All Forum Posts by: Christopher J Driscoll

Hi @Saika Maeda - it seems like you received good advice to legalize the unpermitted unit as the best strategy to move forward with. That will allow you several benefits like adding the square footage to your property, having it appreciate in value as more ADUs are added to the neighborhood, legally rent it out within the city's parameters around long-term, mid-term, and short-term guidelines, and feel good about your investment. Plus the other benefits outlined by the responses in this thread. 

AB2533 will certainly help you work with the city (backed by the state) to figure out the "list" of things that may need to be corrected to "legalize" the unit. The language is still in the state bill where a city can deem an unpermitted unit "unsafe" or "substandard" - therefore no tenant can legally live there. Tenants living in unpermitted units puts more risk in your hands too in case of a need to evict, or an accidental fire, etc. I'd suggest researching tenant law in California and the City of LA living in unpermitted units.  

An architect can assist you in the initial work to get this submitted to the city for review and approval, and then a GC can pull the permit and work with you and the local inspectors to get this up to code. In the City of LA these unpermitted units typically still end up with a decent amount of construction work to bring it up to current code standards, but if you plan for it, and your budget/proforma allows for it, it can be an acceptable investment. Additionally AB2533 should grant more flexibility courtesy of its language to limit the city "impact fees" - like that $8k number - so that a good chunk of those fees can be waived since the state is now supposed to reimburse the city for those fees in lieu of you paying them. 

Hi @Chris Morris - I am an architect/investor in LA. Happy to chat. A bit of feedback below:

Const cost ranges typically between $300-450 from what I have heard and been seeing for new construction. That excludes the soft costs (design/engineering/permits). 

Hi @Nitanth Vangala - check your address here and see if the plan check set was submitted several months ago: https://www.ladbsservices2.lac...

If it does not appear there (as a building-new or building-alter permit for your UDU), then you may need to chat with your architect. I hope this helps!

Hi Will - I can message you a referral in a moment. Good friend in Atlanta and an experienced, licensed architect. 

Hi @Kathryn Greenbaum - If it is in the city of LA, you could add a "detached ADU" above the garage as long as you accommodate setbacks/zoning height/etc. The state law will also allow you to add detached ADUs (1 or 2) to a duplex, but they cannot be above the garage, rather they must be free standing.

Ultimately, you have options, and any of the above would need to be confirmed with the respective city's planning/building departments. 

This is awesome! and good lesson learned. We would love to invest in the desert towns someday with friendlier STR rules (for now), plus a general affinity for that part of SoCal!

Hi @Spencer Wardwell - Personally we bought a distressed MLS detached duplex in Central LA (3.5% FHA), renovated both homes with cash, moved into one and rented the other, then refinanced several months later. Several months later we applied for a HELOC and a 2nd appraisal where the value on the property jumped again and then we could build an ADU (making this property a detached triplex - three little homes). When we rent all three units things look pretty solid.

So yes, per the advice above, I would suggest finding a distressed property with room to grow via value adds (additions of bedrooms/bathrooms, overall renovation, ADU(s)). Happy to share recs for contractors etc - let me know. Cheers

I agree with Matthew - your ADU should be exempt from the RSO/SCEP stuff with the city since it is brand new construction. IF it happened to replace an old unit on the property though, you may still be liable to pay the RSO/SCEP fees. It sounds as if you live in the front house with roommates, so that makes it your primary residence, you can exempt that too under that LAHD exemption.

https://housing.lacity.org/ren...

Hi @Rory Coyle, you may have some luck pulling off the conversion as an attached ADU since you can waive additional parking requirements. Otherwise, LA can be tough to get waivers to not add parking for each "additional" unit. Looking up the permit history of the neighboring homes may yield some results on what they did as well.

@John McCombs You should verify with your architect, but you are most likely not required to provide ADA accessibility to your ADU. It's not something you need for rental properties at 4 units or less.

The design sounds nice, vaulted ceilings are an easy add for significant aesthetic value.