Accessory Dwelling Units (ADUs) are becoming an increasingly popular housing solution in California, particularly in areas like San Bruno. These small, self-contained units can provide homeowners with additional living space, an opportunity for rental income, or a comfortable place for extended family members to live. However, building an ADU in San Bruno—or anywhere—can be a complex process if you don’t know what to expect. This article will cover five key tips to help make your San Bruno ADU build as smooth as possible, from understanding the local regulations to choosing the right contractor.
1. Understand San Bruno’s Zoning and Building Codes
Before you begin planning your ADU, it’s essential to have a solid understanding of the zoning laws and building codes in San Bruno. These regulations can significantly impact the size, design, and placement of your ADU. California’s statewide ADU laws allow for the construction of ADUs, but local governments have the authority to set additional guidelines.
San Bruno is located in San Mateo County, and while the city follows state ADU laws, there are some specific requirements you’ll need to take into consideration, including:
Lot Size: Your property needs to be large enough to accommodate an ADU. Generally, single-family lots must have a minimum size, and the ADU cannot occupy more than 50% of your yard’s total space.
Height Restrictions: Depending on where your ADU will be placed, there may be height limitations for both the main house and the ADU. In San Bruno, the height of an ADU is typically capped at 16 feet for a one-story structure, though there may be exceptions based on your lot's zoning.
Setbacks: Setback regulations govern how far your ADU must be from the property lines. Typically, side and rear setbacks are more lenient than front setbacks. In some cases, you may be able to reduce setbacks, especially if your ADU is being built as a detached unit in a backyard.
Parking Requirements: San Bruno, like many cities, has specific parking requirements for ADUs. For example, you may need to provide one parking space for your ADU, but if your property is located near public transit, you may be exempt from this requirement.
It’s crucial to work with an architect or contractor who is familiar with San Bruno’s zoning and building codes. They can help ensure that your design adheres to all necessary guidelines and avoid costly delays due to non-compliance.
2. Hire an Experienced Architect or Designer
An experienced architect or designer is one of the most important resources for planning a successful San Bruno ADU. While you may be tempted to take a DIY approach or use a generic design, custom solutions tailored to your property’s unique characteristics are often the best choice.
A qualified architect or designer will guide you through every stage of the process, from conceptual design to obtaining necessary permits. Some benefits of hiring an architect include:
Maximizing Space: One of the biggest advantages of building an ADU is creating a compact but functional living space. An architect can help you make the most of your available square footage, ensuring that every inch of space is used efficiently.
Ensuring Code Compliance: San Bruno’s zoning and building codes can be tricky to navigate. A professional architect is knowledgeable about local regulations and can ensure that your ADU meets all requirements, including height, setbacks, and parking.
Navigating Permitting: The permitting process can be daunting for first-time builders. Architects and designers are experienced in working with local building departments and can help secure permits quickly and efficiently.
Creative Design Solutions: A professional architect or designer can offer creative solutions to challenges you may face, such as incorporating eco-friendly materials, designing for energy efficiency, or blending the ADU seamlessly with your existing home.
If you’re not sure where to start, ask for recommendations from friends or family who have built ADUs in San Bruno or nearby areas. Local professionals will be more familiar with San Bruno’s specific requirements and may have established relationships with the city’s planning department, which can help speed up the approval process.
3. Choose the Right Contractor
Once you’ve settled on a design for your ADU, the next step is hiring a contractor to bring your vision to life. Choosing the right contractor can make all the difference between a smooth build and a stressful experience. Here are some factors to consider when selecting a contractor for your San Bruno ADU:
Experience with ADUs: Not all contractors have experience building ADUs. Look for a contractor who specializes in ADU construction and has a proven track record in the San Bruno area. They will be familiar with the specific requirements for ADUs in the city, such as permits, codes, and inspections.
References and Portfolio: Ask for references from previous clients and review the contractor’s portfolio. Seeing photos of completed ADUs they’ve built can help you assess the quality of their work. Don’t hesitate to reach out to past clients to ask about their experience with the contractor.
