretty appealing to potential buyers; Forbes reports
that many homeowners are willing to pay more for homes that have a garage with
an ADU above, as it provides them with flexibility in using the space for
whatever they might want – a home gym, an office, or just an excellent place
for grandma to visit.
If you are planning to
use your ADU to generate rental income from tenants, get up to speed with the
rules set forth by the City of Los Angeles. The Los Angeles Housing Department
offers in-depth information on renting out accessory dwelling
units. Make sure you can stay compliant with the rules before you make the
decision to turn your ADU above the garage in Los Angeles into a money-making
rental property.
Digging
Into the Finances: ADU Above the Garage Costs
Building an ADU over
the garage in Los Angeles means adding an additional story over the existing
space, which qualifies as significant construction.
Regardless of the work
required, the costs of an ADU above your garage can vary widely depending on
the contractor you choose to work on the property. Those costs also depend upon
the following:
- Any refinishing required for the exterior of the building
- The materials you choose for the ADU
- Aligning the ADU above an attached garage with the second floor of the home
- Reinforcing the garage foundation to accommodate the added weight
- Reconfiguring or installing utilities
- Adding a new roof and interior and/or exterior stairs
- The age of the house and how much work must be done to bring it up to modern code
- The overall design: for instance, an outdoor staircase might cost less than an indoor one
So what are
the ballpark figures? The average cost of detached new construction
above a garage runs from $260,000 and up, depending on design and size. That’s
assuming approximately 400 square feet of a two-car garage plus a 400 square
foot ADU above, including the stairway.
That might seem like a
lot of money, but keep in mind that you can create additional income with that
space, which can eventually offset the costs of your investment. When it comes
time to sell the property, a well-constructed ADU can increase your selling
price.
Building an ADU Above the Garage in Los
Angeles
When you start to
consider building an ADU, it’s easy to become overwhelmed with all the things
you’ll need to do from the start of the project to the completed space.
Breaking it down into small, manageable steps is the key to getting the job
done without compromising your sanity.
1.Start
with ADU Concept Design
Begin
by asking yourself some fundamental questions about how you intend to use the
ADU. Are you looking for income by making your ADU a short-term or
long-term rental property? Do you want a cozy home office or gym? Is this
intended to be a getaway space for you or the whole family, perhaps a game room
or a den dedicated to watching sports or movies? Will the ADU eventually become
a home recording studio? Or will you be creating the space for a family member,
such as a mother-in-law suite?
Once
you know your intention for the space, you can move on to creating the Concept
Design. You could hire MDM Custom Remodeling Inc. to create the Architectural
Concept Design, which will include the floor plan, interior, and exterior view
design, 3D rendering, and 360 degrees panoramas with a virtual walk-through.
This lets you experience walking through your finished ADU project virtually
before you invest even one dollar in construction or blueprints. This Concept
Design Service by MDM Custom Remodeling Inc. includes searching city and county
records to verify what the local zoning and building code allow in your area.
This Concept Design also includes an accurate budget plan, which provides you
with an accurate cost of the project before you commit to the high cost of
construction. Your contractor will use these guidelines to build the ADU to the
proper specifications.
2.
Clear the Plans with the City of Los Angeles
The
ADU Concept Design you get from MDM Custom Remodeling Inc. will comply with the
regulations for Los Angeles. This will be the foundation of the complete set of
blueprints MDM Custom Remodeling Inc. will create for you to ensure the project
is approved by the city. The plans must be officially approved by the Los
Angeles Department of Building and Safety. This step is vitally important
to ensure that you are in compliance with all the laws and regulations. After
approval, you can start the process of applying for a construction permit.
3. Consider the Funding
There
are numerous options for financing an ADU, including your current cash on hand,
a loan or line of credit based on your home equity, a renovation or
construction loan, a cash-out refinance of your home, and more. Take your time
in choosing the right option before you move into the construction of your ADU.
4. Get a Reliable Contractor
When
hiring a contractor, look for one that has significant experience in building
ADUs, especially those that are built over a garage in Los Angeles. Not only
does seasoned contractor understand what it takes to build a safe ADU over your
garage, but they also know their way around the permit process and the
new regulations and rules regarding accessory dwelling units in Los
Angeles and southern California.
5. Be Involved in Selecting Finishing Materials
While
construction of your new ADU is in progress, you’ll need to select the
finishing materials you’d like to install. This can include windows, doors,
roofing materials, interior, and exterior finishing, plumbing and electrical
fixtures, AC system, tiles, flooring, paint colors, and more. Use your
contractor’s help to get these materials at discount prices to save money.
6. Finishing Tips
Select
colors to paint the space in a way that not only makes it look bigger but makes
it more appealing to potential tenants. Grey and white have dominated the
painting space in recent years, but now the colors that get attention
are light-intensity earth tones, blues, and, yes, the ever-present greys.
Choose those for your wall and look for furniture that complements them.
7. Cast Your Eye Toward Potential Storage
Make
furniture work double-duty by opting for smart storage solutions, such as
ottomans that open to create space for blankets and drawers hidden away
underneath the bed. Just as you built upward with your ADU over the garage,
consider going up with storage – tall armoires, high cabinets, and even racks
dropped a foot or so below the ceiling can be great to tuck away small items
and keep the rooms looking light and airy.
8. Timing
Make
sure you can trust your contractor to commit to the completion date. Check the
contractor’s background with previous customers who had a project of a similar
size to yours. Ask those customers how long it took to complete their project.
Did the contractor complete the work right on time or even ahead of schedule?
When
you choose to build your ADU over the garage at your Los Angeles home, the keys
to success include good planning, a smart architect, following all the rules
and regulations set forth by the state and local governments concerning ADUs,
and finding the right contractor for the job. It might seem like a lot to
handle, but the end result is worth doing the right way.
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