40K-45K for architect for 2 story ADU in Los Angeles?!

Los Angeles, CA · Member since 2019 · 91 posts · 23 votes

An architect told me that their architectural services for building a 1000 sq ft 2 story ADU in Los Angeles would be $40K-45K. Does that seem reasonable?

My lot is flat and 'unremarkable', btw. I am not looking for fancy architecture other than possibly having the second story cantilevered so the porch can have 5 feet of protruding coverage for shade.

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Will BarnardPro Member

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Developer · Santa Clarita, CA · Member since 2008 · 15k+ posts · 10k+ votes

As I stated in your other post (you should have just asked all these questions in one post, would have been easier), $40k for just architectural design on a 1000sf 2 story ADU without complexities should not even be half that much, find another architect and find another structural engineer. Both services should be $20k or less.

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Will BarnardPro Member
Moderator
Developer · Santa Clarita, CA · Member since 2008 · 15k+ posts · 10k+ votes
4y
As I stated in your other post (you should have just asked all these questions in one post, would have been easier), $40k for just architectural design on a 1000sf 2 story ADU without complexities should not even be half that much, find another architect and find another structural engineer. Both services should be $20k or less.
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Chris SeveneyBusiness Member
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Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
4y
@Chris Morris
Umm hell no that’s not a good number. Find a new architect
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Sammy Lyon
Real Estate Broker · Los Angeles, CA · Member since 2018 · 193 posts · 346 votes
4y
Quote from @Chris Morris:

An architect told me that their architectural services for building a 1000 sq ft 2 story ADU in Los Angeles would be $40K-45K. Does that seem reasonable?
My lot is flat and 'unremarkable', btw. I am not looking for fancy architecture other than possibly having the second story cantilevered so the porch can have 5 feet of protruding coverage for shade.

No, not reasonable. :)
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Nik Moushon
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
4y
Though 40-45k is unreasonable don't expect it to be cheap just because its a small ADU. Most of the expenses architects deal with is not from the design side but from having to spend more time fighting the city's building department and design review boards. I've worked on projects where I put in 80 hr in a single month just on one project dealing with a city's design review. They can be notoriously picky about the stupidest of things.
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Alex Otto
Architect · Los Angeles · Member since 2022 · 34 posts · 17 votes
4y
@Chris Morris It's hard to comment without knowing what's included in their services. Are they doing just design? Are they permitting? Are they going to help you assess bids and do construction management? Will they manage consultants? Will they select and procure specific finishes and fixtures? etc.

Another way to assess the fee is to just do some simple math + make some assumptions. $40k divided by $150/h = 266h, 266h divided by 8h per day is about 33 days. If you think your architect will be working 33 days on your project (which, if they are doing all that scope above and/or if this is their first ADU, they will be), then it starts to sound more like a reasonable fee.

I'll say that I'm biased because I'm in architecture and design, and having gone through the process of designing and building an ADU in LA a bunch of times, I know how much work they can take, especially for people who care about design or who haven't gone through the ADU process before.
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Chris Morris
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Los Angeles, CA · Member since 2019 · 91 posts · 23 votes
4y
Thanks for the responses so far, friends.
Note: this does not include city fees for getting the permits and submitting the applications, civil engineering fees, structural engineering fees. It might include construction administration; I'm not sure.
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Nabil SuleimanBusiness Member
Real Estate Agent · Los Angeles, CA · Member since 2016 · 596 posts · 299 votes
4y
PM'd you some options
[email protected]661-904-1725
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
4y
That's way high! I used to pay a high-end architect about $20-30k for a custom home design (although we're talking 5 years ago).
I'd look around.....
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Kristina Kendall
Member since 2022 · 22 posts · 8 votes
4y
I don't know the cost of ADU design but I saved about 75% of architect fees on our lake house by buying a plan online. I used house plans .com for the basic design we wanted and then the architect made adjustments to that for our elevation and the random changes (doors/windows/etc) that we wanted. If you don't need a really custom design, you might see if there is a premade one you can start with to save some fees there.
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Chris Morris
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Los Angeles, CA · Member since 2019 · 91 posts · 23 votes
4y
Quote from @Kristina Kendall:

I don't know the cost of ADU design but I saved about 75% of architect fees on our lake house by buying a plan online. I used house plans .com for the basic design we wanted and then the architect made adjustments to that for our elevation and the random changes (doors/windows/etc) that we wanted. If you don't need a really custom design, you might see if there is a premade one you can start with to save some fees there.

