ADUs - Opinions on Critical Upgrades and Features for Added Value

[Luke Panas]

Hey everyone, I am in Vero Beach, Florida (on the Treasure Coast) and am looking to make the previous owners garage conversion to living space into an actual separate ADU. I am planning of making it a medium or long term rental. I have some unused space that i can extend the bathroom area or add a laundry area, but I have already been put a ton of work (and money) into the main area of the house and don't want to do any upgrades to the ADU that aren't critical in maximizing rental capabilities. Also, the electrical panel is on the rental side and the AC is all currently one unit throughout the house. Should the focus be on completely separating the living spaces right now? Or should it be on just getting someone in there and dealing with those issues in the future when I go to rent out the main living side?

My second question is for everyone here experienced in rentals/ADU upgrades through house hacking... What have been the most important upgrades you made (or wish you had made) before renting out an 'efficiency sized' ADU? My considerations have been: adding a small laundry area, building out the bathroom for a larger shower, making a separate parking area, building a walkway, putting up a fence so they have some privacy/yard space, mini split on the AC...

I want to get it rented out as soon as possible but I don't want to make the mistake of renting it out too soon and then regretting not having full access for any other necessary upgrades at my own convenience.

Any advice is greatly appreciated from you all! (I have been consistently reading on here and am truly amazed at the wealth of knowledge and guidance so freely shared with each other regardless of their experience!)

[Luke Panas]

Quote from @Ryan Thomson:

I have done two garage conversions in Colorado Springs. They have worked great for me. Here are some considerations for making a garage conversion into a good apartment:

1. Local Permitting: you’ll want to check with your building department to see if a conversion like this is allowed in the current zoning of your home. You don’t want to spend all the money to convert a garage just to have it be illegal.
2. Structural integrity: One of the most important considerations is the structural integrity of the garage. If the garage is not built to support the weight of additional floors or is not adequately reinforced, it may not be suitable for conversion.
3. Insulation: Another important consideration is insulation. A garage that is not properly insulated may be uncomfortable to live in and may not meet local building codes for habitation.
4. Heating and cooling: In order to make the garage comfortable to live in, you will need to install heating and cooling systems. This may involve adding ductwork, installing a separate HVAC unit, or using portable heating and cooling units.
5. Electrical: Another important consideration is the electrical and plumbing systems. You will need to install outlets, switches, and lighting fixtures as needed,
6. Plumbing: You will almost certainly need to connect all drains to the sewer and bring in water lines.
7. Windows and doors: To provide natural light and ventilation, you will need to add windows and doors to the garage. This may involve cutting through the exterior walls and installing new openings.
8. Shower: To add a shower, you will need to install a drain in the floor of the garage and run plumbing lines to the location of the shower. You will also need to install a shower pan, a shower enclosure, and a showerhead.
9. Kitchenette: To add a kitchenette, you will need to install plumbing lines to the location of the sink and any appliances you plan to include, such as a mini-fridge or microwave. You will also need to install cabinetry and countertops, and you may want to consider adding a small stove or oven if you plan to do more extensive cooking in the space.

Thanks for such an elaborate response! Luckily I am starting out with almost all of those boxes checked off already, however I am considering possibly making the bathroom a little bigger since the shower is at best 30x25" and the toilet is in this little nook that is raised up on a small platform (i'm sure its because the main line to the sewer is on the other side of the house). The electrical I am in the process of lowering all the outlets to the same level since 2 of them are about 4' high. I think most of the work would be purely for the purpose of being able to increase and maximize the rent per sq ft.