We were told that #1/#2 would cost around 350k and #3 around 250k. Are these numbers reasonable?
Skilled labor in the Bay Area is super expensive.
I'd suggest looking at one of the prefab options out there as an option #4. The labor to pour the foundation and install the thing will be locally priced, but the assembly will be priced based on skilled labor elsewhere (China, etc).
Hi, Chen, yes I would like to have referrals. If you know any good, responsible contractors, please let me know. And I would like to know how your project goes too! Thanks!
Hi @Chen Zhou , so just to clarify the 170K construction budget covers just an addition - not the construction of the entire unit. So you're using some of the existing home + addition to create the ADU.
After talking to a number of architects and contractors I've heard it's difficult to find someone who will do the work for $500 sq/ft.
@Daisy Chou those numbers you listed 350K for attached and 250 for conversion are consistent with what I've been seeing. Can you send me a message with the general contractors you spoke with? I have someone really fantastic I can recommend too!
The $170k covers the cost of the entire 800 sqft addition (all new addition) project, including basic furnishing including air-conditioning and oven. $500/sqft is a rip-off.
@Chris Mason Brilliant idea for #4. I have been looking at Tumbleweed Tiny Houses and thought about it too. Not sure how feasible it is to be implemented like regulations, local laws, and permits etc.
If you really want to save money, you don't have to have separate meters for ADU. Both my architect and contractor recommended against adding a separate meter (cost is not worth it and you don't have to include that in the plan you submit to the city anyway at least in San Jose), but I did get a separate address for my ADU. Like you said you can add cheaper non-PG&E and non-ACWD meter connected with existent meters if you really want to keep track.
Given the size of your lot, if I were you I would strongly consider 1) and 2) over 3). Much more privacy with 1) or 2) and you get to keep 900 sqft of space (!!!!) for maybe just a little more cost. With the right contractor, it's highly likely you can keep the construction cost of 1) or 2) under $250k.
@Chen Zhou Would you mind sharing contractor contacts? I've been seeing closer to that $500/sf number which is putting me off the whole thing right now.
Has anyone here considered a prefab solution like Studio Shed? I'm considering using them to build ADU's to generate additional rental income on existing properties but am trying to research total costs a bit more. As long as construction costs stay high, I'd expect more solutions in the prefab space.
@William Yeh I'm curious to know about rental ability for sheds/tiny homes, especially in California where rules may be more strict. Like Daisy, I'm also looking to build in Fremont.
I agree with William Yeh. So far I only researched on https://www.tumbleweedhouses.com for prefab. I believe you can find more if you Google it. My major concern is the prefab still needs to hook up electricity, gas, water, and sewage with the main house. I wonder how much that will cost. An estimate needs to be made to a certain accuracy.
@Laura C. From a market acceptance standpoint, I don't see there being any issue with the market discounting the desirability of a prefab ADU. If it's nice and it's functional, why would a renter care how it was built?
As for building code, that varies from city to city but most cities have addressed ADU's and have clear guidance on the requirements for setbacks and building standards.
@Abe Shen You are correct in that utilities and foundation need to be prepared ahead of time but that is no different than if you were to stick build an ADU. Every case will be different. There are no shortcuts for plumbing, power, and gas.
If my ADU plans end up working out, I'll report back. Likewise if anyone has any success stories, would love to learn about your buildout.
@William Yeh I should have been more clear - was curious if sheds/tiny homes were OK to be rented out from a legal standpoint. Don't seen any concern regarding market acceptance. Would love to look into sheds if there won't be any issues with the city in terms of permits and being allowed to rent it out. I don't know if they classify it differently. I had assumed things like tough sheds are in a different category vs something like a prefab ADU like the ones VHD builds.