ADUs: Flexible Living Options | Home + Design

ADUs: Flexible Living Options | Home + Design







2480657757




It’s no secret that California is experiencing a housing crisis—one that was only intensified by the Los Angeles wildfires this January that wiped out thousands of homes. Among the legislative efforts to address the problem in recent years has been a series of laws around accessory dwelling units (ADUs) to help incentivize construction. ADUs are self-contained living spaces, including a kitchen, bathroom, and sleeping area, that are located on a parcel of land along with a primary residence; they can be attached to the main house or detached. Although height restrictions for single-family detached ADUs vary, government code says newly constructed ADUs cannot exceed 800 square feet; junior ADUs are capped at 500 square feet.

Despite their size limitations, construction of these units is on the rise in California. The number of ADUs permitted every year increased by 20-fold between 2016 and 2023. According to the California Department of Finance, ADUs comprised 20 percent of new home construction in the state in 2023.

Having extra space for home offices, living quarters for extended family, and rental income are just a few of the reasons people might seek out properties with ADUs or consider building one on their existing lot.

Khrista Jarvis, founder of Danville-based Khrista Jarvis Team, appreciates the many uses for ADUs, but cautions homeowners to consider property size and location when adding such units in order to maximize their potential.


”ADUs are incredibly versatile and have become [more] desirable for homeowners. They can significantly increase property value, especially for buyers seeking flexible spaces. However, it’s important to have a lot that’s large enough to accommodate an ADU without feeling cramped.”

— Khrista Jarvis, founder, Khrista Jarvis Team

“ADUs are incredibly versatile and have become [more] desirable for homeowners,” she says. “They can significantly increase property value, especially for buyers seeking flexible spaces. However, it’s important to have a lot that’s large enough to accommodate an ADU without feeling cramped.”

Brian Rochford of Lamorinda’s Rochford Real Estate says a lot of his buyers consider an ADU as a “nice-to-have” when looking at properties, especially with the pandemic-related uptick in working from home.

“Most of my listings either had a preexisting ADU or there is the potential to add one,” says Rochford. “[One downside] is if you have a smaller lot and decide to put an ADU in the back, you use up part of the yard … and eliminate some of your buyer pool. … I don’t think every property is meant to have an ADU.”

He has noted a year-over-year increase in properties with ADUs and believes that additions can add value to the home. “People need to think about where they plan to put the ADU and the cost,” Rochford says. “What is the back-end value? The [main concern] is how much of your yard you are eating up. Otherwise I’m a big proponent.”








DM2503_016_DIG.jpg

ADUs, such as this one built in Lafayette by Diamond Construction, provide extra living quarters.




Building Blocks

While interest in ADUs is high—a 2024 survey conducted by Redwood City prefab ADU company Samara found that 66 percent of California homeowners were open to adding ADUs to their property—prices can be prohibitive and adding a new residential structure is complicated.

“Building an ADU is still a process,” says Jeff Stone, CEO of Lafayette-based Diamond Construction.

Even with the legislative changes around ADUs, homeowners will need to analyze a variety of factors, including utilities such as electricity, water, and gas; topography; local government-specific regulations; accessibility; drainage; sewer lines; and many other considerations. Projects may involve civil engineers, structural engineers, electricians, architects, contractors, and other building professionals. Working with companies specializing in modular ADUs or using one of a limited selection of permit-ready plans preapproved by the homeowner’s city may streamline the process (and lower costs) but limit the design.







DM2503_017_DIG.jpg

Diamond Construction’s ADU on a newly built Orinda estate maximizes functional square footage and features a vaulted structure to allow for more natural light. The traditional design matches that of the primary residence.




“Although the legislature has made it easier for you to have the legal right to build an ADU, that doesn’t mean [you have the right budget],” says Stone. “A lot of people decide they want an ADU but don’t consider the utilities and that they might need to spend $25,000 [to upgrade their electric panel to accommodate the structure]. I tell people to start with utilities and then the design so they can save themselves a headache and go with a restraints-driven approach.”

Like most any housing project, ADUs require a slew of building plans, permits, and approvals; costs and timing vary widely depending on complexity and size.

“It usually costs more than people expect,” says Chris Gayler, president and general manager of Gayler Design Build, which primarily constructs single-family homes throughout the Interstate 680 corridor. “The least expensive ADU we’ve built was about $400,000.”

Prefab and predesigned units are likely to have a quicker build time and smaller price tag than fully customized ADUs. For example, the WellNest Company in Dublin—which specializes in ADUs for senior audiences—has small units that come in at around $150,000, although custom projects can cost as much as $450,000. “Our average is $250,000,” says Bobby Arte, WellNest’s cofounder and chief operating officer.


”A lot of our customers want to build an ADU as a rental unit today, but … eventually use it [as their main residence when they are older]. They know it might be their home one day, so they want accessibility considerations for the future.”

— Bakari Grant, cofounder and CEO, the WellNest Company

Civil engineer Gwen Bertolami, cofounder of Comfort Casitas and Bertolami Engineering in Concord, urges consumers to work with experienced building professionals and shop around so they know their options. “Make sure you understand if utilities are included in the pricing,” she says. “We have seen ADU companies quote a price, but none of the utilities are included, which can bump it up significantly.”







DM2503_018_DIG.jpg

A multiuse ADU that Gayler Design Build constructed for a client in Walnut Creek features modern design, including a polished concrete floor.