Thanks for responding, Kristina. In my case, I need a custom build, as the space is constrained and I unusual requirements. :-)
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Jared W SmithBusiness Member
Architect · Westchester County, NY · Member since 2018 · 684 posts · 476 votes
4y
Quote from @Chris Morris:

Quote from @Kristina Kendall:

I don't know the cost of ADU design but I saved about 75% of architect fees on our lake house by buying a plan online. I used house plans .com for the basic design we wanted and then the architect made adjustments to that for our elevation and the random changes (doors/windows/etc) that we wanted. If you don't need a really custom design, you might see if there is a premade one you can start with to save some fees there.

Thanks for responding, Kristina. In my case, I need a custom build, as the space is constrained and I unusual requirements. :-)

In future, best to lead with the uniqueness of your project when asking if a service is too costly. Everyone in the comments above that exclaimed that $45k is way too much is likely comparing that cost to a very basic scope of services. Architects quote costs based on the project location/locale, services needed and complexity (the expected time spent to resolve the problem/issues and get your project through completion). Definitely a reason for a higher cost.
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Daniel Calderon
Member since 2020 · 6 posts · 1 vote
3y
Quote from @Nik Moushon:

Though 40-45k is unreasonable don't expect it to be cheap just because its a small ADU. Most of the expenses architects deal with is not from the design side but from having to spend more time fighting the city's building department and design review boards. I've worked on projects where I put in 80 hr in a single month just on one project dealing with a city's design review. They can be notoriously picky about the stupidest of things.

You are absolutely right about that, my friend. We did a renovation in Pacific Palisades lart year; what I thought would take us two weeks, turned into a 6-week "structural retrofit" project. It was interesting to say the least.
Every time we had an inspection, the inspector would have us go through process of having three different types of inspections done, thn, call him back to sign off on that part. Each inspection having to have a report written and handed to the inspector when he came to sign off. So, the engineer and architect were very involved in the process. Engineer having to write a report at every "observational inspection". Very painstaking and expensive, amd counter productive if we had to wait to progress.
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Nate Wiger
Investor · San Diego, CA · Member since 2022 · 24 posts · 20 votes
3y
ADUs are different than other projects in CA because they are required to be approved. Normally the value you get from architects is navigating all the back-and-forth with setbacks and frankly, the whims of the local building department. I'd look into the pre-approved plans (every city seems to have these) and pay $0 for architecture.
https://www.ladbs.org/adu/stan...
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Chris Morris
OP
Los Angeles, CA · Member since 2019 · 91 posts · 23 votes
3y
Quote from @Nate Wiger:

ADUs are different than other projects in CA because they are required to be approved. Normally the value you get from architects is navigating all the back-and-forth with setbacks and frankly, the whims of the local building department. I'd look into the pre-approved plans (every city seems to have these) and pay $0 for architecture.
https://www.ladbs.org/adu/stan...

Thanks Nate (copying from my other post). I have very specific requirements that cannot be fulfilled w/ an 'all in one' shop. I'm trying to maximize my ROI in a very unconventional way. My current status is I'm working w/ an architect on draft plans and will hopefully be going to a preliminary planning approval session soon.
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Matt I.
Architect · Philadelphia, PA · Member since 2016 · 50 posts · 36 votes
3y
I wish I could make 45k designing an ADU. Agree with the rest- find another architect
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3y
Quote from @Chris Morris:

Thanks Nate (copying from my other post). I have very specific requirements that cannot be fulfilled w/ an 'all in one' shop. I'm trying to maximize my ROI in a very unconventional way. My current status is I'm working w/ an architect on draft plans and will hopefully be going to a preliminary planning approval session soon.

Sounds like you're spending a lot of money for an ADU. I'm sure you've run the numbers, but are you sure....?
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Chris Morris
OP
Los Angeles, CA · Member since 2019 · 91 posts · 23 votes
3y
Quote from @Bruce Woodruff:

Quote from @Chris Morris:

Thanks Nate (copying from my other post). I have very specific requirements that cannot be fulfilled w/ an 'all in one' shop. I'm trying to maximize my ROI in a very unconventional way. My current status is I'm working w/ an architect on draft plans and will hopefully be going to a preliminary planning approval session soon.

Sounds like you're spending a lot of money for an ADU. I'm sure you've run the numbers, but are you sure....?

Yes, I am sure. Conservatively, I expect to gross $10K/month, assuming we can get planning approval for my atypical strategy.
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3y
Quote from @Chris Morris:

Quote from @Bruce Woodruff:

Quote from @Chris Morris:

Thanks Nate (copying from my other post). I have very specific requirements that cannot be fulfilled w/ an 'all in one' shop. I'm trying to maximize my ROI in a very unconventional way. My current status is I'm working w/ an architect on draft plans and will hopefully be going to a preliminary planning approval session soon.

Sounds like you're spending a lot of money for an ADU. I'm sure you've run the numbers, but are you sure....?

Yes, I am sure. Conservatively, I expect to gross $10K/month, assuming we can get planning approval for my atypical strategy.

Ok, good, that's certainly worth it then....
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