ADU PROPERTY TOUR - GARAGE CONVERSION - NORTH HOLLYWOOD
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- Опубліковано 9 лют 2022
- #ADUtour #ADU #NorthHollywood
ADU TOUR - GARAGE CONVERSION - NORTH HOLLYWOOD
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This property in North Hollywood, CA started off as a 3 bedroom 2 bathroom 1300 square foot single-family home. There was also a detached garage sitting at the rear property line with alley access. The garage was in poor shape with multiple floods since it was built in 1951. Our client purchased the property for $650,000 in November 2019 with a plan to rent the main home and convert the existing garage into an ADU.
The owner started off by renting the main home as soon as he purchased it and started plans for the existing garage in November of 2020. Neo Builders drew their architecture plans and received ready-to-issue (RTI) in January of 2021. Unfortunately, the owner could not secure the funds to build the project and decided to hold on to the plans.
Fast forward to November 2021, 10 months after the project was permitted the homeowner called us to start before Thanksgiving and finish before New Year. This would be challenging with our current schedule but we decided to start ASAP. On January 2022 we received a certificate of occupancy (C of O)
This project includes a 400 square foot ADU a one-bedroom one bathroom.
Kitchen: 23 linear feet custom kitchen cabinets, appliances (including 30” oven, 30” microwave hood, 24” sink, 30” washer/dryer, 30” fridge). The backsplash in the kitchen goes from the counter to the ceiling and around the window. The countertop is prefabricated quartz from Brazil with white shaker panels.
Bathroom: 40 square feet, approximately 8 feet in length and 5 feet wide, tile floor to ceiling on all 4 walls, including a floating bench made from the slab in the kitchen. We finished the shower with a custom framed shower glass, toilet from delta, and a 24” vanity from home depot.
Bedroom: Approximately 110 square feet perfect for a queen bed with a 4x4 egress window. Our homeowner wanted extra storage so we created a custom closet with storage above.
Exterior: Homeowner really wanted black finishes on the exterior such as stucco, vents, gutters, and vinyl windows. The exterior door is from HD supply. LED light fixtures. New roof shingles (presidential roof), 18,000 BTU AC condensers with 2 ductless mini splits in the bedroom and living room. Backyard space for tenant parking and fencing to differentiate the project from the main house.
Stats for this property:
Existing Garage: 400 sq. ft
New ADU: 400 sq. ft
Timeframe: 11 weeks
Cost to build: $115,000
Monthly Rent: $1,900
Property value increase: Approx +$250,000
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Disclaimer - Joseph Peretz is not a LC General contractor, LC Architect or LC engineer. This video is for entertainment only.
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Great educational videos on ADUs. Keep ‘em coming!!
Incredible work!
Thank you!
Love your videos. Keep up the good work !
Thank you, glad you enjo them!
Love the presentation. Very informative! Thanks!
Glad you enjoyed it!
Great video with lots of useful information. Thank you!
Happy you enjoyed!
Beautiful !
Thank you!
Amazing !!
Thank you!
Beautiful job with good price!👍👍
Thank you Frank I appreciate it!
So cool 😎
Thank you!
Good job sir Jose Perez
Thank you Locky
Tiny homes/bus life/van life/etc….the ADU is my fav! Ideally I’d love 25x25(625 sq ft.) dimensions. 😍
I would rather build 31.25*20 but that’s just me!😂😂😂
@@JosephPeretz 👍🏾
Love you work! Wish you Andre you guys were here in the Bay Area…
Maybe one day! But for now I’m sticking to socal
Thanks for sharing the washer dryer combos don’t work well
You’re welcome 😊
I need one of these in Norwalk
Keep in mind that Norwalk is a city in Los Angeles County, so it takes a bit longer on the permits than LA city.
This looks amazing and the perfect layout. Did you add blown insulation in the attic or is it foam?
New insulation- R30- fiberglass sheets (check your title 24)
I love this so much. I am a tiny house lover🫶🏾
Same same! How big is your house?
Great work and explanation, one thing i noticed were, that there wasn't any Air vent(s) coming out of the roof for the plumbing? did i miss it?
100% Back side of the ADU. You always need air vents. Next video I’ll do a drone shot
Great tour. What did you mean about type 5 construction? You can't put a niche on a shared wall, and is this using a tankless water heater?
Type 5 mean you don't need engineering and you will be able to use the existing structure with predetermining engineering details.
oh just noticed you have to step down into it the ADU. do some cities make you pour a 2-4" slab on top of the existing?
Yes, some cities do, it really depends on if you need to level your slab.
I like the shower room. Dispense with the dryer and put the washing machine somewhere else so that the kitchen has more storage.
That kitchen has a ton of storage. Sometimes I put a wall in between the kitchen and washer dryer but there just no space for a different space
Super nice! I need your services in Compton California
I have done an ADu in Compton. its very challenging to get a permit in the City of Compton. Contact us and we can discuss architectural plans.
