All Forum Posts by: Andrew Galambos

One thing to point out (at least based in Los Angeles county) is that if you permitted the work (guessing you didn’t), that would have caused a increase in taxes, so depending on the amount and type or work it may be a wash.

It is my understanding that once you have shared the findings of your inspection with the seller that they would have to disclose to the next buyer any issues you discovered so that puts you in a good negotiating place.  

Actually this was from a proposition, so it was passed by the "people", but as I understand it was put forth and backed by the realtors association.  There was more to the proposition than just this (a relaxation of rules allowing those over 65 to move and keeping there current prop tax basis as a way to sell it), but guess who both of these benefit - hmm, more homes selling?   So more special interest than government.

LADWP will only do one drop, my guess is they will want the main service panel to be on the ADU (with a weather head located either on the roof or side of the ADU). Than it would be your responsibility to run underground conduit from the main panel to the the current panel, transforming it into a sub panel. Depending on your current service you may have to upgrade anyway. Doesn't seem difficult to overcome. My guess is you wouldn't need to set back the ADU more than the standard setback.

You may want to check out this article:

https://yimbyla.com/2020/04/02/navigating-los-angeles-department-of-water-power-ladwp-permitting-standards-for-adus/#:~:text=2019%20%E2%80%93%20The%20LADWP%20Changes%20Their%20Stance&text=Now%2C%20ADUs%20that%20are%20located,can%20be%20from%20the%20structure.

Very hard to tell from your photo, but assuming that is not the drop to your property but one of LADWP's supply lines (there would be an utility easement on your property) then yes it may be impossible to have a 2 story ADU as there are clearance issues, both lateral and height wise. If that line is suppling your property than I would assume you would have to have to move the main service panel on to the ADU.

Awesome,  Could you share what rent your getting and how that compares to your mortgage payment plus prop taxes and other expenses, thanks.

Look at SB13 - not sure if they can require owner occupancy.

Short answer is no that will not be sufficient.  First of all you need to have a engineer willing to put his license on the line or a way to prove that the footing was built to code -  verifying depth and width of the footing and seeing rebar size and spacing.   There more to - hold downs, connections, shear walls, etc.

As a general rule, most cities will view un-permitted work as non existing.  To legalize it you will need to have a set of architectural plans created along with engineering drawings and calculations.  Possibly you would need a survey and Title 24 Calcs.  You would need to go through the plan check process and inspection - obviously that is where is gets tricky.  Do you have photos documenting the construction?  these might help, otherwise you may have to uncover a certain amount of work to satisfy the city, but it ultimately is going to be up the individual inspector and the specific city.  In LA structural engineers are also required to do what is called Structural Observation, where they visit the site each time work is about to be covered to verify the project is built to plans.  

I would turn the question back to you - without a Survey how would you establish the correct placement of the ADU?

When I start a design project a survey is one of the first items I need (after establishing a program and basic project feasibility).  Surveyors are always provided by the owner.  On every project I have worked on a site plan is required, the only way to generate an accurate site plan is to base it on a survey.

Most of the time the surveyor needs to come back at the start of construction and mark out the property - sometimes as simple as establishing property lines and other times they can mark out all the major corners / lines of a building.  

Also inspectors frequently will ask how the building footprint was established, plus a survey is insurance should a neighbor ever question the setbacks.  I have seen walls that you would assume that are on the property line be more than 2' on one side or the other.