Experience building a detached ADU in Los Angeles?

Question

Hi everyone, I would love to hear from anyone who has experience/knowledge on building a detached junior ADU (about 300 sq feet) in Los Angeles. I would like to keep it at maximum $30k but cost estimates online are saying $100k+...is it possible to do it within this budget if I do a lot of it myself? Also wondering if anyone has an estimate for how much city permit/other fees would cost for an ADU of this size?

Any help would be greatly appreciated!! Thank you in advance.

Joseph Fleischaker · Answer

Hi Jackie, did you ever move forward with your ADU?  I would love to hear your results.

Will Barnard · Answer

The savings of no impact fees and the lowered ADU fees for units of 750sf or less are a big chunk of the city fees.  the other big chunk outside of the buildings costs is your architectural, structural and expediting fees which will vary depending on your specific plan needed for your specific property. Most ADU plans should be $8k-$12k for professionally done plans and submitted to plan check including title 24, LID, etc.

Robert Chuang · Answer

@Jackie Tayra Hello Jackie, I am currently working on an ADU/JADU conversion and I am a builder/developer. $30k is definitely not possible for detached due to utilities and permitting. If you were to do a conversion for JADU from the existing space you might be able to fit into that budget. Also, JADU cannot be detached. JADU must be within the existing footprint of a primary home.

Jackie Tayra · Answer

Thank you to everyone for the comments and insight!

Jackie Tayra · Answer

@Andy Brohard I am glad to hear that you did the architectural drawings yourself and it worked out because I am planning to do that as well! Any lessons learned from it that you think would be useful? Thanks so much-- I really appreciate your insight!

Andy Brohard · Answer

@Jackie Tayra yeah, impact fees were a chunk but overall the fees weren't bad. I did the architectural drawings myself and then had a structural engineer go off those for the stamped plans (about 3k). I dealt with the city because I wanted to go through the process and they're way nicer to owners than they are architects/contractors. Electrical and plumbing were the most expensive to install (sewer, water, gas and electrical lines, plus breakout boxes adds up quick) but dealing with SoCal gas didn't cost us much but they were the biggest pain. They took months and had a million forms, of course they lost them and were super slow to get the manifold and meter installed. If you're allowed to do all electric I'd save yourself the headache.

Steve Graves · Answer

I'm in the middle of finishing up a property with an attached ADU. Once you have the county or city involved, your cost is going to go up. You'll need to get full engineered plans and a Title 24 plan. I'm doing mine for around 30k. It has been a huge pain, but in the end it will be worth it. Most of the county workers are not fond of ADU's because they don't want them in their own neighborhoods. How do I know this, because the LA county desk workers and an inspector, told me this directly. Be prepared with all of your plans and have them make a list of everything you will need. Since you're going under 500 sq ft., you'll save a lot on school fees, sewer fees, etc.

Jackie Tayra · Answer

@Andy Brohard Thank you so much for your comment! Would you say impact fees (which are now exempt according to the new laws you mentioned) are a big chunk of the overall permit expense? Also, from your experience which utility was most expensive to install?

Robert Chuang · Answer

@Will Barnard Will is correct. This below is for City of LA.(A) One ADU or JADU per lot with a proposed or existing single-family dwelling, if all of thefollowing apply:(i) The ADU or JADU is within the proposed space of a single-family dwelling orexisting space of a single-family dwelling or accessory structure and may includean expansion of not more than 150 square feet beyond the same physicaldimensions as the existing accessory structure. An expansion beyond the physicaldimensions of the existing accessory structure shall be limited to accommodatingingress and egress.

Will Barnard · Answer

That existing footprint can be the garage and it can also have up to an additional 150 SF added on outside the existing footprint.

Experience building a detached ADU in Los Angeles?

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