Modular ADU in so cal

[One2go]

Since the state mandates ADU’s as legal on almost any lot. I might as well get in the process at a rental property I have in Ontario. My question is,has any members done this and any recommendations would be appreciated.
I’m a General Contractor of 35 years but a modular unit seems easy way to get this done. City planning says as long as it’s a “State” approved building and plans they are good with it.
Any feedback would be appreciated.

 

[evantwheeler]

Since the state mandates ADU’s as legal on almost any lot. I might as well get in the process at a rental property I have in Ontario. My question is,has any members done this and any recommendations would be appreciated.
I’m a General Contractor of 35 years but a modular unit seems easy way to get this done. City planning says as long as it’s a “State” approved building and plans they are good with it.
Any feedback would be appreciated.

No experience, but a local builder I follow on social media just posted their approved permit of a city of Menifee published "permit" ready ADU design, and it took them 2 years and cost over $20k in fees to get a permit for a less than 1k sq ft stick frame ADU. I cannot imagine the headaches you GC's go through dealing with incompetent building departments.

 

[One2go]

No experience, but a local builder I follow on social media just posted their approved permit of a city of Menifee published "permit" ready ADU design, and it took 2 years them and cost over $20k in fees to get a permit for a less than 1k sq ft stick frame ADU. I cannot imagine the headaches you GC's go through dealing with incompetent building departments.

Some city’s definitely are trying their best to keep them out some cities are trying their best to bring them in. Lol. I believe it’s all about extra funds from the state. What he went through is why I would like to do modular with plans ,and preferably with a company that has been through this with Ontario.

 

[Racer56]

I have done a few of the prefab houses/Adu's and I have even gone to the factory multiple times. The prefab costs more than conventional and I wasn't really impressed with the whole process and quality.

If I was you, find a good builder with a standard plan and engineering and Pick out your finishes.

 

[NicPaus]

Are you on Facebook? If not I belong to a group and can ask for you. I have permits for one in San Pedro. It took 27 months to get approved. Another 1 I am working on took 17 months.

Most cities if you go on there website they have ones that are pre-approved. But I have not been involved with 1 of those. Talking to one of the planners he said he has approved some where from submitting to permits in hand 6 weeks.

I have plans drawn for a addition. Working on 1 now by my house that took 15 months. City said 2 months from submitting. I have the building inspector on my side and the office lady Dad drew my plans. We shall see.


It is the dreaded part of my job trying to get approval. I have 1 on my other block they were building in 2 months after close of escrow. I asked the planner and he got mad. Said it is not of my concern what they are doing. Same builder has 2 others going up. Not sure what the deal is but the ones I built across the street took over a year to get approved and over 30 trips to the city.

 

[whiteworks]

One of my buddies is putting ADUs on all his rental properties and then turning the garages into junior ADU’s as soon as the final on the ADU is done. Has to be an attached garage, but he’s banging out tri plexes, turning once nice neighborhoods into impacted slums LOL

I think the free standing slab/stick built units are costing him a little over $200k to build.

 

[TrollerDave]

turning once nice neighborhoods into impacted slums LOL

As someone whose new neighbor just had one built, this is how I feel. We met her before she redid the house and is telling us how much she loves the neighborhood and has been looking for a house here for a while. Turns out she rented it out, built an ADU to rent out and this is her fifth property. This is an 8000 sqft lot and now doesn’t have a backyard for either family. ADU is a 900 sq ft 3 bedroom slab and stick built. ADU is done and I think they are waiting for final approval because the out house is still next to our driveway. The smell is great.

 

[jonnyd]

I am a Manufactured Home Dealer in the Northern CA. ADU's are a large part of my business right now. I highly recommend a builder in Corona called Silvercrest. They are building a higher quality home than most of the other factory's.

They already have a series of homes called "Bradford ADU" but these are on the smaller size. Most municipalities will allow up to 1200 sq., The permit process has been simplified and should not take more than 8 to 10 weeks. I work with a local company that specializes in putting permit packages together. He has been doing so many he has it down to a science.

