All Forum Posts by: Ryan Treacy

Hi Caitlyn, sounds like a fun and challenging project. From an architectural standpoint, I would recommend doing a feasibility study to make sure what you’re planning for can actually work on your specific site. I’ve worked with developers in the past that were set on the building they wanted only to discover that it wasn’t feasible from a building code and zoning standpoint. Even if you have a preliminary approval from zoning, you still need to determine that it works with your specific site constraints. 
Good Luck!

I’d like to attend this event but it’s too far for me. Will this recorded or live streamed?
For future events, are they always in the same region or do you host events in other parts of the state? 
thanks!

Hey @Kyryl Sokolov, congrats on the property, it seems like it will be a fun project. Zoning ordinances, building codes, and ADU rules are all hyper local, so I would suggest you get an architect involved to help sort through everything. Make sure you hire a licensed architect, this project will need a building permit, and non-licensed designers cannot apply for a building permit.

ADU's typically have less code impact on the property. For example, in some cities you don't need to add a parking space for an ADU where you would need to add one for an additional unit. Similar things apply to overall building square footage, building height, etc. This is a general statement, so you would need to research your local codes to see how it applies in your case.

If you proceed with the project, you should go through the proper permitting process. If you don’t, they can force you to remove the new construction and restore it back to its original state and issue fines. This will likely come up if you ever try to sell.

Good luck!

Hi @Eric Lahoda, I’m glad to see property owners recognize this as an issue. I’m an architect and do the interior design on my projects. I’ve found that a lot of owners, for financial and risk aversion reasons, want to repeat what they’ve done in the past. In my experience, good design is good business; building something with character stands out to potential tenants (increased rent) and helps lower vacancy rates. Building the right way the first time lowers future repair and capex costs. 

When hiring a designer, look at their past projects and speak with a few different offices. You can search on social media or search your local chapter of the AIA (American Institute of Architects) or IIDA (International Interior Design Association). I always recommend using a professional with a license or at least a certificate. If you find an architect that can do the interior design, you’re better off; if the project needs a permit, the interior designers cannot submit permit and you’ll have to hire an architect separately. Cost is always going to depend on project needs, but you can expect to be in the multiple $1000s.

You can always use Pinterest, Google searches, or websites like Material Bank to get a feel for what you’re interested in. I know you’re not interesting in designing it yourself, but inspiration images can help the designer understand your style.

I hope this is helpful. Reach out if you want to discuss more. I’d be happy to help give a recommendation for designers in your area. Good luck! 

Ryan Treacy
Habit Architects PLLC

Sam, in my experience the little details like this help vacancy rates and increase the monthly rent.
bathroom: Toilets are cheap and are easy to install. The bathtub tile might just need to have the grout cleaned, you’d be surprised how much that makes a difference and it would probably take an hour or two. 
Kitchen: at first glance it looks rough, but you could easily remove the water damaged wood below the sink and replace it with plywood. For the side of the cabinet, you can install a panel or do a waterfall edge countertop to cover up the damage. 

Good luck!

As an architect who has ventured into land and new construction investments, I'd be happy to share some guidance on how to get started. I’m not a professional in acquisition or financing, but I’ll share some thoughts from my personal experience.

Building Codes and Zoning Ordinance: research your local zoning laws and building codes. You want to make sure that you’re legally allowed to build the type of building you have in mind. Things like number units, height, area, number of stories, etc are all specific to a building’s lot. Be sure to cross reference the zoning code and building code as they don’t always align, and you’ll need to defer to the more stringent code. Ordinances and codes can be complex and lengthy, I would recommend engaging an architect to assist and give in-depth analysis.  

Land Acquisition: Look for land in desirable locations with good growth potential. Perform due diligence, including soil tests, environmental assessments, and surveys to ensure the land is suitable for construction. Understand if the land is a greenfield site (land that has never been developed) or a brownfield site (land that has had previous development). Brownfield sites sometimes require soil remediation or removal of previous buried construction.

Financing: Secure financing for both land acquisition and construction. In my experience it’s much harder to get funding for new construction compared to a renovation. Explore options like construction loans, private investors, or partnerships. Keep in mind that lenders typically won’t fund the land purchase so this will likely have to be done with cash. I would reach out to a lender or local bank to get a plan together.

Design and Planning: Work with an architect to design a project that maximizes the land’s potential. Consider factors like layout, sustainability, and market demand. Obtain necessary permits and approvals from local authorities. Don’t underestimate schedule and budget for this. There are many people involved in the design of a building including architects, engineers, and municipal authorities. Get your architect involved as early as possible - even before the land is purchased…. Are you planning to do your projects in California or elsewhere? I just finished a project in Torrance, CA, and I found that California has a lot of additional requirements related to energy code and seismic design.

Construction: it helps to get a contractor involved early in the design process. The contractor will be your best resource to understand cost of the design; the earlier you identify value engineering opportunities, the cheaper it will cost to incorporate (Google: ‘Macleamy Curve’). You’ll also need to determine your project delivery method (design-bid-build, design-build, etc). During construction, Regular site visits and communication with the construction team will help ensure the project stays on track. Make sure to have a weekly meeting to discuss on-going work, schedule issues, and budget. Make sure the contractor is tracking long lead items to keep the schedule on track.

Feel free to reach out if you have more questions on the architectural process. Good luck!