ADU

About once a week, someone will call me with questions about adding an ADU to their home or property. Writing a blog post has been long overdue, so I thought TODAY was the perfect day to start. I’m glad you’re here to read this.

What is an ADU?

An ADU is an Accessory Dwelling Unit. Most neighborhoods are zoned for single-family homes. For example, an R-1 Zone means one home per property. An R-2 Zone means you can build up to two single-family homes or a duplex, with a maximum of two dwellings on the site. An R-3 zone allows a triplex or even a small apartment, depending on density & parking restrictions. An R-4 Zone has less restrictive density requirements, so an R-4 zone is where most large apartments are built.

If your home is located in an R-1 zone, a maximum of one home can be built on your property. There are two exceptions, though. You may now be eligible to build an ADU up to 1,200 Sq. Ft. and an attached JADU with a maximum of 500 Sq. Ft.

An approved ADU allows you to add a second detached or attached dwelling unit to your property. This ADU unit can be used for your family or rented out for extra income. Depending on the city, you can build up to a maximum of 1,200 Sq. Ft.

What is a JADU? A JADU is a Junior Accessory Dwelling Unit. This must be attached to the main dwelling and can have a maximum of 500 Sq. Ft. Some cities may allow for additional square footage to configure an entryway, but this provision is not available everywhere.

Under the previous code, a “granny flat” was limited to a maximum of 640 Sq. Ft. Here in Los Angeles, you can build an ADU up to a maximum of 1,200 Sq. Ft. There are a few restrictions, like the ADU should be located behind the main home and should not exceed the size of the main house on the site.

The ADU can be attached to the main dwelling, or it can be detached. The ADU can be built from the ground up, or it can be converted from an existing accessory structure on site, like a garage, recreation room, or pool room.

If you add square footage to an existing structure like a garage, you can maintain the existing rear and side yards approved for the original permitted structure, but all new additions must conform to the latest code.

If you have an existing garage that is 2′-6″ from the rear property line and 1′-0″ from the side property line, the new ADU can maintain the same rear and side yard. Still, any new additions must be a minimum of 5′-0″ from the rear property line and 5′-0″ from the side property line(s). Also, no openings, such as windows, are permitted on walls less than 3′-0″ from the property line. Some cities may allow a 4′-0″ rear yard & 4′-0″side yard setback. Still, due to fire safety regulations, no openings are allowed less than 3′-0″ from the property line.

Can I build an ADU above an existing garage?

Yes, the ADU can be one or two stories, but it is limited to a maximum of 1,200 square feet. Ft. If the existing garage is at least 5′-0″ from the rear and 5′-0″ from the side property lines, the new ADU can be built on top of it. Any new additions must also meet the rear and side yard requirements.

If the existing garage is 4′-0″ from the rear and 3-0″ from the side property line, then the second-story ADU would need to be offset from the property lines to meet the minimum requirements of 5′-0″ rear and 5′-0″ side yards.

Some neighborhoods might have a maximum lot coverage, so that will need to be considered. For the most part, though, if you have an R-1 lot, are within half a mile of public transportation, and can meet the 5′-0″ side and rear minimum distances, then it’s most probable that you can add an ADU to your property.

What are the benefits of an ADU?

If you have a growing family, you can build an ADU for your parents, children, siblings, in-laws, cousins, uncles, aunts, grandchildren, etc. In the past, the “granny flat” was specifically for a family member.

The ADU can be rented out to family and/or non-family members for additional income to offset your mortgage payment or provide cash-flow by today’s code. An ADU can help you monetarily and relieve pressure on the local rental market.

My three favorite homes were ADUs. I had one in Alhambra and 2 in Pasadena. I had the comfort of a place of my own, and I knew I was financially helping out a family living on the same property as me.

If you’re considering adding an ADU to your R-1 zoned property, there are many benefits. I can assist you with the design and permitting of your new ADU. If you have an existing non-permitted structure, I can help legalize that unit for you, too.

House-hacking is one of my favorite strategies for getting ahead financially. An ADU is an excellent tool for adding rental income to offset monthly expenses. If you have any additional questions about ADUs, please reach out to me.

Cheers!

Alan Pinel – Alpine Design