All Forum Posts by: Paul Dashevsky

@Derrick Dill The issue our clients have noticed with pre-fab ADUs (and there are some really cool ones out there or coming soon)...is that there are significant costs that aren't included in the price of the unit.  Delivery, Craning and Installation may or may not be included in the price. More importantly, all the site work is not included and they expect the homeowner to pay a local contractor for this work...demo/clearing, trenching, foundation, site utility connections, permits, patios, landscaping, fencing, etc.  Our clients are needing to budget $20-50k for this work in addition to the price of the pre-fab unit. 

@Aaron Pfeffer I'd love some referrals to quality GC's (licensed & insured) that are building for $150/sf if you don't mind sharing. Thx!

We're finding that it takes at least 2 months.

I know a good lender that specializes in ADU financing...I suggest reaching out to her with these questions: Meredith Stowers at Loan Depot.

Here is a good LA city resource that speaks to whats allowed with regard to ADUs on both single family and maultifamily properties.  Its a bit confusing, so for a concrete answer, go speak to a staff person at the Building Department, Zoning Section (Van Nuys or Downtown office):

https://planning.lacity.org/od...

If you're planning on building an ADU or JADU 'yourself', my suggestion is to make sure you have some previous knowledge of construction and also make sure you know good sub-contractors in the following trades: electrical, plumbing, foundation, roofing, framing, drywall/paint, stucco, tile, cabinetry, flooring, HVAC, concrete, etc.

The last thing you want is poor quality work that has to be re-done because a handyman or the wrong tradesman did the work. I've seen tile work done by a handyman and its not pretty. The other risk is that when something goes wrong, each sub-contractor will say it was someone else's fault...or they cant start their part of the job until someone else finishes something else. Bottom line...be mentally prepared to play project manager, which can sometimes be a stressful experience. 

@Ismael Martinez Our contractors have built ADUs & JADUs in the valley. Garage conversions are generally $50-100k. New build ADUs are running $250-350 per square foot. Keep in mind for new ADUs, they are required to have solar as well, adding to the cost. Also, keeping the ADU under 750sf means the city cannot charge you impact fees like parpk fees, sewer fees, school fees, etc.

Yes, I have a list of preferred architectural designers we work with.  DM me and I'll forward you that list.

Boxable looks amazing, but unfortunately they haven't even delivered a single unit yet.  They are still raising money on WeFunder and they have to build out a factory first. Don't forget with any pre-fab unit, you have to add cost of installing a foundation, hooking up utilities, craning in the unit, and potentially the cost of delivery (not included in Boxable's price). All these costs will likely add $30-50k so you should budget closer to $100k.

A stick-built ADU of the same size will cost $120-140k.

check out www.steelnest.com