All Forum Posts by: Jeffrey Palmer

A home built in 1955 is less likely to have asbestos.   The popcorn is likely a form of plaster.  Apartments with asbestos are required to have an O & M plan for managing the asbestos.  Typically asbestos is not a problem unless it is damaged or needs to be removed.  If you have asbestos,  It would affect repairs where asbestos needs to be removed.  Workmen would need a respirator while working with the asbestos, and the asbestos would need to be bagged and disposed of with a special landfill.   In such case, you would hire an asbestos removal company although some contractors are equipped to work around asbestos.  Since it is unlikely that the ceiling contains asbestos, and the ceiling material is not friable state (it is not flaking), you could inform the tenant that you have no reason to believe the ceiling contains asbestos and if it did, that the asbestos is friable.  You do have a leak and I would be more worried about mold.  

@ryan katz  Non conforming units are not new.  if the Governor signs SB 9--you could split your lot into two parcels and build duplexes on each parcel.  

@ryan katz  In the City of Los Angeles--it is clear that you must be an owner occupant for the JADU and that is an ongoing requirement.  This may come up when you try to sell or refinance the property.  Once you move out, the JADU would be non conforming.  

The appraisal requirement is bizarre. I have a property with one big house and one small house on the same lot. There was no problem appraising it. If the second house is built under the State ADU law--there is some economic difference when all of the post contruction rights are the same.

Yes, understand. The occupancy renders the ADU useless for the investor renovator. I was referring to non occupied. Appraisers can be way off. Right now, my hottest LA type rental is either a single family home or a separate little house (with a small yard). During covid, tenants preferred not to have anyone over, under or on the side of them. I just received opinions of value on a duplex and they compared favorably to single family homes.

Yes, to do two adus (junior or otherwise) you need to be a multifamily and not single family.

Yes, I did read this.  I don't want to make a business out of non-conforming units.  The occupancy requirement is a hinderance.

I am in los angeles so I would need to see los angeles guidance.

But that is only while you live somewhere on the property?  Correct.  So that does not work for a renovator developer

I dont seem to make these deals work with one ADU.