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I will get photos for next time. The condenser outside is pretty compact (not like the big ones that you would have for a house), and the water tank is just a tankless one that is attached to the outside of the house.

Thank you !

115k she says

At the very end, the city inspector will come to sign off on the inspection card for final inspection. Once that is done, the Certificate of Occupancy is mailed within a couple weeks.

Hi Kristi! What is the website to apply for permit Or application form? Thank you for sharing.

@@Anita-tf4ww first step is to hire a designer/architect. They should be the ones going to the city. Or, you could try to navigate the city yourself. Look online, or go into your city to ask about an application. You could get some general information from them. But they will tell you to come back with a design and plans.....so might as well let your designer/architect handle it.

do u know designer/ Architect that you can refer to me? M in SD county. Thanks

@@Anita-tf4ww What city? You can email me instead if you don't want to post it here. [email protected]

They're running about $130,000 for everything

Bredabeds.com

It is about 360sqft

There is nothing that sticks out on the other side (on the bathroom wall). The condenser is on the outside of the house (if you're looking at the ADU from the street, on the right side). Thanks!

@@kristicirtwill ok i get it now, thank you. Those Murphy beds are awesome

Yes, the garage door needs to be removed. I have built an ADU onto an attached garage before as well. Works great if there's room and you want to keep the garage as a garage! Usually works best to keep a garage a garage in a parking impacted area (i.e. limited street parking). You may not be living there to care about off street parking, but tenants do and if you want to keep the good ones around a long time it's best if you consider these amenities. I make sure there is lots of driveway and street parking available before I convert a garage.

@@kristicirtwill hi Kristi. Do you work with contractors I’d like for an estimate and would like to work with your contractors. Can You please provide their contact information? Thank You

@@hectorcastillo9074 can you call or email me to discuss thanks! [email protected]

Depends on the scope of the project but email or call me so I can refer the right one for you. [email protected]

Everything seems to be expensive these days. I am putting air fryers in the units now (the ones that fold up after they cool). They work great as a small oven!

They are about 18 x 20 (360sqft)

Noooo!! Please no tell me you didn’t pay for that? What is wrong with them?? Are their egos so huge they simply can’t say “no I’m sorry we can’t do that” Solid gray floors would of been just fine Omg 😭

Its not even my money and I’m hurting just looking at it

Lol don’t worry keep going, it all worked out and I got a refund on the floors 😂😊

@@kristicirtwill omg!! Yay that’s good news! I can’t imagine the stress that would have given me!

These garages are around 18’ x 20’. So about 355-360sqft

Hi, that’s a lot of detailed questions, I’ll answer a bit here but feel free to call me directly if you are trying to figure things out for a specific project you have and need some guidance. I have worked with this particular GC for many years doing other projects so we kinda have a team of guys we use for these. Generally I pick out the materials. Mostly they are included in the cost of the job so the GC will pay for them. I project manage. I know what I need and when I need it to keep the job moving along and make sure I have the materials there on time. In the beginning I hire a designer to make the plans for the unit but basically I know the layout I want so I tell them the rough outline of it and they put it together so I can take it to the city in the format they want it. The cost varies depending on the project and size of the unit and how fast I want it. You could estimate something like $5000-8000 for these garages which includes the design, structural, Title 24, city plan check fees and permits. I’ve paid $18,000-22,000 for one bedroom detached ADU’s. So just depends. Hope some of that helps!

@@kristicirtwill No project at this time, but what you gave me is a good start to research more about a project managers responsibilities! It m7st be very difficult for a GC to select material for a job, when there are so many places that sell the same material! I worked for the Plant manager calling all over the country for machine parts! That's a job unto itself! Then you have to be the interior designer. Maintain costs and record it, make sure costs stay within budget! That job is no joke! I applaud you for taking on such a difficult responsibility!

No prob. I ordered from Bredabed. Make sure you add on the part where they set it up for you. I had my own guys set up the first one I ordered and it's a bit complicated. The company installers are much better.

3 garages I've done so far are around 360sqft. 240sqft is small but definitely doable. Just need to plan the space well!

Another good question. For me, the price hasn't dropped. Usually if I can I try to do these garage conversions without having a tenant in the main house (just easier with the construction mess, having to turn off utilities occasionally etc). But still, there have been a few I did where the main house tenant was already in place. In that case, I gave a few incentives during the construction period. I also always bought and installed a large shed for the backyard so they could still have storage. Ultimately, you have a duplex at the end of the day, so yes in theory there may be a small adjustment for that. But housing is still in short supply in LA/OC and when you have a nice product like I do (remodeled/well maintained main house and new ADU) it is not hard to get market rent.

Hi Kevin, great questions. Sometimes I put dishwashers in the one bedrooms. Always in the 2 bedrooms. But usually never in the studio sized ones. There's just not enough space for them. The studio sized ADU's are usually the garage conversions and they work out to be around 360sqft. Plans/permits vary for each project, it's usually $7-10K or so for the garage conversions (that includes architect/structural/Title24/plan check/permits). The 135K is just for the construction. Maybe I could get it cheaper but I've worked with my guys forever and they get it done with no issues.

Also, I’m trying to do my first owner build ADU. Would you be able to connect over coffee to go over any tips and answer a couple questions? Thanks!!

@@duranrick1 call me anytime during the weekday 562-400-2953

Bank on around $350/sqft. Email me and I'll forward a couple lenders that might be able to help. [email protected]

I build these all over Los Angeles and Orange Counties. This one is in Lakewood.

@@kristicirtwill thank you

@@kristicirtwill im in Lakewood as well and plan to start my ADU first of the year, please share your experiance dealing with City of Lakewood planning and city inspectors ?

Yes I got a refund :-) I don't get too mad about anything these days....life is too short....I just try to solve the problem and move on (and never use that vendor again)! 🙂