The builders of our homes provide a foundation plan and set up manual that work for most situations, depending upon your soil conditions.

Check out their website Silvercrest.com for floor plans as well as a local distributor.

 

[evantwheeler]

I am a Manufactured Home Dealer in the Northern CA. ADU's are a large part of my business right now. I highly recommend a builder in Corona called Silvercrest. They are building a higher quality home than most of the other factory's.

They already have a series of homes called "Bradford ADU" but these are on the smaller size. Most municipalities will allow up to 1200 sq., The permit process has been simplified and should not take more than 8 to 10 weeks. I work with a local company that specializes in putting permit packages together. He has been doing so many he has it down to a science.

The builders of our homes provide a foundation plan and set up manual that work for most situations, depending upon your soil conditions.

Check out their website Silvercrest.com for floor plans as well as a local distributor.

Can you sell the Silvercrest to SoCal customers? Or is that not allowed since its not your territory.

 

[jonnyd]

I'm allowed, but it's not necessarily the best for the consumer as I don't have installation contractors in your area and I can't service the product as I'm so far away. I can reach out to my sales rep to see if he has any good recommendations for your area.

 

[One2go]

As someone whose new neighbor just had one built, this is how I feel. We met her before she redid the house and is telling us how much she loves the neighborhood and has been looking for a house here for a while. Turns out she rented it out, built an ADU to rent out and this is her fifth property. This is an 8000 sqft lot and now doesn’t have a backyard for either family. ADU is a 900 sq ft 3 bedroom slab and stick built. ADU is done and I think they are waiting for final approval because the out house is still next to our driveway. The smell is great.

I should preface this thread that this would be going on a 16000 ft lot and in an area/ street that is filled with duplexes and apartments. Also backs up to retail that Is being turned into 3 story apartments/ condo deal. I agree that certain situations are not good to stuff a ADU in a backyard of a nice neighborhood, But it’s coming thanks to current elected leaders in California. I believe they even mandated the city’s have a certain amount per year

 

[One2go]

I'm allowed, but it's not necessarily the best for the consumer as I don't have installation contractors in your area and I can't service the product as I'm so far away. I can reach out to my sales rep to see if he has any good recommendations for your area.

Please do. Can you DM me with what you get from your rep. Thanks

 

[DRYHEAT]

Does it have to be pretty? You could always go to the Amazon route.

Amazon.com

 

[One2go]

Does it have to be pretty? You could always go to the Amazon route.

Amazon.com

my buddy said they had those at the san show. Lol

 

[whiteworks]

As someone whose new neighbor just had one built, this is how I feel. We met her before she redid the house and is telling us how much she loves the neighborhood and has been looking for a house here for a while. Turns out she rented it out, built an ADU to rent out and this is her fifth property. This is an 8000 sqft lot and now doesn’t have a backyard for either family. ADU is a 900 sq ft 3 bedroom slab and stick built. ADU is done and I think they are waiting for final approval because the out house is still next to our driveway. The smell is great.

I’m against urban sprawl and this type of shit that slips in. Once population density reaches a certain level people become angry and jaded. I’m a victim of this myself at times, have become desensitized to really crazy shit that happens around us all the time, stuff that 20 years availability would have been front page of the news paper and horrifying, is now just another tragic event. The other day there was a fatal accident in our town, some drunk jackass was doing 100mph down a street mid afternoon and t boned an 80 year old lady and her grand daughter. The woman was killed and her grand daughter in critical condition, drunk driver was not injured. Dude had no license as he had another DUI a few months ago.

Too many damned people packed in around socal these days, sorry for the rant.

 

[CLCookie]

My only issue with ADU's, there isn't any parking thoughts. All those extra cars park on the street, nothing the Cities can do about as well, the State supersedes

 

[DRYHEAT]

my buddy said they had those at the san show. Lol

They actually had quite a selection of them. For an owned desert property, it might be worth it.

