2020 ADU 450 SQFT $70K Los Angeles P1 (Guest House, Casita)
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- Опубліковано 5 лют 2025
- This video was split into two parts due to my GoPro splitting the video into two files. Licensed general contractor pulled permits on 11/2019. Construction from the ground up took 6 months and completed on 5/2020.
This is a detached unit almost 450 SQFT; $70K in construction costs; located in Los Angeles County in Southern California.
Recap on approximate timelines:
1. Contracted a drafting company on 3/2019 to draw the plans.
2. Submitted plans to city on 5/2019.
3. Multiple corrections and revisions; final plans approved by city on 9/2019.
4. Took me until 11/2019 to find a licensed general contractor to pull permits.
5. Broke ground on 11/2019 and got certificate of occupancy on 5/2020.
6. Made this video on 6/2020.
Recap on costs:
1. Plans including Title 24 ($2100), owner revisions ($500), plan check fees ($1500), build permit fees ($2000) = approximately $6,100. Plans took 6 months since I hired drafting company. In construction, these are known as the soft costs.
2. Construction costs $70,000. This is to build from the ground up a detached guest house. In construction, these are known as the hard costs.
The purpose of this information is to share with you my timeline and breakdown of costs (soft vs hard). I'm not here trying to sell you any service.
7/23/2020 Contractor Update:
I just spoke with my general contractor (very small business) and he said not to post his information online. He said he’s fortunate to have more work than he can handle. He’s turning down work because he doesn’t have the construction personnel to take on more jobs.
1/30/2021: I spoke with my general contractor again. I asked if I could pre-qualify referrals by asking about cash in had to do the project, type of project, city, approved plans, etc. Unfortunately, he said no. He pre-qualifies his own customers and he mainly works with an existing customer base that's he's built over 30 years. His business is not just construction, but also property maintenance. Therefore, I don't have any contractors to refer.
Hi Manny! Alex here! Very helpful video! I was watching this and thinking this guy sounds exactly like Manny!!
Hi Alex. Yeah, that’s me!
Excellent work. This was $70k 3 years ago. Would the price have gone up now in 2023?
Yup…it’s $100K now for the construction and rising
Looks good very well done I’m also interested in who you used for your plans and the contractor would appreciate that information thanks
Very nice floor plan! Impressive how much you fit into less than 500 Sf!
Thanks!
Amazing work, beautiful home...
This was a very helpful video! Thank you for sharing and showing the details and providing info. All the best!
Glad it was helpful!
Well done. It turned out great!! and your tour is cool.
Thanks. I'm learning that my experience in building my guest house went very smooth compared to others. I'm learning that sometimes people get hit with exorbitant fees for grading, soil report, or utility tie ins to get the unit built.
That dog.. Just so cute, she was going in circles saying come and look at my house. Nice house.
Great job man. I’m very happy for you and your family. Enjoy your hard work
Wow! That's too bad I was really excited about the possibility. I appreciate the response.
Looks great. Awesome job.
Excellent details, awesome video.
Thanks for sharing. Looks awesome
Thanks for watching!
Very nice. Do you think costs would be about the same in 2023?
No, i know that my contractor has raised prices by 40% since 2019. This unit is now $110K
@@MHam1 That's so sad. Not seeing prices coming down as long as we keep buying high. Thank you for replying
Hi, did you hire an architect to do all the plans, or why were they only $ 2,100? I'm planning on doing my ADU in San Diego but architects are currently charging around $13,000 for plans with permits and corrections. Thank you!
I didn’t use an architect. I found a draftsman to draw the blueprints back in 2019.
It was only $2100 because I had to be the courier taking the plans back and forth between the draftsman and the city.
I also had to pay the plan check fees separately out of my own pocket which was another $1500.
Was 70k the cost of the ADU ? I’m planning to do one around the same size but I’m trying to figure out costs
Yes, $70k construction costs but that was in 2019 when I signed the contract. Plus $7k in blueprints, city plan check fees, and build permits. Plus appliances and furniture.
Good luck with your project. It took me a year to complete from the start of the blueprints to the completion of the last inspection.
Very nice project! Thank you for the video.
This is very very nice. Can we get financing for an ADU in LA? Or did u do it all out of pocket?
One way to get financing is to get an equity line of credit on your main house to build the ADU.
Another way is to refinance your house and take cash out.
And finally, you could research if any banks have ADU loans. I heard some might offer this now.