Great Video. Are Solar Panels required on a ADU Garage Conversion?
No you don’t need to on conversions
Hey whats that interior color ? Looks really nice
What is the name of the white tile on the walls in the restroom, it's beautiful.
Check out superior tile in north hollywood
can you do a 1 bedroom 1 bathroom with a 320 sq ft garage? great video!! love it!!
It’s very very very challenging. I wouldn’t do a 1bedroom under 360sqf. If your garage is 320 just build a studio!
It’s very very very challenging. I wouldn’t do a 1bedroom under 360sqf. If your garage is 320 just build a studio!
This is great except for the bathroom. As a woman with a lot of skincare products, there is literally nowhere to put ANY of my stuff in there, and the wall is tile so that means I can't easily hang a shelf to fix the problem.
Your correct. We usually put a shower Niche in the shower, but we had sheer walls in both corners so we couldn't get it done on this one.
Where did you get that front door of the adu?
HD supply
Very nice! I take it that LA County does not require a fence between an ADU and the pool as long as there is a fence between the pool and the main house. Is that correct?
That is correct. Main house needs to have a fence for final inspection on the ADU so they get you eventually
Is there a link for the shower glass?
Call "The glass guys"- 3235992694 Tell Alex I sent you from a UA-cam video he will laugh
My garage is 388 square feet. Do you think you could do something similar with these measurements? -- I love your work by the way.
of course I just did a 1 bed 1 bath in 360sqf interior
Can you do a 2 bedroom 1 bath in a 400 square feet. Exactly the same way expect no dishwasher no washer and dry and no shower bench?.
No the smallest I would build 2 bed 1 bath is 600sqf
Would love the reasoning behind oversized appliances for an ADU that can only fit up to 2 people 🤔
So they'll pay more for rent id assume lol
it was designed for short term and short term loves big washer dryer
Nice job! Do you do project in OC as well?
I can do plans but when it comes to construction I work only in LA
I need help your an ADU garage conversion. I know you dont project in OC. I may just need to look for one here but what is your fee for plans?
6:20 what is type 5 construction?
Type V construction is an easier way to design. You don’t need special Strucutral details, you don’t need an engineer to stamp the plans or give you calculations. All details used are preapproved.
That bedroom works really well, what size is it?
120 swf
I currently line in NoHo Arts District and I'm looking to rent an ADU in this area. How do I look for them? I so love this video! New subscriber!
Hey! thanks so much for the comment that's really sweet.
I tell most of my clients to post their units on Facebook market plans or apartments.com
Wouldn’t it be a better investment for the overall property value by keeping the garage and building the ADU above it?
Definitely it is but it would also cost 100,000 more in most cases. We usually see garage value at 50,000 in Los Angeles
Can you do a second bedroom with 400 sq ft and what would be the cost of over the garage?? ADU
400sqf is only enough space for 1 bedroom in my option. Really depends on size of the garage and existing site conditions
Nice do you work in Palmdale area?
I typically only do work in Los Angeles. But feel free to sign up for a call we can still chat about the plans
👍🏻👍🏻👍🏻👍🏻
Thanks!
What was the estimated final cost in todays market?
Probably $135,000 all in
How much does the property tax go up if i were to build a 300sqft garage and later turn it into a ADU
Depends on how much you clean the project will cost in the permanent phase
What would you say the average cost for a 400 sq ft ADU runs you? Without an existing garage already there?
I would say anywhere from 200k to 250k. That is if you are referring to New Construction
hi, loved the video, how much did you spend 30-60k?
The cost to build was 115,000
Very good price👍👍!
Can u build an Adu in front of the house?
Of course you can. Just depends on how much setback you have from the street
u have to tell how much cost it is important
The cost for an ADU Garage Conversion is anywhere between 130k upwards to 160k. Hope that helped!
Have you ever done an adu without permits
I haven't and I don't recommend you build one without the permits
Do you offer adu estimates in whittier Ca?
Was John Haynes your inspector?
Hahahahah yes he was!!!
@@JosephPeretz Guys giving us a terrible time right now for the final inspection.
He’s picky. Listen to him and follow without disrespecting. Nice guy over all
@@JosephPeretz Unfortunately, as the home owner I don't have much control over that. He only speaks with the contractor. We have a 2 story building and he is saying at final that the clearance from the stair treads to the ceiling is at 77" which is below the 80" minimum. Not only did the city approve the plans, but John approved the rough in inspection. Now at final he wants us to demo it which is nearly impossible.
How much for this project?
About 130,000
Ventura? Or, too far?
I’m doing some units in Thousand Oaks but I think Ventura is too far for me
👍👍🌹🌹
Thanks frank
Es construcción nueva botaron el garage existente
No tuvimos que destruir el garaje existente. Usamos la misma base para hacer la ADU
Price
Sound too low
Lol Try some of the other videos, I think we did a better job there.