Introduction to Accessory Dwelling Units
An accessory dwelling unit commonly called a granny flat or in-law suite must exist on a lot that’s zoned single-family. It has its own entrance, separate from the primary house, as well as a kitchen, bathroom and living space. These units can be rented, year-round, and add a lot of value to a property.
Here’s the tricky part, it’s hard to know where to start. The process to build a granny flat doesn’t differ much from building a new house; it’s expensive, cumbersome, and the granny flat regulations in Los Angeles can be confusing.
When the state passed the granny flat law, it prevents local jurisdictions from putting an undue burden on granny flat construction. This means all the old local ordinances were considered null and void.
For those of you have previously looked into building a granny flat and found out you couldn’t, you are now in luck!
Now, each local jurisdiction can choose to pass a local ordinance, or they can simply adopt the state standards.
Los Angeles has not passed its own ADU ordinance and is still operating off the state standards.
You can see the draft ordinance, the Planning staff’s (and Planning Commission’s) report, etc. on the Planning Dept’s website. Go to planning.lacity.org; then go to Ordinances; then go to proposed ordinances; then go to Accessory Dwelling Unit Ordinance.
Zoning
Any single-family residence that is zoned for residential can build an accessory dwelling unit.
Min/Max Building Sizes
An attached accessory dwelling unit cannot exceed 50% of the primary residence, up to 1,200 square feet. For example, if your existing house in 2,500 sq. ft., the attached ADU cannot exceed 1,750 sq. ft. in size. The minimum size allowed is 150 square feet. If you are building a detached ADU you can build up to 1,200 square feet regardless of the size of the main home. So even if you have a 800 square foot house you can still build a 1,200 square foot ADU assuming you are below your FAR requirement.
Height Restrictions
Not specified. Refer to local building code.
Parking
- Homeowners must add one parking spot if the garage is converted, but it can be located anywhere on the property, and it can also be in a driveway or tandem.
- Parking spaces must be 8 ½ ft. X 18 ft. Compact parking is not allowed.
- Parking is NOT required if you live within half a mile of public transit.
- Parking is NOT required if you live in a historic district.
- Parking is NOT required if the accessory dwelling unit is part of an existing primary residence. (For example, you are converting an existing basement or another part of your home).
- Parking is NOT required if you live within one block of a car share. You can take a look at http://www.zipcar.com/find-cars/losangeles or https://turo.com/rentals for car share program maps.
Many lots in LA are within a half-mile of transit so that ADU parking will not be required. The City publishes a transit map here.
- Check to see if your lot appears to be within a half-mile radius of a bus stop, rail station, or a dedicated space where a shared-vehicle is parked.
- You can then call the Department of Building and Safety to confirm whether parking is needed. Their phone is (213) 473-3231, and their website is accessible here.
Setbacks
Any existing legal structure can be converted into an accessory dwelling unit. This is great for homeowners looking to maximize their garage! In fact, an existing permitted garage doesn’t have to comply with the new setback requirements.
For everything else, setbacks are 5’ from the side and rear of the property.
Owner Occupancy
There is no owner occupancy clause. This means the owner does not have to live in the primary residence or the accessory dwelling unit, meaning both units can be rental units.
Rentals
California passed Senate Bill 1069 in an effort to increase the supply of housing to the state. For this reason, any accessory dwelling unit may be used for a long-term rental. Local government decides if short-term rentals allowed.
How to Evaluate ROI
building an accessory dwelling unit, especially if you intend to keep the property for a few years, represents an enormously beneficial opportunity to maximize your property.
By constructing an accessory dwelling unit you are adding additional square footage to the property. So if you can build a unit for $300 a square foot, but the average value of homes in your neighborhood are worth $500 a square foot you are gaining instant equity through the project. Plus, you also now have the added benefit of a flexible space that can be rented or used for family.
What are you waiting for? Contact us today at 888-987-6638 or info@usmodularinc.com
