ADU AND JADUs

The signing into law of AB 68, AB 881, and SB 13 in 2019 has sparked a wave of interest in accessory dwelling units (ADUs) as a potential solution to the California housing crisis. At Radd Construction we have helped dozens of  LA and OC owners assess the feasibility of adding or legalizing an ADU on their properties. If you are considering adding an ADU to your property, you probably have many questions already. 

Why build an ADU?

The primary reason most homeowners decide to build an ADU is to increase the value of their property and/or generate passive income through the rental market. An ADU can also serve as a place of residence for elderly family members or loved ones. ADUs are particularly attractive in markets like the Los Angeles Area where available housing is in short supply, and in some cases they help create more affordable housing that can help mitigate the ongoing housing crisis in California.

The three main varieties of ADUs are attached, detached, or conversion units. The attached ADUs are for single-family properties only and must be built attached to the primary dwelling. A detached ADU is a separate stand-alone structure from the primary structure, such as a cottage, and can be added to both single-family and multi-family properties.  A conversion ADU is created from converting existing space into a separate unit. For single-family properties, this can be any existing space. For multi-family properties, only existing non-livable space (such as storage, garages, or basements) may be converted to an ADU. Whether an attached, detached, or conversion ADU, each unit must have a separate entrance, kitchen, bathroom and sleeping facilities.

JADUs are a special type of conversion, with a maximum size of 500 sq.ft. offer additional housing options. Our construction Company help you maximize your space.

JADU created to reduce development costs. They may share central systems, contain a basic kitchen utilizing small plug-in appliances, may share a bathroom with the primary dwelling, in which case the actual square footage of the unit can be as small as 150 sq.ft. Practically speaking, this is usually not desirable from either a size or privacy standpoint. With its own bathroom, the minimum size for a JADU is 220 sq.ft, 

JADU Present no additional stress on utility services or infrastructure because they simply repurpose existing space within the residence and do not expand the dwellings planned occupancy.

JADU also require owner occupancy of either the JADU or the primary dwelling. 

JADU and a standard ADU can both potentially be added to the same lot, depending on space.

Yes, you can add at least one ADU and potentially add multiple ADUs depending on the number of existing units. If you have space in your building that is not currently used as livable space (such as storage, parking, etc.), you can add one conversion ADU in such space for every 4 existing units. Properties with fewer than 4 units can add one such ADU. Furthermore, building up to 2 new detached ADUs is also an option. Depending on your local jurisdiction, it may even be possible to combine these options, getting both the conversion and detached ADUs added to your lot. 

In absence of any local limits, California state law limits ADU size to 1,200 sq.ft.  However, even with local limits, local jurisdictions must allow up to 850 sq.ft. for a studio/one-bedroom and up to 1,000 sq.ft. for a 2-bedroom ADU.  A new ADU built attached to a single-family home is limited to 50% of the home’s square footage. When converting a portion of the existing home or an accessory structure to an ADU, maximum size limits do not apply, so long as the existing space is not expanded beyond 150 sq.ft. 

Under state law, sprinklers are only required in an ADU if the primary dwelling also has sprinklers. Some local jurisdictions are using a questionable technicality to require sprinklers in ADUs added to duplexes regardless of the existence of sprinklers in the primary structure. These jurisdictions are saying that adding an ADU to a duplex changes the occupancy rating of the building, which justifies a sprinkler requirement. We believe this is in conflict with the intent of the state law. Why would you be allowed to add an ADU to a 10-unit building without adding sprinklers, but be required to add sprinklers to a duplex when adding an ADU? Nonetheless, property owners currently facing this issue have little choice but to abide by their local jurisdictions requirements.

Since the launch of new state ADU laws in 2020, we have received so many ADU-related inquiries, that we added a  new branch that focused just on ADUs. We specializes in conversion and multi-family ADUs, helping take clients from concept to approved plans. We help you understand your options and how easy or difficult of an undertaking an ADU will be on your property. It covers zoning, permit history, and an on-site inspection by an International Code Council Certified Combination Inspector. It also includes a financial analysis to help you make a go/no-go decision. For projects that look feasible, the next phase is having our architect prepare a detailed set of plans and complete your local jurisdiction’s ADU application. We are not only experienced with ADU laws, but also with navigating local planning and building departments. We will work with you on a custom design you love and help walk it through the approval process.

 ADUs are an affordable type of home to construct in California because they do not require paying for land, major new infrastructure, structured parking, or elevators.

• ADUs can provide a source of income for homeowners.
• ADUs are built with cost-effective wood frame construction, which is significantly less costly than homes in new multifamily infill buildings.
• ADUs allow extended families to be near one another while maintaining privacy.
• ADUs can provide as much living space as many newly-built apartments and condominiums, and they’re suited well for couples, small families, friends, young people, and seniors.
• ADUs give homeowners the flexibility to share independent living areas with family members and others, allowing seniors to age in place as they require more care.