When it comes to maximizing the value and utility of your property, converting your garage into an Accessory Dwelling Unit (ADU) or Junior Accessory Dwelling Unit (JADU) is a compelling option. Los Angeles County has seen a surge in homeowners transforming garages into livable spaces, driven by the need for additional income, extra living space, and potential property value boosts.
In this comprehensive guide, we’ll explore everything you need to know about garage conversions, including the benefits, legal requirements, design considerations, financial aspects, and real-life case studies.
Introduction to ADU & JADU
What are ADUs and JADUs?
Accessory Dwelling Units (ADUs) are secondary housing units on a single-family residential lot. They can be attached or detached from the main residence and function as fully independent living spaces. Junior Accessory Dwelling Units (JADUs) are smaller units, typically within the existing footprint of a single-family home, and limited to 500 square feet.
Benefits of ADUs and JADUs
Income Generation: Renting out an ADU or JADU can provide a steady stream of rental income.
Increased Property Value: Additional living units can significantly raise your property’s market value.
Versatility: These units can serve various purposes, from guest houses to home offices.
Affordable Housing: They provide more affordable housing options in urban areas.
Garage Conversion: A Detailed Guide
Step 1: Submit to LA County Planning
Architectural Plan Requirements:
Ensure all plans are professionally drafted and scaled.
Site plans should be 1/8” = 1’ and 1/4” = 1’ for others, laid out on a 24-inch x 36-inch format.
Pay the applicable fees and obtain an approval stamp from LA County Planning.
Site Plan Requirements:
Indicate scope of work, property lines, building dimensions, distance to property lines, utility lines, and more.
Ensure compliance with all architectural requirements.
Step 2: Submit to LA County Public Works BSD
Upload the approved LA County Planning architectural plans to EPIC LA or apply in person at the respective BSD District/Contract City Office.
Open an application with BSD and obtain an Agency Referral Sheet from the BSD staff.
Review the ADU Step-by-Step Guide at the LA County Planning website.
A PDF copy of the Standard Notes and Details is available on the BSD Website.
Step 3: Obtain Permits from BSD
Upload the approved LA County Planning plans, T-24 Energy Calculations, completed Agency Referral Items from Step 2, and Standard Notes & Details to EPIC LA.
If applying in person, provide two hard copies of the Standard Notes & Details attached to two hard copies of the approved LA County Planning plans.
Sign the Owner’s Agreement Form on the Standard Details & Notes.
The BSD-approved plan package will be stamped by the assigned plan checker for the project.
Step 4: Pay Fees and Obtain Permits
Pay the invoice online or in person.
Obtain the permits either by downloading them from the EPIC LA website or visiting the public counter of your respective BSD Office.
Schedule the mandatory Pre-Construction Meeting with the County Building Inspector after receiving your permit and before starting construction.
Step 5: Pre-Construction Meeting
Attend the Pre-Construction Meeting with the County Building Inspector.
Show the inspector the existing conditions by exposing the perimeter foundation, walls, covered ceiling, etc.
Plan for the upcoming construction phase.
Step 6: Construction Phase
Collaborate with the County Building Inspector during inspections.
Ensure the project adheres to the approved plans.
Once all inspection sign-offs are complete and the ADU/JADU is consistent with the approved plans, the Certificate of Occupancy will be mailed to you.
Include the scope of work, property line/easements, building dimensions, utilities, and other key elements.
Ensure compliance with all architectural requirements.
Floor Plan
Label all rooms and provide dimensions.
Include legends/symbols for GFCIs/AFCIs, mechanical/electrical/plumbing equipment, fire-rated walls, smoke detectors, carbon monoxide alarms, attic access, and windows and doors.
Elevation Plan
Label heights and specify roof/wall material and finishes.
Ensure the plan matches the floor plan.
Roof Plan
Specify the existing roof slope. If new, detail the type, manufacturer, ICC/UL number for the roof materials, and ensure compliance with local fire rating and drainage requirements.
Compliance and Eligibility Criteria
To be eligible for streamlined permitting, your project must meet the following criteria:
The new ADU is converted from an existing single garage/storage building and is less than 1200 square feet.
The new JADU is inside an existing single-family dwelling and is less than 500 square feet.
The property is not within a slope, landslide, or earthquake liquefaction zone.
No additional footprint area will be constructed.
No complete demolition and rebuilding of the existing structure.
No unpermitted construction within the building.
No oak trees, utility lines obstructing construction, or accessories within 2 ½ feet from the property edge.
No additional gravity loads on the roofs greater than 5% of the existing.
The ADU or JADU will be in a single-story only.
The Owner or Owner's Agent fully agrees to collaborate with the County Building Inspector for a mandatory Pre-Construction Meeting.
Costs and Challenges
The total cost of converting a garage into an ADU can range from $100,000 to $200,000, depending on various factors like location, size, and the condition of the existing structure. Common challenges include obtaining permits, meeting zoning requirements, and managing construction costs.
Legal and Zoning Requirements
Los Angeles County Regulations
Size Limits: Detached garage conversion ADUs must be less than 1,200 sq. ft. Attached conversions have no specific limit.
Parking Requirements: A minimum of one usable parking space is required for your property, which can be located anywhere within the setbacks.
Permitting Process: Requires submission of a site plan, floor plan, and other architectural details.
Setbacks: Conversion ADUs generally adhere to the same setback requirements as the original structure.
Height Restrictions: Garage ADUs must maintain the same height as the original garage.
Garage conversions to ADUs and JADUs offer numerous benefits, from additional income to increased property value and versatile living spaces. Understanding the process, legal requirements, design considerations, and financial aspects is crucial for a successful project.
As you consider the possibilities, remember that professional guidance can make all the difference. Reach out to local experts for personalized advice and embark on your journey toward maximizing your property’s potential.
Call to Action
Interested in exploring garage conversion options? Schedule a free call with Gatheradu today for a personalized consultation. Share your experiences and questions we’d love to hear from you!
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