What you need to Know About Your ADU Garage
Conversion in Los Angeles?
An accessory
dwelling unit, commonly known as an ADU, has recently become a great new option
for homeowners in Los Angeles and other areas of southern California. A garage
conversion in Los Angeles can provide housing for a family member or generate
additional income when used as a rental unit for short-term or long-term
tenants. It can even be used to create something you have always wanted in your
primary residence but never had the space for, such as a hobby room, gym, or
dedicated home office.
Though converting
your Los Angeles garage into an ADU can cost you time and money, the return on
investment can make that cost worthwhile – whether you’re recouping that
investment through rental income or getting it back when you sell the property
that now has a much higher resale value.
How you establish
your ADU depends greatly upon the local rules and regulations where you live.
Before you get started, MDM Custom Remodeling, Inc. can help you with our
Concept Design Service. Part of this service is searching city and county
records to verify your local zoning laws and building codes.
Once it is
established that you can build an ADU, we’ll help you look into other factors
and start designing your new ADU. We create a floor plan, 3D rendering and
views, and a 360-degree panorama with a virtual walk-through. This allows you
to enjoy your new ADU virtually on the computer before spending any dollars on
construction.
This service also
includes accurate budget planning. Our tools feature the sophisticated
functions of collecting all material and labor costs to come up with a very
accurate budget, which helps you stay in control of the project's overall cost.
When you start
your journey to a garage conversion ADU in Los Angeles with MDM Custom
Remodeling, Inc., you can rest assured that your ADU is allowable and legal and
won’t cause you any headaches in the future.
Garage Conversion ADU Requirements in Los Angeles
When you opt for
a garage conversion in Los Angeles, you must understand the requirements set
forth by the local government. If you don’t follow the legal stipulations for
creating an ADU on your property, you could wind up halfway through
construction only to see your permit approval pulled or halted – and that means
you’re out a ton of money with little to no recourse. There are a few things
more frustrating!
To that end,
let’s look at some general requirements for building an ADU above the garage in
Los Angeles. Keep in mind that there might be additional rules for your local
area. That’s why it’s important to check with MDM Custom Remodeling, Inc. to
ensure you’re staying within the letter of the law.
- Your home must be located in a residential
zone.
- The house must already be in the same
location where you want to build the ADU. In other words, you can’t build an
ADU on top of a garage that doesn’t have a house on the associated property.
- The garage conversion must fit on the
property. There are local guidelines for setbacks or how far away from the
property line the new conversion has to be.
- You can have up to two ADUs on your
single-family home. One can be up to 1,200 square feet. The JADU, or Junior
ADU, can be up to 500 square feet.
- An ADU could be attached or detached from
the main house.
- The ADU must be sold as part of the house
if you sell the property. It cannot be sold separately.
- You are free to rent the space to tenants
on a long-term or short-term basis. (Keep in mind that there are rules for
rentals that pertain to your local area. To learn more, visit
the Department of Consumer and Business Affairs for Los Angeles County.)
- The minimum size of the ADU is 150 square
feet. The maximum size of your ADU can’t be larger than half the size of the
home. So, for instance, if your home is 2,000 square feet, your ADU must be
less than 1,000 square feet.
- Your ADU must have a functioning kitchen,
bathroom, closet, and living space.
- The ADU must have an entrance separate
from the main house.
- In Los Angeles, an ADU gets a new,
separate address.
- Look at the fire codes. In most cases,
fire sprinklers are not required if they are not already in the primary home.
However, local fire prevention requirements in your local codes could apply to
your ADU. This document from Public Works of Los Angeles County
provides more important information on the fire code.
Remember, this is
not an exhaustive list of requirements for your ADU, but they are a good start
to ensure you understand the size requirements and what the accessory dwelling
unit above your garage must include. To learn much more about the requirements
for an ADU, start with reading Senate Bill No. 1069, which sets forth
the law on accessory dwelling units. (The language in that bill can be
confusing; if you aren’t sure what the rules are, get in touch with us.)