@@MHam1 Alright. Thank you very much.
I was wondering if the appliances were included in bids on building these ADUs. I live in Washington State and I hope I can find ADU builders that can do a great of a job as this one came out. Thanks for the great video!
Appliances were not included in the bids. I purchased all the appliances separately, but you can ask that the bid include the appliances you want.
You can probably add the make and model of the appliance if you research ahead of time.
thumbs up for the Mac Miller Tiny Desk
Love this !!! Thank you for sharing!!!
You are so welcome!
@@MHam1 It's perfect, I want to do this one day! All I need is a pool like that, the Casita and a garden complete with wine grapes! Keep posting!
Hi I would like to do something like this on a vacant land. Still researching. Would like any advice how to even start! Thanks for sharing and for being so transparent with everything! It’s beautiful!
I can't really advice you on vacant land. I don't know the issues that you will run into.
Can you provide your revise plans, please?
Would you share who did your plans? Or any suggestions
Look in Yelp for drafting services
Who do you recommend for the plans ?
Ceiling height? Where did you purchase your plan?
Standard 8’ celing for this detached unit. I came up with the floor plan and had a draftman draw the blueprints
@@MHam1 Thanks
TY for this very informative video! I desire to build an ADU on my niece’s lot in AZ. I really don’t know how to get started. Architect, builder? I am a single, recently retired schoolteacher with no building experience and I’m concerned about being taken advantage of. Can you recommend a starting point or resource? Congratulations on your successful build!
Check out this video on how to select a contractor. I had similar concerns as you. In the end, I got a good referral and a good contract and went with it.
ADU Selecting a Designer and/or Contractor in Los Angeles ua-cam.com/video/mLws6OzT-bM/v-deo.html
Also, I have another video episode 10 on drafting a good contract. ADU Garage Conversion 428 SQFT E:10 Update and Contract Details ua-cam.com/video/7mMwDzKJZ8E/v-deo.html
Manny, really enjoying your videos... I'm in a similar situation as another poster... teacher wanting to convert my garage... are you able to share some of your subcontractors and/or contacts? Would really like to get started, but don't want to get taken advantage of either. I'm in OC. Thanks!
Hi,
My general contractor is an entrepreneur who flips houses, remodels houses, invests in properties, etc. and is super busy. He doesn’t take online referrals.
Look at my previous comment on videos that I posted in how to find a contractor and what to have in your contract. I know it’s hard to find a contractor you trust, but you have to look and interview contractors and make sure payments are based on passed inspectuons
IT LOOKS AMAZING QUESTION DID ENGINEERING COME IM WITH YOUR BLUE PRINTS ALSO
For the my new detached unit, no structural engineer stamp was required by my city.
However, when doing an ADU conversion of my attached garage…my city did require a structural engineer to stamp the plans and reinforcement beam was required.
This is pretty close to what I'm interested in building. I think I've read your contractor has enough business so you aren't posting his name, but do you have any other GCs or ways to find them? Your GC might be perfect for mine but I'm glad he has enough business.
My GC is doing my friends ADU and he’s still not taking online referrals.
Back in 2020, I did a video on my journey to select a draftman and a GC. I hope this helps.
ADU Selecting a Designer and/or Contractor in Los Angeles
ua-cam.com/video/mLws6OzT-bM/v-deo.html
Great job, looks really good. Can you tell who did your floor plan design for such a price?
Thanks
Very nice house!! it's amazing what you can do with space not much to take care of
I can tell you that this little casita is easy to clean, easy to cool down or heat up with the mini split, and it’s very comfortable. The small appliances are not that small.
We just cooked dinner for 10 on Saturday (just my immediate family and their significant others). Baked 3 lbs of sea bass in small oven, made mango salsa, made chimichurri sauce, made yellow saffron rice in rice cooker, and grilled beef shiskabobs (rib eye steak chunks) and bought a big Caesar salad. All prepared inside the casita and served outside in the patio overlooking the pool. Wine and juices to go with the meal.
Also, did the laundry while preparing dinner. Okay I had help. My GF was here doing the cooking while I was doing the grilling outside on the bbq. And I made the kids bring desert and setup the foldable tables, chairs, and plates..
Hi there , what city is this ? Thanks
Hi! Love your video. I have a question…. Since you own the main house do you find it essential to put a washer/dryer since you already have access to the main home? Just wondering if I should do that when I build my casita…. Your thoughts?
