All Forum Posts by: Khen S.

isn't ~8k reasonable?  does that estimate include materials?

i have 2 full baths i want to remodel and i had a quote for $18k and $22k from 2 different license GC.

would you mind sharing your contact and is he licensed?

@Will Barnard thank you for the response. quick question, can you clarify your statement about "2 detached ADU units as an option." i think that is valid in California if there exists a multi-family dwelling on the lot, yes? our current lot only has a SFR (COO pre 1978) and an unpermitted basement (within footprint of building) which we want to legalize.

if you are open, i can message you some renders/drawings of our lot to help you visualize better.  please let me know.

@David Frandsen thanks for the quick feedback!  with your experience in ADUs, do you know how ADUs get registered with the city?  

i looked at ZIMAS (planning/zoning/assessors public database for Los Angeles City) on some properties and do not see a entry for the new ADU/building structure. perhaps because it was a detached garage conversion? however the main house on the lot does have an entry. not sure if the unit is too new and the database is not updated yet.

on multifamily units, i do see all units have their own address and building entries listed

@David Frandsen I want to develop the basement (entirely contained within the main SFR house, completely partitioned and has its own entrances) as a regular dwelling. Our 7000 sqft RD2 lot allows 3 separate dwellings, so we just want the basement legalized as a regular dwelling or as an ADU. I think the former might reclassify home as a duplex, whereas latter will be a SFR & ADU?

hi biggerpockets!

for those have done both ADUs and regular dwellings or have made the decision with one over the other, please offer your feedback.  it would be greatly appreciated and perhaps help other investors in the same crossroads.

I have a lot in LA City zoned RD2 which Planning says allows me to build up to 3 separate dwellings. I have been reading the ADU discussion here with great interest. On my lot I currently have a SFR with an unpermitted basement (finished) unit that I would like to legalize. I'm in a HPOZ (Angelino Heights) and on a hillside (not very steep), and my basement is ~450 sqft. No part of the basement is visible from the street. I understand ADUs have certain advantages that help reduce the timeframe & red tape to get a permit to build. However, I have also been hearing appraisers just aren't currently giving much added value to ADUs in their appraisals.

I'm debating whether I should legalize my basement by going the regular dwelling route vs. going the ADU route. A JADU is not an option for me as I do not intend to occupy the lot and will rent out both units. I currently have 4 parking spots on the lot so the eased ADU parking requirements wouldn't help me. I've contacted both the Planning Dept as well as LADBS and the latter says the timeframe to assign & approve plans between ADUs vs. regular dwellings is currently running about the same. Architects I've talked to estimated ADUs to take ~8 weeks to get city permits vs. ~8-12 weeks for regular dwellings. For me, a delta of ~one month is not critical. Additionally, if I have to end up paying more for permits & studies (up to ~$10k more) I don't mind doing so if I'll be assured I can make up those expenses on the back-end sale. I plan to hold and operate the property for at least another 5 years.

I'm leaning towards the regular dwelling route but one architect told me going the regular dwelling route might require Baseline Hillside Ordinance (BHO) compliance, hill/slope grading analysis, a soils report, hiring a fire consultant to design/engineer fire sprinklers for the SFR, and having a structural engineer design/engineer the entire house (SFR + basement). If this true, then I imagine the regular dwelling route would add on much more than just one month's timeframe. For those of you who have come across this ADU vs. regular dwelling decision, can you tell me which route you chose and why? I want to understand what additional studies/inspections/reports a regular dwelling permit would require. Approx how much more should I expect to have to spend (permits, utilities) going down the regular dwelling route?

@Angela Brooks

it depends on a couple of things.  if your tenant is not paying rent and claiming covid you and your uncle might be in a legal mess.  is your tenant cooperative?  at the moment tenants have all the power and landlords are crippled because of the moratoriums--especially City of Los Angeles!!  you will not be able to evict your tenant during these times.  so unless your tenant is willing to voluntarily vacate, you are stuck.  if your tenant is paying, and you have a lease in place, then perhaps it is something you can disclose to buyers.  some tenants will take a buyout, but it really depends on your uncle's situation with the tenant.

from a buyer perspective, no buyer is going to want to deal with a non-paying tenant during these times.  its too much risk unless you substantially sell the home under market value.  it is a legal nightmare to deal with at this time.

hi BP,

would like some feedback on somebody that has built and operated a JADU in City of Los Angeles

i am considering doing a basement conversion in my SFR to either a JADU/ADU. basement naturally is completely partition and has its own entrances. i understand JADUs require owner-occupancy but is that really the case? so i am interpreting as i can only rent the JADU out if i owner-occupy the main home. what would happen if i rented out the main home that has the attached JADU? i, the owner, then cannot rent out the JADU but the main tenant can? any feedback would be appreciated. thank you!

hi biggerpockets!

i own a SFR in a RD2 zone in City of Los Angeles. the previous owner had an unpermitted detached garage on the lot. i need some feedback on how to handle curing this with DBS. i talked to a few contractors and their feedback was it was so poorly constructed that there is no way they can make it pass inspection. please PM me if possible. i would like to hear your thoughts.

I am in need of someone that drafts design plans for a renovation..... We are doing a rehab on a single family home in Angelino Heights and need plans drafted before applying for permits with the city. We have a basement that was used as a dwelling unit, but not permitted by the previous owner. We need to get it permitted as an ADU. Building inspector says can be brought up to code. Thank you in advance

this post was from a year ago.  has anybody have a more recent update as some laws have matured more with these ADUs?