To help finance some smaller ADUs, the Senate District 7 ADU Accelerator Program provides rebates up to $7,500 for property owners building units in 15 East Bay cities, including Danville, Walnut Creek, and Dublin (rebates can go up to $15,000 for ADUs in low-income households). The program is part of an effort to increase production of ADUs under 1,000 square feet in the region; participants in Walnut Creek must receive a certificate of occupancy by August 31, 2026, and by September 30, 2026, in Danville.

Stone recommends that customers pondering an ADU look closely at their needs versus wants and “clearly identify the square footage required so they can make strong decisions … that ultimately get them where they want to be.”

Gayler also suggests that homeowners be realistic about their project. “People tend to say, ‘I don’t need a lot of space,’ but then they try to add everything they had in the existing house into the ADU.”








DM2503_019_DIG.jpg

Folding glass doors between the living space and poolside patio add to the open feeling of this Walnut Creek ADU.




Benefits of an ADU

There are a multitude of reasons homeowners might want to construct an ADU, including rental properties, more live/work space, and housing for extended family such as aging parents or young adults who can’t otherwise afford to live in the area. Bertolami says many of her customers are adding ADUs for rental purposes: “[They want] that rental income and [increase] in their property value.”

Homeowners might even rent out their primary dwelling and move into the ADU. “A lot of our customers want to build an ADU as a rental unit today, but … eventually use it [as their main residence when they are older],” says the WellNest Company cofounder and CEO Bakari Grant. “They know it might be their home one day, so they want accessibility considerations for the future.”

Other people might want a customized ADU for their own use so they can give the main residence to their kids. “That timing takes longer because we want to dial in everything for our client, whereas someone who wants it as a rental wants to just get it done,” says Bertolami. “Your ADU can be as austere or fancy as your imagination.”








17x11

The finalized Comfort Casitas project.




Beyond the Granny Flat

A common reason for adding an ADU is housing for aging parents who want to be closer to family or need medical care. WellNest’s principal audience is the senior demographic, and its flagship model, the WellNest Pod Classic, is designed specifically for accessibility. The pods have smart home technology integrated into the units—including locks, exterior cameras, and motion sensor lighting—as well as specially designed rubber flooring to reduce the impact from falls, laminate countertops that may cause less grievous injury on hard contact, and door handles that are simpler for people with arthritis.







DM2503_015_DIG.jpg

ADUs by Comfort Casitas are made with specialized materials that expedite construction.




“We use a ton of windows in our designs,” says Grant. “High windows bring a lot of daylight, [which is helpful] if you have failing eyes or trouble seeing.”

Designing for mobility-impaired residents often requires more space to allow for wheelchair access, including roll-in showers, wider doors, more room in the kitchen, and ramps.

“There are many things you need to take into account to accommodate someone who may not be in a wheelchair 1744263243 but might need it in the future,” Gayler says. “It’s better to plan for it now rather than try and make changes later.”


Designed for Living

No matter the purpose of an ADU, the look and feel of the structure is still important. Privacy is top consideration, especially on smaller lots. Higher ceilings, better sight lines, and larger windows can make a small space feel bigger. Many people want to match the design of the ADU to the primary residence, but not all. “A lot of our clients are OK with some deviation from the existing structure,” says Bertolami. “It’s usually cost driven.”

Bertolami uses a building material called SIPs (structural insulated panels) that adds to the speed of construction, improves energy efficiency, and reduces costs. “We provide clients with options that have aesthetic value. For example, with SIPs, it’s inexpensive to have vaulting and high ceilings in your ADU,” she adds. “You can get these aesthetic components in your home that would be more expensive with standard construction.”

Says Grant, “We’re building a home. It’s not a DIY [project] in the backyard. It’s a serious thing.”








DM2503_020_DIG.jpg




A Room for Growth

There are other options for people looking to add more live/work space without the time and expense (and permitting) of a full ADU. Shedsie, based in Walnut Creek, offers a 10-by-12-foot detached home addition.

“If [the structure] is less than 120 square feet and within the setbacks and height limitations for a shed, typically you only need an electrical permit and an electrician,” says Shedsie cofounder Dessira Tish. “It’s a quicker, less expensive means to solving a lot of problems for people.”

Most of Shedsie’s clients (primarily in Lamorinda) use the units—available in two beautifully designed styles—as a home office. “Our most common demographic is two working parents with kids under age 8; we also have a lot of expecting parents,” says Tish. “We’ve had people do yoga studios or workout areas … and use it as a hangout spot for teenagers or a mini pool house. All of our clients say it’s such a game changer.”

Costs start at around $45,000 for a basic unit, though customers can add individual touches to the interiors. “[Installation] is about a four-week process once you start building,” says Tish. “We precut the wood in our Concord shop, bring it to the site, and assemble. Everything is built like a standard home, [with] insulation, drywall, and painted interior/exterior. … It’s built to last as long as your home.”


Faith-Based Property ADUs

In June 2024, the Walnut Creek City Council approved amending its ADU ordinance to allow for the construction of such units on properties used for religious services. Churches, mosques, synagogues, and others zoned for “religious assembly use” and residential use can add up to two ADUs on their lots without needing city planning commission input. The floor plans for these ADUs are restricted to 1,000 square feet; they cannot exceed 16 feet in height and should be designed in keeping with the form, siding, materials, and windows of the primary structure on the lot.

“This is going to be a way for a faith-based organization that is having a hard time getting a preschool teacher that can live in town … to build something on-site,” said mayor Cindy Darling during the ordinance approval meeting.


link

Leave a Reply

Your email address will not be published. Required fields are marked *