I wanted the casita to provide all the basic amenities for someone to live there without having to go into the main house. I may rent it in the future, so it was essential for me to add the washer/dryer.
You can always build it with the washer dryer hookups, but use the space as a utility closet until the time that you decide it needs the washer/dryer.
It’s easier to build it with the hookups from the start than to add the hookup a few years later.
By the way, my dad lives in the casita now and he truly enjoys his independence. He loves being able to do everything himself including his laundry!
Wow very cool looks amazing
Crazy looked like Mac Miller was on the TV - RIP - Nice build
Beautiful design!
Any way to get a copy of your plans for my non profit? I need plans to apply for grants and this is perfect
Blueprints are personalized, site specific, and energy compliant to the year they were approved. It’s like asking me to lend you my paper copy of my 2019 tax returns to do your taxes.
If you want free blueprints for ADUs, go to the city of San Diego web site and they have a few sets of blueprints available to download for free. I believe there’s a couple of other cities that do the same in terms of providing free ADU blueprints.
WoW sick set up man! 👍
Thanks!
Thank you for sharing. Im about to start my ADU just waiting for agency referral list to be completed. Can you recommend your contractor ? Thankbyou
Unfortunately, no. I've spoken to him many times and he's still super busy. He's not only a contractor, but he's a property investor, house flipper, property manager of commercial and residential units, and does construction work! I'm just super lucky I found him and he did work for me.
Thanks! Super Helpful!
Amazing place! Very cool! 70k included all construction and materials? Did you buy the plans from somewhere online or have them drawn up? Thanks for sharing!
Price from 2019 prior to the pandemic. $70k included all construction and finishing materials.
I paid extra $7k for drawn up blueprints, plan check city fees, and city build permits. Plans were made by a professional draftsman (no interior design just blueprints for city and for builder).
@@MHam1 Really amazing work for a great price! 👏 Very cool you decided to move in full time to have you own private space (since you let your family live in the main house :)
Cost of homes are so out of control now. I'm hoping, dreaming and planning to figure out a more affordable alternative for home ownership, small dwellings like yours are inspiring.
I figure building a slightly larger than tiny home is one way to cut costs.
It's nice this is just nice extra space for you though 😀
I know costs are more expensive now, but still amazing materials and construction were included for that price at that time.
Thanks for sharing!
Just an update...my living situation has changed. My dad moved to the back house. My son moved to the ADU garage conversion (completed June 2021). So, we switched spaces in July 2021.
I'm almost done remodeling the whole main house. Only have the laundry area and the kitchen left to complete and should be done by 1Q2022.
Wow! It's beautiful
Where did you find someone to do it so cheap?
Just got lucky in 2019 when the project started. I was a vale to find a reliable, trustworthy, and reasonably priced GC.
Who did the plans for you, and how did you find them? Did you need any engineers or land survey? Having a hard time getting started on mine. Also did you have to babysit them as they built it or could you just do your own thing?
I have done two units. This detached unit and my attached garage conversion. In the detached unit, I found a draftsman from a referral from a friend. I had also gotten referrals from other general contractors. After talking to 4 draftsman, I selected the one I went with. He actually has a page in Yelp and his reviews are not great! LOL. I think he doesn't communicate well by any means (phone, text, e-mails, in person, etc.). No structural engineering required by my city on the detached unit. No land survey either.
On my garage conversion, I got lazy and asked my general contractor to hire a new blueprint draftsman that he just started using. City did require a structural engineer to strengthen the existing garage structure (needed footings, and a huge beam going across the roof).
I did not babysit the draftsman, but it took 6-7 months to get the blueprints approved by the city due to the draftsman taking so long to make the necessary corrections.
In terms of the construction, I was working from home due to the pandemic, so I was here looking at everything they did. I didn't need to be here, but I could make decisions quickly if they had questions. It worked out great for me to be here and see what they were doing.
No babysitting required, but when I was working from the office I would inspect their daily work at night by taking pictures and videos. If I had any concerns, I would ask the GC to meet me in the morning to discuss. Or I would just text/call him to make sure I understood what they did.
@@MHam1 was it the same person who built your casita?
Yes, the same GC built both the detached casita and the attached garage ADU conversion. He also remodeled my main house, so this GC basically built and remodeled my entire property!
Thank you for this awesome video! I just have a question about the setback if you have the electricity pole IN your property, is the requirement also 5ft like you mentioned in the video?
