Garage to ADU Conversion in Oakland, CA

[Teddy Smith]

Hi All

I have a large garage in my single family in Oakland, CA (approximately 400 sf) that I want to convert into an ADU, preferably a 1 br. Want it permitted and separately addressed and separately metered, ideally.

I'm hoping to get some guidance here. It looks like I'll be able to borrow $100k to build it, and I've gotten quotes from 3 contractors and one came in at $80k, one at $130k and one at $200k.

I'd love to go with the one at $80k, but the range of pricing has me worried because if the $80k guy doesn't come in at $100k or less, I don't have any extra money.

Does anyone have any advice on how much this should cost with a reasonable contractor?

Recommendations of reasonably priced licensed GCs are welcome.

And more broadly I would like some feedback on if this is a good idea, if building a separately permitted and separately addressed ADU of 400 sf for $100k or less is doable.

Also feedback on doing it unpermitted and why that's something I should consider.

[Jordan Malara]

@Teddy Smith As others have mentioned, the quote at $80k is unrealistic and the contractor will likely be coming to you asking for more money to finish the project.

One of the most important things I would recommend you do before signing on with a contractor is vetting them for their experience in this specific field of work. You want to find a GC that has knowledge on how to work with your city's building departments and the existing structure to convert the garage as quickly and cost-effectively as possible. Ask them if they have ever done a garage conversion before, how long it took them, and if they stayed on budget. If they have, ask for the clients info so you can talk to them about how it was working through the process with that specific GC. We do a number of these garage conversions each year in Colorado Springs and each has its own set of problems and setbacks, but we've found a GC who has experience in this type of work and it has made a huge difference. Cheapest is usually not the best and ends up causing more headaches in the long run. Our GC is not the cheapest, but he is great at this specific niche of construction.

I'd also recommend going on Facebook and joining a few California-based ADU groups. There a lot of people in your area doing exactly what you are trying to do so they can likely offer lots of great tips.

Best of luck!