Garage Conversion ADU Permit Costs
Getting a permit
for your garage conversion in Los Angeles can take a couple of months. While it
might be tough to wait, it’s always a good idea to ensure all the legalities
are squared away before you drop your hard-earned money on the construction.
The city permit fees could run between $1,800 and $8,000. Why such a broad
range? That’s because the permit cost is based on the project – it depends on
the estimated value of the construction and the number of square feet you gain
on the property.
Garage Conversion Plans Los Angeles
When you start
working on your plans for a garage conversion to ADU in Los Angeles, MDM Custom
Remodeling, Inc. can help. We can provide you with a solid Architectural
Concept Design, which includes a floor plan, interior and exterior views, and
the opportunity to “walk through” your new ADU through virtual 3D rendering and
360-degree panoramic views. This allows you to be certain of what you’re
getting before you drop any hard-earned money on your ADU garage conversion.
Starting in
January 2023, you can use Pre-Approved ADU Standard Plans. These are plans that
fit what most will want out of their ADU. There are several different models to
choose from, created by architects and available for purchase immediately. When
you choose a plan from this exclusive list, you can speed up the permit process
a bit. That’s because these plans are already approved by the decision-makers.
However, these
plans simply make the process easier, and you might be able to create something
much nicer than what these plans reflect. Speak with MDM Custom Remodeling,
Inc. before you go with a pre-approved plan; there might be something better
for your garage conversion. We can review all the options until you find
exactly what you want to see in your ADU.
In addition to
considering permit and construction costs, you should also look at the timeline
you can expect for building your ADU and how to shield neighbors from the noise
of the construction.
Usually, an ADU
will take only a few months to build. However, the permit process can take
longer than that. While it’s okay to begin looking at future plans while you
are waiting for the permit to be approved, it’s not a good idea to start
construction or make any firm plans for starting it until the permit is in
hand. Doing anything before the permit is approved could violate your local
laws.
Many areas of Los
Angeles are quite tight in terms of property and space. You might have only a
few feet between the garage you intend to convert and the property line you share
with a neighbor, which means any construction on your property will inevitably
affect their property in the short term. In addition, any new construction on
your property runs the inevitable risk of noise pollution, copious amounts of
dust, and the need for a dumpster to contain and carry off damaged materials or
items removed from the original garage. For instance, to add a second story to
the garage for your ADU, that original garage roof has to go!
It might also be
necessary to dig trenches and move in lines for electricity, sewer, gas, and
other plumbing. Doing this might require some work that cuts through the street
or through your neighbor’s property.
Speak with your
neighbors before the work begins, so they are aware that there will be some disruption.
Talk with us about the best placement of the dumpster to make it easy for them
to work but not inconvenience the neighbors too much. Make sure that the work
is done only during the normal daylight hours and that you aren’t running afoul
of any noise ordinances in your area. Keep the lines of communication open
among all parties while you convert your garage to an ADU.
Garage to ADU Conversion Cost in Los Angeles
The cost of your
garage conversion in Los Angeles depends on many factors, including how much
work needs to be done to bring the old garage up to code, the cost of
materials, the configuration of the space, the cost of the permit, and so much
more. And that’s the cost of the plans, construction itself, and contractor
labor – that doesn’t include the little details that come later, such as
painting and furnishing the space.
A garage
conversion in Los Angeles is essentially creating a new addition. We estimate
that your above-the-garage conversion in Los Angeles will run between $150,000
and $450,000, depending on the size and style and whether it has one floor or
is on the second floor. This doesn’t include finishing materials and utility
connections. These might add 15-20% to the overall cost. Only a seasoned
company like MDM Custom Remodeling Inc. can look at your property, determine
exactly what needs to be done to convert your garage space into an ADU in Los
Angeles, and give you a good estimate on what to expect.
Also, remember
that there might be other costs, such as establishing a suitable parking space
for the ADU if you intend to rent it out, interior design that transforms the
space with the final touches, and even the increase in property taxes and
insurance you might experience when the ADU is done. Sit down with a financial
advisor if you are concerned about the costs of insurance and taxes on your
ADU, and make sure that the cost fits in with your long-term budget.