Yes, in my area covered by SCE the setback is 5 feet even if the pole is on your property. Check with your city and electric company to be sure.
@@MHam1 Thank you for responding! I really like the setup of your ADU! I hope you dont mind if i make it my inspiration for my project! hows the tankless water heater working for you if theres other people using the hot water?
Yes go ahead and use my UA-cam video as your inspiration for your ADU. The tankless water heater is great for two people using the shower and the clothes washer and/or sink.
Buy a brand name water heater like Rinnai or Rheem.
@MHam1 Hi Can You tell Me if You had a contractor do this or did You ?
Great video. How much was the price per sq ft ? The adu looks amazing :)
About $172 per sqft including the soft costs ($7k) and hard costs ($70k). Or $156 sqft for the construction costs (hard costs)
Any issues with the power lines? Dwp wants a 15 foot clearance. Edison has different standards?
Edison did require that a new riser pole that was taller (4 feet above the roof) be installed to replace the existing riser that was only like 2-feet above the roof.
The power line is over 15-feet from the ground at its lowest point. However, the power line goes right over my detached unit and clears it by 5 to 10 feet depending on where you measure.
Also, as I build my garage conversion ADU, Edison had no issue approving a new location for the new dual meter, new location for the riser, and movement of the power line to the new location.
Edison has been great to work with. So far, they have not asked for any payments or fees.
And in case you mean clearance to mean setback? I only was required a 5-foot setback from the power lines behind my property line. The pole is in my neighbors backyard directly behind me and I don’t know what his setback requirement is.
Can I get the contact information for the contractor that built your project. 70k sounds very reasonable. Beautiful place you have there
The price I paid in 2019 when I signed the contract no longer applies. The unit was completed in 2020, but costs have gone way up in 2022 due to inflation, cost of gasoline, cost of labor, cost of materials, etc.
Im advising someone right now and the prices are over 30% higher now in 2022 than they were in 2019.
Is there anyway to get the plans for this ADU? Im thinking about something this size for my back yard.
My blueprints have expired and were custom for my lot.
What size is your backyard?
From the back of your house to block wall?
My backyard is approximately 50’ long from back of main house to block wall (property line) and 63’ wide from side to side (block wall to block wall).
City requires 4’ setback off the property line, but SCE has overhead power lines in back property line and a 5’ setback is required on back property line. I described this in video.
Looks awesome 👏
Who was your general contractor? I'm looking for one.
Very cool! Did your listed budget include the utility tie in? Like sewer?
Yes, the $70K includes all the utilities tie ins like sewer, water, electric, gas, cable, and internet. I had both coax and ethernet cables coming in.
By the way, all the utilities are shared with the main house, so no separate meters for this detached guest house.
It does have it's own electric panel, separate shutoff for the water (independent of the main house), and separate shutoff for the gas. This means repair work on the detached guest house that requires shutting down a service can be done without affecting the main house.
@@MHam1 how much did it cost to connect the utilities to your existing utilities at the main house?
@@ryanlarsen8083 yes, all utility tie ins were included in my fixed price construction contract, but utility connection was not itemized. I don’t have the specific cost.
It was all tie ins were per city code.
In fact, nothing was itemized in contract.
Nice video, really nice apartment. I would definitely like to build something just like this
I noticed that he wanted to be in the video and photos. Lol
Looks great! Would love to build something like this
THIS IS SO BEAUTIFUL
IVE WANTED A HOUSE LIKE THE ONE YOU HAVE
FOR AS LONG AS I CAN REMEMBER. ITS BEAUTIFUL YOU HAVE A RIGHT TO BE SO PROUD.
I LOVE, LOVE LOVE,
LOVE IT 💜💘 senore,
Thank you for the kind words. When I bought my house 25 years ago, I thought that one day I will build a detached casita.
When I built the pool 13 years ago, I put it on a corner of my backyard to save space for my casita.
A few years ago, I started thinking about the ideal dimensions of the casita and drawing my ideal floor layouts. I was thinking about not wasting space, dual use of bathroom, noise buffers between living room and bedroom, making kitchen/living room feel bigger than they are, etc.
So, it’s been a journey but I was finally able to accomplish my ideal casita. And now I’m converting the garage to an apartment for my son. My dad will move to the casita this summer and I’m going back to the main house.
I am looking to do the same thing but I would do the building myself with the exception of the foundation. Any suggestions?
