How I converted another garage to an ADU! 

Everything seems to be expensive these days. I am putting air fryers in the units now (the ones that fold up after they cool). They work great as a small oven!

Hi Kevin, great questions. Sometimes I put dishwashers in the one bedrooms. Always in the 2 bedrooms. But usually never in the studio sized ones. There's just not enough space for them. The studio sized ADU's are usually the garage conversions and they work out to be around 360sqft. Plans/permits vary for each project, it's usually $7-10K or so for the garage conversions (that includes architect/structural/Title24/plan check/permits). The 135K is just for the construction. Maybe I could get it cheaper but I've worked with my guys forever and they get it done with no issues.

There is nothing that sticks out on the other side (on the bathroom wall). The condenser is on the outside of the house (if you're looking at the ADU from the street, on the right side). Thanks!

@@kristicirtwill ok i get it now, thank you. Those Murphy beds are awesome

Also, I’m trying to do my first owner build ADU. Would you be able to connect over coffee to go over any tips and answer a couple questions? Thanks!!

@@duranrick1 call me anytime during the weekday 562-400-2953

Another good question. For me, the price hasn't dropped. Usually if I can I try to do these garage conversions without having a tenant in the main house (just easier with the construction mess, having to turn off utilities occasionally etc). But still, there have been a few I did where the main house tenant was already in place. In that case, I gave a few incentives during the construction period. I also always bought and installed a large shed for the backyard so they could still have storage. Ultimately, you have a duplex at the end of the day, so yes in theory there may be a small adjustment for that. But housing is still in short supply in LA/OC and when you have a nice product like I do (remodeled/well maintained main house and new ADU) it is not hard to get market rent.

No prob. I ordered from Bredabed. Make sure you add on the part where they set it up for you. I had my own guys set up the first one I ordered and it's a bit complicated. The company installers are much better.

Hi, that’s a lot of detailed questions, I’ll answer a bit here but feel free to call me directly if you are trying to figure things out for a specific project you have and need some guidance. I have worked with this particular GC for many years doing other projects so we kinda have a team of guys we use for these. Generally I pick out the materials. Mostly they are included in the cost of the job so the GC will pay for them. I project manage. I know what I need and when I need it to keep the job moving along and make sure I have the materials there on time. In the beginning I hire a designer to make the plans for the unit but basically I know the layout I want so I tell them the rough outline of it and they put it together so I can take it to the city in the format they want it. The cost varies depending on the project and size of the unit and how fast I want it. You could estimate something like $5000-8000 for these garages which includes the design, structural, Title 24, city plan check fees and permits. I’ve paid $18,000-22,000 for one bedroom detached ADU’s. So just depends. Hope some of that helps!

@@kristicirtwill No project at this time, but what you gave me is a good start to research more about a project managers responsibilities! It m7st be very difficult for a GC to select material for a job, when there are so many places that sell the same material! I worked for the Plant manager calling all over the country for machine parts! That's a job unto itself! Then you have to be the interior designer. Maintain costs and record it, make sure costs stay within budget! That job is no joke! I applaud you for taking on such a difficult responsibility!

These garages are around 18’ x 20’. So about 355-360sqft

Amazon

I will get photos for next time. The condenser outside is pretty compact (not like the big ones that you would have for a house), and the water tank is just a tankless one that is attached to the outside of the house.

Thank you !

Bank on around $350/sqft. Email me and I'll forward a couple lenders that might be able to help. Professionalhomehelp@gmail.com

I build these all over Los Angeles and Orange Counties. This one is in Lakewood.

@@kristicirtwill thank you

@@kristicirtwill im in Lakewood as well and plan to start my ADU first of the year, please share your experiance dealing with City of Lakewood planning and city inspectors ?

They're running about $130,000 for everything

Bredabeds.com

It is about 360sqft