Licensing and Insurance: Ensure that the contractor is fully licensed and insured. This protects you in case anything goes wrong during construction. Check with the California Contractors State License Board (CSLB) to verify the contractor’s license.
Budget and Timeline: ADU construction can be a significant investment, so you need a contractor who can provide a detailed estimate and timeline. It’s a good idea to get multiple quotes before making your decision, and make sure to ask for a written contract outlining all costs, timelines, and payment schedules.
Communication: Building an ADU involves many moving parts, and it’s important to have clear communication with your contractor throughout the process. Choose a contractor who is responsive and open to discussing any questions or concerns you may have.
Taking the time to hire the right contractor is essential to the success of your ADU project. A skilled contractor will keep your project on track and help you avoid costly mistakes along the way.
Building an ADU in San Bruno can be a costly undertaking, and it’s important to plan your budget carefully. The cost of constructing an ADU can vary depending on factors like its size, complexity, materials, and labor. On average, the cost of building an ADU in San Bruno can range from $100,000 to $300,000 or more.
When planning your budget, keep the following factors in mind:
Design Costs: Hiring an architect or designer will come with a cost. Design fees can vary depending on the scope of the project and the level of customization required.
Construction Costs: Construction costs will be your largest expense. This includes materials, labor, permits, and any necessary infrastructure, such as electrical, plumbing, and HVAC systems.
Permitting Fees: In addition to the cost of construction, you’ll need to budget for the various permits required to build your ADU. These can range from a few hundred to several thousand dollars, depending on the scope of your project.
Unexpected Costs: As with any construction project, unexpected expenses can arise. It’s a good idea to set aside a contingency fund (typically 10-15% of the total project cost) to cover any unforeseen issues, such as delays, material price increases, or structural challenges.
Financing Options: If you don’t have the cash upfront to pay for your ADU, there are several financing options available. These include:
Home Equity Loan or Line of Credit: If you have significant equity in your home, you may be able to take out a loan or line of credit to fund your ADU construction.
FHA 203(k) Loan: This government-backed loan allows homeowners to borrow money for both home improvements and ADU construction. You may be able to borrow up to $35,000 for renovations or up to 110% of your home’s after-renovation value.
Personal Loan: If you don’t have enough home equity, a personal loan can be a viable option, though the interest rates tend to be higher than those of home equity loans.
Be sure to work with a financial advisor to choose the best financing option for your situation. Additionally, if you plan to rent out your ADU for extra income, this can help offset some of the costs in the long term.
5. Prepare for the Construction Process
The construction of your ADU will take time, and there are several stages involved, from the initial site preparation to the final inspection. Typically, an ADU build will take anywhere from six months to a year, depending on its complexity.
Here are some steps to help you prepare for the construction process:
Site Preparation: The site must be cleared and prepped for construction. This may include demolishing any existing structures, excavating the land, or installing utilities.
Construction: The bulk of the work will involve framing, plumbing, electrical work, roofing, and finishing. Depending on the scope of your project, this phase may take several months.
Inspections: Throughout the construction process, your ADU will need to undergo inspections to ensure that the work complies with local building codes and safety standards. These inspections are typically required at various stages of the build, including foundation, framing, electrical, plumbing, and final inspection.
Final Walkthrough: Once construction is complete, you’ll conduct a final walkthrough with your contractor and architect to ensure everything meets your expectations. If any issues arise, they should be addressed before final payment is made.
It’s important to stay involved throughout the construction process to ensure that the project stays on schedule and within budget. Regularly check in with your contractor, and be proactive about addressing any issues that arise.
Final Points
Building an ADU in San Bruno can be a rewarding experience if you approach the project with careful planning and the right team of professionals. By understanding the zoning regulations, working with an experienced architect, choosing a reliable contractor, budgeting appropriately, and staying involved during construction, you can ensure that your ADU build goes smoothly. With these five tips in mind, you’ll be well on your way to creating a beautiful and functional ADU that adds value to your property and meets your needs.