I didn’t price out the various construction aspects of building an ADU from the ground up. So, I didn’t hire a subcontractor to do the foundation. Try driving around your neighborhood to see if you see any construction crews and ask them if they do foundations only.
Have your plans ready and be ready to work with the city inspector as the foundation (in my case a slab) requires an inspection before pouring the concrete .
It a shame they charging people so much just for Plans. It Price Gouging to the Fullest! Glad you got your place done!
What prices are you getting quoted for plans now that we are almost in 2023?
My plan/blueprint prices were from 2019 when I first started the project, so it’s been close to 4 years
I doubt if you had building permits.
I have a home on 5 acres in northern L.A County & they will not allow me to build a house of any size
All my units have approved building permits and have certificates of occupancy.
And since you are making assumptions about my property, here are my assumptions on yours…You must have farmland with a septic tank, a well, and that’s why they restrict you.
Can you tell me what size breaker you have feeding this unit? I really only can spare 40 amps on my panel without doing an upgrade or switching my hvac to gas.
The detached unit has a 100 amp panel but now sure about your question regarding the breaker
@@MHam1 thanks. My main panel is heavily loaded because I have a well and my HVAC system is electric. Where most people have city water and natural gas for heat. I will have to either upgrade my panel or have separate meter feed.
Thanks for the info. I really appreciate it.
The planner from SCE told my contractor that my attached garage conversion (essentially the 3rd unit on my lot) could run on a 40 amp panel.
SCE does not like to issue 400 amp drops to residential homes, so they said that the 225 amp drop should be enough for the 3 units on my lot.
Also, I’m not exactly sure how they distribute the load but they keep saying that the single drop will be good enough to support the 200 amp panel to the main house which also feeds 100 amps to the detached unit and will support a separate meter on a 60 amp panel.
Again, I don’t know how this works but everyone assured me that it will work. Moreover, they say garage could run on a 40 amp panel.
All my 3 tankless water heaters, 3 stoves, and 3 dryers are gas, so there’s no need for amp hungry electric water heaters, stoves, and dryers. Also, my main house has gas furnace.
Who built it and do they build in Nor Cal ??? How much total
It was built by a small company in LA. The owner flips houses, builds homes, remodels homes, and runs a property maintenance company. All with a small crew.
He doesn’t work the NorCal area. My detached unit was $70k construction costs including all the finishes you see in video.
Soft costs were like $6100 for blueprints, plan checks, and build permits which I paid separately from construction contract. Appliances, furniture, and decor not included in these prices.
Nice job!
Thanks!
Great work
That's a great price for total cost of your ADU.
I really like the size and layout of the ADU.
Is it better to go with undersized refrigerator and stove ?
I think it depends on your needs and how big your kitchen is. For me, the smaller appliances work really well for my space. I enjoy cooking and the counter space around the stove is barely enough. If I had gone with larger 30" stove and larger 30" refrigerator, I would have lost 12" of either counter space or lost half of my 24" pantry.
So, for me, this 13.5-foot single wall kitchen works perfectly. When I'm here by myself, it's way more than enough. When my significant other comes over, we enjoy the entire space. This unit is perfect for a couple.
The oven is big enough to cook a small turkey. We've cooked salmon with garlic/lemon/butter in a big flat tray and we can put a medium pizza to cook.
In summary, the smaller 24" stove and 24" microwave feel just as big as their 30" counterparts in the main house. The 24" refrigerator is big enough for a couple, but it's small and about half the size of my counter-depth 36" refrigerator in the main house. I do not regret getting the smaller appliances and I'm doing the same in my garage conversion ADU.
You mentioned about $70k did that include the cost of plans and permits, or just construction?
$70k just construction costs. Add $6k for plans, plan checks, and permits.
Who was your contractor ?
Very nice!
Hi Manny! Thank you so much for sharing this video. Two questions: what is the sq ft of your house and overall lot? Second, did you refer to any checklist for start to finish? Looking to buy home in San Diego and your info helps a lot. Cheers 🥂
I didn’t use a checklist. I just did research and started figuring out things from there. First, you need to check with your city if you are allowed to add ADU. Second, you need blueprints. Third, you need permits. Fourth, hire a general contractor to start at step 1 or 2 or 3. It’s up to you how much you can do yourself.
My lot is close to 8000 sqft and my main house is around 1500 sqft.
After garage ADU conversion and detached guest house build, my new living sqft is now close to 2400 sqft.
