How much does it cost to convert a garage to an ADU in Valley Glen?

Garage conversions into Accessory Dwelling Units (ADUs) have become increasingly popular across Los Angeles, particularly in neighborhoods like Valley Glen. This growing trend is fueled by the city’s efforts to alleviate the housing crisis and the desire of homeowners to generate rental income, add value to their properties, or accommodate family members. But one of the most pressing questions for homeowners is: How much does it cost to convert a garage to an ADU in Valley Glen?

In this article, we'll break down the costs associated with garage conversions, covering everything from permits and design fees to construction expenses, and we'll provide insight into what makes Valley Glen, a neighborhood in the heart of the San Fernando Valley, a great location for ADUs.

Understanding ADUs in Valley Glen

What Is an ADU?

An Accessory Dwelling Unit (ADU) is a self-contained living space located on the same property as a primary residence. It has all the necessary features of a home, including a kitchen, bathroom, sleeping area, and private entrance. ADUs can be detached structures, attached to the main home, or conversions of existing spaces, such as garages.

Why Convert a Garage Into an ADU?

Garage conversions are particularly popular for ADUs because they utilize an existing structure, reducing the need for extensive construction. In neighborhoods like Valley Glen, where lot sizes can be limited, garage conversions offer a practical solution for homeowners looking to maximize space.

Why Valley Glen Is a Prime Location for ADUs

Valley Glen, part of Los Angeles City, is an attractive area for ADU development due to its suburban feel, diverse housing stock, and access to local amenities. Many homes in the area were built with detached or attached garages, making it easier to convert them into additional living units. Additionally, with high housing demand in Los Angeles, homeowners can benefit from the rental income potential of an ADU, or create multi-generational living arrangements.

Factors Affecting the Cost of Garage Conversions in Valley Glen

The cost of converting a garage to an ADU in Valley Glen can vary widely depending on several factors. Here's a detailed look at the main cost components:

1. Design and Planning Fees

Before any construction can begin, you’ll need a design and planning phase that includes architectural drawings, site plans, and engineering reports. These documents are necessary for obtaining permits and ensuring that the ADU complies with local building codes.

• Architectural and Engineering Fees: Depending on the complexity of your conversion, hiring an architect or engineer to draw up plans can cost anywhere from $3,000 to $8,000. In some cases, you may need additional consultations for structural changes.
• Permit Fees: Valley Glen falls within the jurisdiction of Los Angeles City, where the cost of ADU permits can range from $1,500 to $8,000, depending on the scope of the project.

Estimated Costs:

• Design and planning: $3,000–$8,000
• Permit fees: $1,500–$8,000

2. Construction Costs

The most significant expense in a garage conversion ADU is the construction itself. While garage conversions tend to be more affordable than ground-up ADUs, several factors can drive up costs, including the condition of the existing garage, the required upgrades to meet building codes, and the quality of finishes you choose.

Key Components of Construction:

• Structural Changes: If your existing garage has foundation or structural issues, reinforcing or repairing these areas can increase costs. On average, repairing structural elements can range from $5,000 to $15,000.
• Utilities and Plumbing: Connecting your ADU to the main home's utilities is a crucial step. This includes electrical, water, sewage, and gas lines. The cost of installing new plumbing and electrical systems typically ranges from $8,000 to $20,000.
• Insulation and Drywall: Most garages aren’t insulated or finished with drywall. Adding insulation and drywall can cost anywhere from $2,000 to $5,000, depending on the size of the garage.
• Flooring: Garage floors are often bare concrete. To make the ADU livable, you’ll need to install flooring, which can cost anywhere from $2,500 to $7,500, depending on the materials used.
• Kitchen and Bathroom Installation: These two rooms can be some of the priciest parts of the conversion. A basic kitchen can cost around $7,000 to $20,000, while a bathroom installation can run from $5,000 to $15,000, depending on the level of finishes and fixtures.

Estimated Costs:

• Structural repairs and upgrades: $5,000–$15,000
• Utilities and plumbing: $8,000–$20,000
• Insulation and drywall: $2,000–$5,000
• Flooring: $2,500–$7,500
• Kitchen and bathroom installation: $12,000–$35,000

Contact our ADU specialists

3. Additional Costs

Other expenses to consider when budgeting for your garage conversion include:

• HVAC Installation: Adding heating, ventilation, and air conditioning (HVAC) to the new living space can range from $3,000 to $7,500, depending on the system.
• Windows and Doors: Installing energy-efficient windows and doors will not only help with insulation but are also required to meet code. Expect to pay between $1,000 and $4,000 for these upgrades.
• Roofing: If your garage roof needs to be replaced or reinforced, this can add an additional $3,000 to $10,000 to your total costs.

Estimated Costs:

• HVAC: $3,000–$7,500
• Windows and doors: $1,000–$4,000
• Roofing: $3,000–$10,000

4. Finishes and Aesthetic Choices

The overall cost of your garage conversion will also depend on your choices for interior finishes, fixtures, and appliances. These can vary widely in price depending on whether you opt for basic or high-end options.

Example Costs:

• Cabinetry and countertops: $3,000–$10,000
• Appliances: $2,000–$10,000
• Lighting and fixtures: $1,000–$3,000

Total Estimated Cost for a Garage Conversion in Valley Glen

Taking all of the above factors into consideration, the cost to convert a garage into an ADU in Valley Glen can range from $60,000 to $150,000. This estimate accounts for basic conversions with minimal structural changes as well as higher-end projects that include luxurious finishes and major upgrades to the existing structure.

Financing Options for ADU Garage Conversions

Homeowners looking to convert their garages into ADUs have several financing options available:

• Home Equity Loans: Borrowing against your home’s equity can provide the funds necessary for an ADU conversion.
• Refinancing: Some homeowners choose to refinance their mortgage to access extra cash for an ADU project.
• ADU-Specific Loans: Certain lenders in California offer loans specifically designed for ADU construction.

Conclusion

Converting a garage into an ADU in Valley Glen is an excellent investment, offering the potential for additional rental income, increased property value, and greater living flexibility. While the overall cost can range from $60,000 to $150,000, many homeowners find that the long-term benefits outweigh the initial expense. By carefully considering the factors that affect conversion costs—such as structural upgrades, utility connections, and finish selections—you can make informed decisions that align with your budget and goals.

If you’re considering an ADU conversion, working with an experienced architect or contractor familiar with Valley Glen’s specific regulations is essential to ensure your project runs smoothly and meets all local building codes.

Contact our ADU specialists