What is an ADU?
An Accessory Dwelling Unit (ADU) is a residential unit that can be added to a lot
with an existing single family home. ADUs can be detached (a separate building in
a backyard), attached to or part of the primary residence, or a garage conversion.
ADUs are independent living space or rental units that have their own kitchens,
bathrooms, living areas, and entrances.
Why build an ADU?
ADUs can provide additional space for caregivers, grown children, elderly parents,
or renters. Because ADUs are rental units, they produce additional household
income. “Empty nesters” can stay in their neighborhoods by moving into a smaller
ADU and renting their larger existing home to pay the mortgage. An ADU can be
built to house a relative or caregiver. There are many reasons for building an ADU
on your lot.
What is the law for ADUs in the City of Los Angeles?
The new state law (AB 2299, effective January 2017) applies to LA and makes it easier
to build an ADU on a single family lot. The state law encourages the construction
of accessory units because the City needs more housing. You can read the entire law
at the California Legislative Information website by searching California AB 2299.
Please be aware that the City may pass new laws that will affect ADU construction.
Every neighborhood in Los Angeles falls under specific zones. To build an ADU,your current house must be located in a residential zone, and most likely in a singlefamily residential zone. ADUs are permitted in all single-family zones. Any lot in these zones, regardless of its size, can add an ADU if it will fit. Your lot must have an existing house, only one ADU per lot is permitted, and the ADU cannot be sold separately from the house. An ADU must meet additional site requirements as well as building construction requirements.
1. How much will my ADU cost?
Since the size and construction of each ADU will differ, it is impossible to estimate the cost of your ADU. The cost per-square-foot of an ADU is likely to be the same as any other new residential construction; builders and architects can give you rough estimates.
2. How do I pay for my ADU?
There are a number of ways to pay for the construction of an ADU. A common way is to borrow from a home equity line of credit if you have equity in your existing house. Other ways can be more complicated: 1. You could refinance your existing mortgage to take out a larger loan to provide cash for ADU construction (this will require equity in the home); 2. You may be able to obtain a private construction loan to build the ADU and refinance the loan with a new mortgage when construction is complete. You should start by talking to the bank that holds your current mortgage.
3. How do I tell if I’m Near Transit?
Many lots in LA are within a half-mile of transit, so that ADU parking will not be required. The City publishes a transit map at media.metro.net/ riding_metro/maps/images/system_map.pdf.
First, see if your lot appears to be within a half-mile radius of a bus stop, rail station, or a dedicated space where a shared-vehicle is parked. Second, call the Dept. of Building and Safety to give your property address. They can confirm whether you need to provide parking for your ADU.
4. Can I Sell my ADU?
No, you can only sell your house and ADU together. ADUs can be rental units or occupied by the homeowner or family members.
5. Must the homeowner live on the property?
No, both the existing house and the ADU can be rental units.
6. What if my current garage is in the front of my lot?
If your existing garage is at the front of your house, in most cases you cannot convert it into an ADU. You may be able to build an ADU elsewhere on your property. You should check
with the Dept. of City Planning.
7. Can I legalize an unpermitted adu on my lot?
Although this guid focuses on new construction, you may be able to get permits that will legalize an existing rental unit on your property.
8. How big can I make my ADU?
There are some limits on the size of an ADU, based on the size of your lot and existing house.
First, an attached ADU cannot be bigger than 50% of the existing house. For example, if your existing house in 2,000 sq. ft., the attached ADU cannot exceed 1,000 sq. ft. in size. Second, there is a “mansionization ordinance” that usually restricts the total square footage of all structures on a lot to 45% of total lot size. For example, if your lot is 10,000 sq. ft., the total built area (existing house, ADU, garage, etc.) cannot exceed 4,500 sq. ft. In addition, most ADUs cannot exceed 1200 sq. ft. The Dept. of City Planning will need to verify the specifics related to your project.
9. my lot seems too small or unusual. Can I still Build an ADU?
Almost every lot in LA is unique, so this guidebook addresses the most common conditions.
There are various types of ADU that work on different lots. For example, if a detached ADU will not fit in your backyard, you might attach a new unit to your current house. If the garage behind your house is inconveniently located, you could demolish and rebuild it with an ADU above. Sketch your ideas as suggested in the guidebook, and talk them over with the Dept. of Building and Safety.
*** CALIFORNIA PASSED A LAW THAT NOW REQUIRES ALL BUILDING DEPARTMENTS TO ALLOW ALL SINGLE FAMILY RESIDENCES TO BE ABLE TO EITHER CONVERT THEIR EXISTING GARAGE INTO A GUEST HOUSE OR TO BUILD A NEW GUEST HOUSE ON THEIR PROPERTIES .
*** NOW MORE THAN EVER EVERYONE CAN BECOME REAL ESTATE INVESTORS.
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