All Forum Posts by: Calvin Kwan

@Yonathan Randolph is correct. The story doesn’t add up. It also sounds like his condo is relatively newer, given the rent he used to command. Property built after a certain date is not subject to rent control either. 

@Kevin Chen - Thanks for the response, Kevin.  Oakland does have its own zoning regulations (here), but it appears to be dated. I am hopeful that the new CA ADU supersedes these regulations and my small ADU is the exception.

For context, I am planning on building a backyard ADU next year, but need to install a driveway/parking lot now (to get tenants in). My plan is to pave the areas that I need with concrete, then save room for the ADU down the road. I have enough space for 4' setback on the side and rear of the property to build a small ADU (approx 450sqft). My lot is ~7,500 sqft. My biggest concern is that my parking lot/driveway will disqualify me from building a backyard ADU, since the only impervious surface will be my front yard. I'd like to avoid going the pavers route due to costs, unless I can 100% confirm that concrete will prevent my future ADU project. It sounds like my case may fit into the CA ADU exception, I'm just trying to find out how to confirm before I spend a lot of money on paving my driveway/parking lot.

I've tried emailing the Oakland Building, but they haven't responded.  They're not answering phones either :(

Thanks for the replies @Garry Burns & @Ori Skloot. It seems that CA has eased ADU laws recently and requirements have become less restrictive. I've been going over the CA ADU Handbook and this particular definition in the Zoning section caught my eye.

1. "A statewide exemption ADU is an ADU of up to 800 square feet, 16 foot in height and with 4-foot side and rear yard setbacks. ADU law requires that no lot coverage, floor area ratio, open space, or minimum lot size will preclude the construction of a statewide exemption ADU."

Does this mean that this statewide exemption supersedes the local Oakland Zoning requirements?  Any insight would be greatly appreciated. 

Thanks!

Calvin

Hi All,

Looking for some help regarding PGE and a panel upgrade in the bay area.  I upgraded my main panel to 300A and passed city inspection more than a month ago.  We are waiting for PGE to connect our upgraded service, but our service rep has not responded to any of our scheduling requests (emails or voicemails).  The property is without power and I can't continue work on the property without power.  

Any thoughts on how to proceed or escalate? 

Thanks,

Calvin

@Ori Skloot 

Hey Ori,

I have a question about ADUs in Oakland.  I was doing some reading and looking into lot size requirements.  Alameda (city) has a requirement where total area of impervious surfaces cannot exceed 60% in the rear yard.  Are you aware of any such requirements in Oakland?  

I have enough room for 4' set backs in rear & side of the property line, but I'd like to install a concrete parking area as well.  Most of my backyard would be concrete, outside of a landscaping along the main house. 

Thanks,

Calvin

 Assuming there is a lease with an ‘entry’ clause and not during COVID, why wouldn’t this be effective?  The tenant would be violating the terms and would be subject to eviction. 

Easier said than done in Oakland, but it’s a start?  

Also, you should be able to run your own comps. All the resources are there online. 1M in Grand Lake is not of the question, but not if it’s a gut job fixer. 

SFH market is still strong, especially with the low interest rates.

Find a reliable contractor and get him to go over the house. Biggest costs that come to mind are foundation, electrical, and plumbing. 

I purchased an 1898 Victorian in your area last year and renovated. It won’t be cheap to fix up. Make sure you have the time, capital, and resources to tackle this.

What part of Oakland are you in?  That will dictate how much you can get for your 2/1.  Also, the 7' ceiling is going to be a challenge, especially now when tenants have many more options on the market.  Do you have in-unit W/D?  Dishwasher?  Parking? 

@Arlen Chou - Thanks for the suggestion.  Wood steps are definitely an option I am considering.  Not as long-term as concrete or brick, so I'm wondering if the replacement costs will net out at the end.  I'm just trying to digest the cost since I want to install a driveway and parking area in my backyard ($35-50K).  Sigh...