All Forum Posts by: David Maldonado

David what did you do with the foundation where the big garage door sat? Cut out enough of the old floor, dig and pour a raised foundation?

@David Maldonado Thanks for sharing this new update in ADU rules!

I have started working with architect on my LA southbay rental to convert a detached garage.  Since you have 488 sqft, I'm assuming that you have extended the existing (typically 400 sf) garage?  Does entire foundation needs to be replaced on these conversions or is the existing garage foundation enough?  If it does need replacing, will it be cheaper to build on top and have a raised foundation instead?  Thanks for any input..

I would want to make sure that the anticipated rental income increase would justify all the expense to add 300 sf. When you say adding a JADU what exactly do you mean?

@David Maldonado very informative thread you started, thanks!! I just got into my first house hack, it's a SFR with a separate 886 sq ft ADU (2 bed, 3 bath) that was converted from a pool house prior to my purchase. I am now considering filling the pool that's next to the ADU and either extending the ADU 314 sq ft (max 1200 sq ft) or adding a JADU (didn't consider this option until reading this post) but I'm wondering if you, or anyone on this thread, has any experience filling and building on top of pools? I have a GC coming out next week to provide estimates but am looking to get multiple opinions/advice

@David Maldonadoalfaro

This may just be me, but I haven't seen anything stating that the owner needs to live on the property to rent the units. My city has a provision that I needed to live on the property to developed the ADU (this will be going away), but again I never saw anything that said anything about owner occupied requirements for renting.

If anyone knows any areas that have a requirement like this, I’d like to hear more about it.

In SB-13, it states: "this bill, until January 1, 2025, would instead prohibit a local agency from imposing an owner-occupant requirement as described above". So for ADU developed between 1/1/20 to 1/1/25, does it mean it will not require owner-occupancy even after 1/1/25 (which means these properties are exempt from owner-occupancy completely), or they are exempt from owner-occupancy before 1/1/25, but might still require owner-occupancy after 1/1/25?

@David Maldonadoalfaro

Thanks! I printed out SB13 and read it. The provision that my city government was using to stop whole neighborhoods from adding adu’s was addressed.

Now I am able to build an adu on my properties.

That's what I'm talking about David. I mean, I see all these really beautiful interiors, these $200k ADU's, but what you've got is all most people need. There are so many inexpensive ways of doing things. I plan to have some cool space saving things such as a "Murphy" kitchen table, desk and bed. Additionally I will have multiple skylights, lot's of window area and one maybe two French/sliding doors. I'd like to have a cathedral ceiling (drywall right under the roof rafter) and a big ceiling fan. There are cool things you can do with a concrete floor,concrete counter tops and concrete shower. I will be the contractor and do some work by myself, no hurry, and I hope to keep it around $30k.

David what did you learn that you feel is important/not important?

Here's my two car garage:

Tim you are out of luck it appears. I don't see any way you could shift things around to get the results you want.

There are no multi-unit rentals in my neighborhood only SFR's. I asked an appraiser how he would determine value of SFU with an ADU and he said that not having comps is the problem. He said something like 20k to 50k for a basic ADU but that's nuts. Having a small unit that would pay half of your mortgage payment is worth way more than 20-50k.

This happens when people overbuild for the neighborhood. A buyer would have to come in with a fair amount of cash. Most already do as they are trading up and have equity in the home they are selling. I think the only immediate problem is if one were to get carried away and put too much money into their ADU and plan on selling soon.

David thanks. Now would you be interested in putting up a few pictures?

My wife will be in heaven as I'll make sure she comes along when we buy everything. Shopping and spending!

Lucky timing for me. Yes some cities are really hammering people; that's what brought on SB 13. I believe we are making the right choice by doing legal/fully permitted ADU's. Bootleg additions etc do not get any value by appraisers and could be a major problem. My only thought about the QT was for a JADU since FNMA apparently won't buy loans with a JADU and an ADU on the property.

It's a 2 car detached garage conversion 18 x 20 = 360sf. $1,500 of the $3,500 is a refundable recycling deposit so total should be $2,000. My architect said the fees would be $3,000; we'll see. Long Beach is pretty pro-housing, but I will get this going asap, depending on my full understanding of the 2019 energy requirements. Not gonna see what new $ the city comes up with.

Do you have a breakdown of your costs? Sure would like to see figures, even ballpark ones. What are the main things you are glad you did, and what are things you did that you wish you hadn't?

Thank you.