 

[RVR SWPR]

Neighborhood streets have no doubt turned into parking lots.

 

[NicPaus]

With a 16k sq ft lot is it only zoned r1?

The lot I have is almost that big. Zoned r2. I can do 2 houses 2 adus. With a variance or a donation apartments as there are numerous on the block already.

Guy down the street built 4. He is getting $15,600 a month rent.

I lived there for 7 years. It is the hood and my original plan was 2 houses with small lot subdivision just like I did on the same block I'm the past. The city now requires the street to be widened for a small lot subdivision. So plans have changed. The 2 I built down the street are some of the nicest in the neighborhood. I did paver driveway on 1 stamped on the other. Landscaping and all by me. I plan to have garages and plenty of off street parking although not required. I fought the neighbors for years over parking. Now it's the apartments 2 blocks down that overflow to the front of the house. When I moved in there was never a parking issue. I since widened the driveway to fit 5 vehicles.

 

[NicPaus]

Neighborhood streets have no doubt turned into parking lots.

Nobody works anymore. The property I mentioned. Guy across the street has 7 kids. Maybe 2 work. The whole block cars sit all day and nobody leaves for work. No way they all work from home. 10 years ago it would be wide open by 9am. I never had to worry about parking. 6 years ago I went 2 wide in front. Then 4 years ago 3 wide. Lot is 60' wide and allowed 50% for driveway. Adus didn't affect the parking. Lazy people that don't want to work. I see the same neighbors home all day on the regular. And I know there are a lot of section 8 on the block.

 

[calkid]

My friend put factory built ADU on his lot. When he decided to sell the property he had a hell of a time selling it. No bank would make a loan on on the ADU, only the original house. All of them said they wouldn't count the ADU as additional square footage. The bank appraisals only counted the original house and buyers would have to pay enough down to cover what my friend wanted for the property. He finally accepted a low cash offer to get rid of it.

 

[El Rojo]

The property tax reassessment would be the killer for me…

 

[One2go]

With a 16k sq ft lot is it only zoned r1?

The lot I have is almost that big. Zoned r2. I can do 2 houses 2 adus. With a variance or a donation apartments as there are numerous on the block already.

Guy down the street built 4. He is getting $15,600 a month rent.

I lived there for 7 years. It is the hood and my original plan was 2 houses with small lot subdivision just like I did on the same block I'm the past. The city now requires the street to be widened for a small lot subdivision. So plans have changed. The 2 I built down the street are some of the nicest in the neighborhood. I did paver driveway on 1 stamped on the other. Landscaping and all by me. I plan to have garages and plenty of off street parking although not required. I fought the neighbors for years over parking. Now it's the apartments 2 blocks down that overflow to the front of the house. When I moved in there was never a parking issue. I since widened the driveway to fit 5 vehicles.

R1. Little pocket street was there before the 60 freeway, All around it’s different zoning. My Foreman has lived there for 15 years and we park some some service trucks there. It’s been great rental.

 

[One2go]

My friend put factory built ADU on his lot. When he decided to sell the property he had a hell of a time selling it. No bank would make a loan on on the ADU, only the original house. All of them said they wouldn't count the ADU as additional square footage. The bank appraisals only counted the original house and buyers would have to pay enough down to cover what my friend wanted for the property. He finally accepted a low cash offer to get rid of it.

That’s interesting. I don’t plan ever selling it unless I sell to my foreman that’s been there for years. I would think banks will start changing that policy soon , who knows

 

[NicPaus]

Yeah 2 of my Guys live there. Along with a bunch of my stuff. Got 2 German Shepherds there that watch everything.

 

[angiebaby]

I'm so grateful I don't live where this is legal. I can't imagine living on a postage stamp-sized lot and then suddenly having double the neighbors to deal with as I anticipated when I purchased the place. You could potentially go from having three families sharing your fence to six.