For my detached unit, I did steps 1 and 2 myself by hiring draftsman to do the blue prints. I hired general contractor to start at step 3.
For attached garage ADU conversion, I hired the same GC to start at step 1.
@@MHam1 thank you Manny. Really nice of you to share these details.
@@MHam1 what company did u use?
I didn’t use a company per se. I found this small independent general contractor/real estate investor/house flipper/property maintenance entrepreneur who had very reasonable prices, but works very slow due to all his projects.
I’ve asked him many times if I can refer him on UA-cam and he’s declined. He said only personal referrals who have seen my units in person.
Did you design do your unit yourself or did you go through a company that specializes in theAdu’s. Who is your contractor would you recommend them please let me know thank you
Yes, I designed the unit myself. I personally came up with the floor plan and my GF selected and coordinated all the finishing materials.
My contractor is a small shop who only quotes for current clients and their friends and family. He asked me not to share his info online.
@@MHam1 thank you
@@MHam1 what did you use to design the floor plan
Dear M Ham, first of all, Thanks for your sharing. I would like to add ADU like you, can you share me the constructors and Architech drawings your plan, I’m really appreciate it. Thanks a lot
I keep in touch with my general contractor and he’s still not accepting online referrals. He’s got too much work lined up already from existing customers.
Finding a good reasonably priced general contractor is proving to be one of the most difficult parts of building an ADU.
The best advice I can give you is to watch more UA-cam videos on how to find a contractor. I have a video on how I went about it. And another video on contact terms
OUT STANDING BROTHA
Do you mind sharing the information of the design company that drew your plans?
I didn’t use a design company. The layout and floor plan was my idea. I just hired a draftsman to draw the blueprints, calculate energy specs, and get structural calculations. The finishing materials were selected as needed by my girlfriend who had the design in her head. The contractor just installed the materials that we selected per build agreement.
@@MHam1 I see. Do you mind sharing the info of the draftsman?
Hey M Ham, were both from the same county I was wondering who did you're plan's?
Hi. I don't recommend neither of the two drafters that I used on my two units (detached unit, and attached garage ADU). One drafter I hired directly and the other was hired by my general contractor.
If you are looking to hire your own drafter for your plans, then I have a video on ways to look around your neighborhood or ask family/friends for recommendations. Also, try Yelp for drafting services.
Hi Manny, can you refer your draft person?
I can’t recommend….they are so busy and took 6+ months to get my blueprints created and revised in order for city to approve. City was way more responsive than my draftmen
Who can I contact about this? Thanks!
íts about right ,,,$70K for 450 sqft ,,,my niece built an ADU in Orange County ,,,it was $160K (A-Z things!) the most expensive things are permit (specially school takes a huge chunk of permit ,,city doesn't take much $$)
How many square feet for your nieces ADU?
In my city and county, ADUs under 500 sqft get excluded from certain fees and surveys. Also, the build permits fees are based on sqft and MEP materials.
So, the larger ADUs get charged higher permit fees. I had no school fees.
@@MHam1 800 sqft , Orange County/Westminster ...damn school collect like $12k in permit and city & others $4K
Wow! $12K for schools sounds steep.
Hi! Who did you get to draw up your plans? Thanks!
I don't recommend my plan drafter because he took too long to make corrections and he made too many rookie mistakes. 5-months and mistakes that should not have been made on correcting plans. I got what I paid for.
Thanks for sharing. Who is your contractor? Are they in Los Angeles? Can you share their contact info?
This seems like a lifeline to know that someone Could find a contractor that's reasonably priced. I've been wuoted almost $300000 for the same size unit. It's hard not to feel that 1 is being taken advantage of.
I feel lucky and fortunate to have found a great contractor. At the time in 2019 when I was interviewing several contractors, his price was in line with other quotes I got. I got a range of quotes from $67K to $92K.
Unfortunately, it’s now 2022 and I’m having lunch with my contractor today (he ended up fully remodeling my primary home and doing a garage ADU conversion for a total of 3 units on the same lot).
He doesn’t take online referrals. Up to now, he’s still super busy flipping houses, building ADUs, remodeling homes, and running his small business.
I did a video on the process of finding and selecting a contractor as well as another video on what a good contract should look like with a good payment schedule based on passed inspections and completed work.
