All Forum Posts by: Bob Johnson

I'm patient, and I know this is going to take over a year, but the cost of entry is painfully cheap, that's the only reason I'm considering this. And I think SF proper is 6-9 months right now, apparently Peninsula even crazier! And about $500/sq' is about what I have budgeted, which still makes this a no brainer.

Contractors I've been speaking to have told me that ADU permits in the city are taking 12 to 18 months to get approved. I've been trying to get a permit on the Peninsula and my application has been sitting for 7 months and counting.

I am curious how much your $/square foot are estimated to be for your proposed ADU. I have gotten a couple of bids that are in the near $550/square foot which seems really high. I was expecting $400/ft but this is my first construction project. Are my expectations are just way off?

Jeff Lee

Great insight Guillaume, thank you!  And yes, if you have an architect please forward me his info if you can, I would appreciate it. Going through an ADA issue with a front door on a retail place I own - I know the routine regarding "connections" in SF lol...

I have a chance to buy in (via TIC) to what is basicly a 10' x 24' shed at an advantageous price that I've been given the verbal ok from SF Planning that would work for an ADU. I'd have to run sewer and all utilities to it, as well as do a studs down remodel (it actually has good bones and a reletively newer asphalt shingle roof). Assuming a $100K build/permitting budget, and 80% occupancy once it's done as an AirBNB rental, it "should" yield me almost 10%, and be a possible condo candidate in 2022 when the lottery opens again.

The question is, what pitfalls aren't I seeing here? I have a contractor (who doesn't know ADU law), a PM and cleaning crew lined up (I own other properties in The City, and have done VRBO in other houses, so I know those issues). What can SF Planning do to me to go back on their word? Any particular city inspector problems for these things?

Thanks in advance for any insight, I appreciate it!

Hi all!  I have a 2 on 1 in La Jolla (both are the same - 2BR/1BA, attached garage, 875 sq') and I'm looking to split the lot. If not that, then I would like to cloud condo the 2 properties so I could sell them seperately down the road once I add second stories to them (that's a whole 'nother thread!).

They are both on their own lots according to the assessor, they were just developed as a 2 on 1 back in the 40's before developers realized the City of SD would become land owner's enemy #1. Set backs are not proper, one water meter serves both properties, and sewer for one runs under the other house.

I know I'm in for something close to $50K in engineering and filing fees to do this, but my question is: is anyone familiar with engineering /architecture firms here that are pros as far as getting this done, ie, it's what they do? 

Thanks in advance for any insight!

This was the hotels paying for influence in San Diego, pure and simple. 

Been renting in La Jolla for 5+ years, I pay my 10.5% city taxes, turn away 2 of every 3 applicants and go empty most of the 9 slow months. Neighbors love me, I rehabbed a pair of run down beach cottages into really cute places, with yards that are low water and look amazing. 

My most likely scenario now? I sell to the highest bidder, 1031 into something out of state, they scrape the buildings, and drop in a pair of shoulder to shoulder 30' tall flagstone castles.

You win La Jolla...enjoy!

And thank you Derek and Christopher!

My understanding is if I have a 4 year degree and majored/minored in real estate, I can bypass the 2 year agent requirement in CA. and take the broker's exam, which is fairly involved.  I took 2-3 classes, and have 10+ years of property mgmt experience, which I'm hoping will suffice, but not sure, so if anyone has any insight, I'd appreciate it!