All Forum Posts by: Ralpheal Doe

Nice looking project! I see we both favored vaulted ceilings for our projects. Our new tenants have been settled in for a few months and say that is the top feature. There is no replacement for making a small space seem big! 

Anyone hear anything back from their building/Planning departments? Mine is still radio silent haha. I'm praying I can just apply for a lot split on the detached ADU we just completed. per sqft value in our neighborhood is touching $1200 on the low side. That little 746sqft ADU could potentially be worth $895k in value in a very generic unrealistic world.

Very nice project! I'm enjoying the vaulted ceiling too! let me know if you get any information on SB9 in regards to lot splits for ADU.

I'm interested in how SB9 will change the valuations for ADU's built and the future of home valuations. I recently completed a detached 2/2 ADU set at the rear of my property which is 135ft deep. The main home is 70ft away so the sense of privacy is great. Upon reaching out to lenders for a HELOC I was told they won't count ADU income which was strange. They stated the property needs to show on tax records as Multi-Family. Will this still apply next year? If so, what if someone just applies to split the lot to work around this? Would both lots be considered SFH standalone? It's confusing and unclear whenever I pick lenders brains…

I'm considering demolishing the main 3/2 home and building a duplex in its place. The building would be a narrow lot design 40x60 two story split down the middle. Tandem two-car garage for each duplex on ground level with living space for duplex units on second story. I can get creative and put a 1bed attached ADU behind each tandem garage since each duplex unit is allowed one ADU right?

This just sounds crazy but totally legal under SB9 without a lot split since the ADU I just completed is detached? I can take a 1 door SFH lot of 6800sqft and split it into a multi-family lot

2- 3bed/2bath duplex 1,200sqft

2- 1bed/1bath attached ADU 600sqft

1- 2bed/2bath detached ADU 746sqft

All above can be done on one lot. According to the bill but how would something like this be valued in the eyes of appraisers? The neighborhood commands north of 1mil for even a 2/1 SFH on a lot of 3,000sqft.

Hello @Chen Zhou

I've been excited about SB9 but it not very clear. Do you think people like us who just completed detached ADU will be able to do a "lot split" and convert ADU to SFH technically? If it's possible then I don't see any reason why valuations won't be the same as the primary dwelling without doing the lot spot as it has potential. If that's the case I just gained almost $1mil in equity from my 750sqft project ha.

Hello @Varun M.

Another viable option for you would be to purchase another SFH along the peninsula and then add an "ADU". Current laws allow for pretty large units, 1200sqft, if I'm not mistaken. You also could build it towards the rear of property to keep your privacy. In reality it's a true house hack, as you get multi-family rent without the privacy loss of a multi family.

Also SB9 was just signed which allows you to split a lot and build two duplex per lot. I'm considering demolishing the entire main home and building a duplex in its place with two ADU attached. Then spilt lot with current detached ADU and have technically 5 unit passive income. All wishful thinking.

check out my post/build. It's located in the nicer part of South San Francisco. Lot size is 6800sqft somewhat deep lot for neighborhood, 50x136. Purchase price for a comparable is 1.5mil-1.9mil, one currently for sale actually. Take your equity from home sale as a down payment and then build an ADU. Better weather and a 10min drive to the Sunset District sounds like a no brainer. I spend a lot of time in SF and feel like I live there without the headache of living there, you should understand me. Ha.

https://www.biggerpockets.com/...

Hello @Chen Zhou

1. All cabinets and countertops were purchases from Granite Expo in Emeryville. They have the best quality/pricing I've been able to source. The Quartz countertops were only $290 per slab if I recall correctly without going to my receipts. The quality of their cabinets is top notch as well. I've never had issues with their pull-outs or soft close features and this is our third kitchen. I do get a contractor discount which saves 10-15%. Everything must be done in-person with them which is the only downfall but worth the saving.

2. All doors were purchased via lumber yard "South City Lumber". All lumber for the project was purchased from them and delivered for free, close proximity allowed this. Some times you have to get creative when it comes to barn doors. I didn't want the typical big box store looking barn doors. Also I wanted them to match the rest of the doors in the living space to blend tastefully. You are looking at literally two slab doors and a Wayfair double barn door kit. Doors were around $100 each and the barn kit was $150. It took a few hours for the contractor to set it up, doors required notching below for the guides so it doesn't flop around.

3. Furnace and tankless water heater were included in the contractors initial bid of $150k. A/C unit was a change order of $2k which I included in the initial breakdown near the bottom. I just finished the landscape breakdown and will post it. The yard was literally a 2,200sqft blank slate after the ADU build. Total cost for landscaping was $30,394 including materials/labor. The main home has an extremely large solar system, 23- Module 8.28kWDC, 6.79 kWAC and 1 Tesla battery. We piggybacked from the main home for electrical which the city approved as the unit technically draws from solar. Monthly bill with everything turned on inside the unit is $5.28 month for both units, yes five bucks! The the solar system was installed on the main home and a complete panel upgrade was done (200amp). This wasn't included in the ADU build as this was done on the main home previously and not ADU related.

Backyard BreakdownYard after ADU completeDaytime of yard for main homeNight of yard for main home

I took @David A.advice and hired a photographer. I even had a Matterport 3D completed for future records. Anyways, for the countless people asking what the unit looked like well here it is! I'm debating hosting in-person visits and will see how much traction I get here.

Hello @David A.

It sounds like we have the same GC ha. Thanks again for more valuable advice of having a 3D tour completed. I'm reaching out to firms today. This will not only benefit me in the future for listing but also serve as a reference for the GC to other clients. 

Also here are a few exterior shots showing division of the yard for the ADU. I chose a horizontal style fence to create privacy but still feel open. Pictures are taken from the edge of the main yard which is 75 feet from the front door of the ADU. Going to plant 2-3 trees in front of the ADU fence near the large living room window to create more privacy.

Walkway to the ADU with concrete pavers the right of the beginning of the walkway to the ADU, viewing main yard Showing walkway to the ADU from main yard. Jasmine climbing vines growing over posts create an amazing smell as you walk to ADU.