Hi M Ham! I really love your guest house 450 sqft💕👍🏼 How big is your bedroom(width and depth). I’m in San Diego planning to build an attached Junior ADU 500 sqft with 2 bedrooms and one bathroom. The size of my lot/land is width 19’8 and depth 25’. My plan drawing for each bedroom size width 9’ x depth 11’(without closet), bathroom width 6’ x depth 5’, kitchen depth 8’ x width 6’. Do you think a bedroom without closet, bathroom, kitchen size are too small fora Junior ADU 500 sqft. Please give me advices.
Thank you so much!
The layout of the unit is important, so just saying the dimensions of each area doesn’t tell the whole story.
The dimension you are describing seem reasonable including the 99 sqft bedroom (not including closet) which is big enough for a queen bed and night stands on each side. I think that’s my bedroom size 9.5’ by 10.5’
I combine my living room and kitchen into one big open space. A 6’ x 5’ bathroom seems small and cramped. My bathroom is 6’ x 6’ just for toilet and walk in shower.
My kitchen is 13’ long and shares the open floor with living room.
It’s all depends on how the layout works for you.
@@MHam1 Thank you for the information!
Where did you get your blueprints from?
I had a local draftsman create the blueprints using my personally designed flor layout.
very nice adu ... i want to build the same adu that you built....can i use your Plans including Title 24?....if it work, i will pay you some back....thank you
Hi, my plans are not for sale. They have all my personal information, are site specific for my property, use energy rules from 2016, building codes specific to my city.
The How To ADU channel by Ryan has a video on ADU plans where he talks about reasons why you have to have your plans made specifically for your property, e.g. windows facing a certain direction, distance from existing structures and property line, setbacks due to electrical overhead lines, etc.
So, you can’t really use my plans unless I had the CAD files for you to customize which I don’t. I only have the blueprints.
nice job! which contractror did you use? does the 70K include de soft cost? plan design and permits ?
$70K did not include the soft costs. Those were an additional $6k for blueprints, plan check fees, and build permits. Extra $3k for apartment sized 24” appliances like gas stacked laundry center, stove, over the range microwave with exhaust fan, and small fridge. So, call it $80k for someone to move in and bring their furniture, decorations, and kitchenware
I designed the floor layout and my GF designed the interior, so we only needed to hire a drafter to create the blueprints. We didn’t use an architect nor a designer, so that saved costs.
Looks really nice...I'm looking to do the same but around 350 sq feet....plus I'll be doing all the finish work myself..wondering how much that would save me..also shopping around for a contractor ...I'm here in Buena park...
I didn’t ask for a price breakdown, so I have no idea how much you would save by doing all the finishing yourself like floors, kitchen, bathroom, painting, etc. Just make sure you have a list of inclusions and exclusions in your contract to make sure there’s no misunderstanding on what finishes you plan to do.
Was this made from scratch?
Yes, this casita was made from scratch. New from the ground up. I have a video of photos taken from the ground up.
That's beautiful!
Please provide information of contractor, I’d like to get mine done , thanks in advance
My contractor asked me not to share his information online. He said he's too busy to quote all the online requests that result in no work.
@@MHam1 $70 k isn’t too bad. Does he do he’s own financing too ?
@@MHam1 450 sqft is what I have
@@MHam1 did you have to get a separate address for the ADU ?
@@louiepalomares9263 My contractor does not do financing. I did not get a new address for this detached guest house, but I did get a new address for my garage conversion.
After my garage conversion plans were approved, I was able to submit an application fir a new address. It cost $87 and two weeks to get the approved official address assignment in the mail.
A new address is needed to get a separate new electric meter from SCE specific for the garage ADU.
Beautiful!
Thank you!
I am also in the LA area. Anyway I can get the contractors number. I’d love to build one for my parents when they get older.
Looks really nice! Do you mind if I ask for your contractor’s info?
Same here. Please share your contractor. I'm here in San Diego. Great addition.
👍same..hope he posts the contractor and where he got the prints done too
My general contractor asked me not to give him online referrals. He's small company only does ADUs on the side. He also flips houses and manages rental properties with his small crew. We are having issues completing my projects on-time...we are 2 months behind on my garage conversion ADU.
As far as the blueprints, I designed the space (layout) and my GF designed the interior (finishes like floors, tile, kitchen, bathroom, etc.). So, I only hired a draftsman to turn my floorplan into blueprints and I wasn't happy with the interaction. E
@@MHam1 ah ok thanks for responding. Great job on your ADU, the estimates I've received are quite high.
@@MHam1 If he's 2 months behind definitely keep him on schedule!
Hi, what is the construction company?
Just what you need and it's lovely
Thank you. The furniture and decorations make a big difference in how it looks. Good thing I purchased all of them for real not like the shows on tv that stage the furniture and take it with them when the production of the show is done!
Very awesome
Does it have its own electric meter ? Thanks
No, this detached unit shares the meter with the main house.
My attached garage conversion will have a separate electric meter. I already got the new address approved which is required to get a new electric meter by SCE.
Now the problem is to figure out how to get enough amps to feed the main house and guest house combined plus the garage conversion separately.
@@MHam1 how were you able to get the detached to share meters with the main house? My understanding is it's required.
@Christine Castillo, for my units, new meters were not required. Also, as far as I know, new meters are not usually required for ADUs in California.
Now meters are different than say the city requiring separate lines or separate shutoff valves or separate electric subpanels.
For water and gas, I was able to tap into the existing lines near the existing meter. The gas and the water lines going to my detached unit had their own shut-off valves.
For electric, I'm also sharing the electric meter, but there's a new subpanel in my detached unit with its own circuit breakers.
For sewer lines, I could not tap into the sewer lines of the main house. Instead, I had to go around the main house to bypass those sewer lines and connect to the mainlines in the front yard.
mr ham, would it be possible for me to buy your plan and use that to build a du on my backyard? in Los Angeles county
My detached ADU plans have expired. 2021 and 2022 ADU laws have changed and require solar panels, newer energy requirements, and other items that were not required in 2019
please share the contractor info, also did you have to get solar panels? I heard is mandatory now but not sure
My city did not require solar panels nor sprinklers...maybe because my main house does not have sprinklers nor solar panels. Maybe because my unit is small under 500 sqft.
@@MHam1 do you have the name of the contractor you used, I would like to request them a quote...thanks
See my update in the video description regarding the architect/designer and general contractor.
@@MHam1 I watched it already but I don't see the name..thanks
@@cathysrealestatesidehustle1411 I meant to say that the description says my contractor is not taking online referrals. He asked me to only recommend personal friends and family. He's already working 12 hours a day and has a big backlog of work.
Thank you so much for this video. Can I get a referral for your contractor?
Hi Sally, no can do. My GC asked me not to give online referrals. He's not even calling back my personal friends whom I referred to him. He's just super busy and he's making a killing flipping fixer uppers in his market. Houses are selling like hot cakes.
who did you use to draw up the plans?
I know an engineer who has built over 50+ ADU's. I have worked with him, an awesome guy and doesn't scam people like some people in CA. He will take care of the design, permitting, and etc. Let me know if you need his information.
Hi you can give me your contractor information thanks
70k?!?! That’s a steal
That was a contract signed in 2019. The 2021 construction prices are up for sure.
@@MHam1 true. I’m buying a home with a casita. Shit is stupid expensive
Hi Ham, can you refer me to your drafting company? Thanks
Unfortunately, no.
I love the ADU! Was there any utility connect fees, or were you able to tap into the current electrical, sewer, water, and gas?
Once you had your plans, how long did it take for the city to approve once you submitted them?
Thanks!
No utility connection fees. Gas, water, and electric are shared with main house. The detached unit has its own sub panel but shares the meter with the main house. Sewers lines had to go around main house and connect in front yard.
The plans were resubmitted 3 times to fix corrections and the plan approval process took 6 months from start to finish. Draftsman had more delays than city. 2 months to draft the fist sets of plans and 4 months trying to get approval.
@@MHam1 Thanks!
Hi Steven, I thought ADU's needed to have it's own connection for gas, electricity and water? Is there a way around that?
My city did not require a separate meter and I was able to tap into existing utilities. Only the sewer lines had to go around the main house and connect closer to the city sewer line at the front yard
My detached unit has its own electrical sub panel and it’s own shut off valves for water and gas.
What’s your email, I’m trying to build a triplex.
I wanted to see if you have any step by step videos about permits. $70k everything including such as floors, kitchen, plus the $7k on permits?
Those were 2019 prices and I’m sure prices have go up some.
I have videos that describe the permit process, but not a step by step video.
Essentially, go talk to your city’s planning department to give you a checklist of what you need in your plans. Then get your blueprints created.
The permit process is all around your blueprints. You get charged fees to check your plans and once approved you get charged fees for your permits/inspections to build.
Try this video: ua-cam.com/video/7mMwDzKJZ8E/v-deo.html