 

[NicPaus]

I'm so grateful I don't live where this is legal. I can't imagine living on a postage stamp-sized lot and then suddenly having double the neighbors to deal with as I anticipated when I purchased the place. You could potentially go from having three families sharing your fence to six.

I have 6 adjacent neighbors at my current house. My Mom has 5. We both have big lots. Someday they might have 3 houses on each like the neighbors. Or we keep the big lots.

Not for everyone but on the other lot that will be developed. It is a way to make money. Been building in that hood for 25 years now. It's now got million dollar homes that were once 150k range.

 

[RichL]

I'm so grateful I don't live where this is legal. I can't imagine living on a postage stamp-sized lot and then suddenly having double the neighbors to deal with as I anticipated when I purchased the place. You could potentially go from having three families sharing your fence to six.

Ditto that.

 

[angiebaby]

I have 6 adjacent neighbors at my current house. My Mom has 5. We both have big lots. Someday they might have 3 houses on each like the neighbors. Or we keep the big lots.

Not for everyone but on the other lot that will be developed. It is a way to make money. Been building in that hood for 25 years now. It's now got million dollar homes that were once 150k range.

If you have to live there, you might as well take advantage of the situation, I guess. Nothing wrong with that.

 

[Lower river sludge]

This is what we're dealing with in San Diego. No limit to the number you can add with zero parking? Has to be some kind of revolt at some point but apparently renters outnumber owners and don't give a crap..

New construction adding 17 ADUs on single-family lot in Clairemont

San Diego’s ADU Bonus Program grants the developer a bonus unit for every affordable one they build.

www.cbs8.com

 

[NicPaus]

They don't own cars is bullshit.

There is several big projects going in LA county by me. Inspector is one of the good ones. He tells me all what's going down. They are building thousand of units in a area. No parking except for bikes on some of the buildings. The managers even get there own bike room. Parking in those areas is going to be a shit show.

On my old block it's already crazy. I figured I could put 8 off street parking spots and charge $3-400 a month for each one on top of rent.

 

[oldman]

My only issue with ADU's, there isn't any parking thoughts. All those extra cars park on the street, nothing the Cities can do about as well, the State supersedes

My city has no overnight parking without permit, 02:00-06:00 I have two new neighbors that have replaced elderly neighbors, and both have done ADU's Parking is an issue and I call monthly. needless to say we are not friendly. 4-6 cars normally and half of them end up on the street.

Side note I'm on a 14k lot single family home, all my junk fits in my garage and drive.

I do wish OP luck with his project though.

 

[oldman]

This is what we're dealing with in San Diego. No limit to the number you can add with zero parking? Has to be some kind of revolt at some point but apparently renters outnumber owners and don't give a crap..

New construction adding 17 ADUs on single-family lot in Clairemont

San Diego’s ADU Bonus Program grants the developer a bonus unit for every affordable one they build.

www.cbs8.com

You hear people crying all the time on the internet.......... I rent a back house but don't have parking I should be able to park on the street, it's not fair I got a ticket, it's so expensive. I should be able to park where I want.

 

[NicPaus]

You hear people crying all the time on the internet.......... I rent a back house but don't have parking I should be able to park on the street, it's not fair I got a ticket, it's so expensive. I should be able to park where I want.

Just like the stupid people that move next to a airport and complain about noise.

They should of paid more for a place with parking. Or use the bus.

 

[CLCookie]

My city has no overnight parking without permit, 02:00-06:00 I have two new neighbors that have replaced elderly neighbors, and both have done ADU's Parking is an issue and I call monthly. needless to say we are not friendly. 4-6 cars normally and half of them end up on the street.

Side note I'm on a 14k lot single family home, all my junk fits in my garage and drive.

I do wish OP luck with his project though.

Bu once the ADU is built, they are residents and can get a permit? JADU's are the same.

According to our City Planner, there is zero requirements for parking, you don't need to offer any.

 

[jonnyd]

For informational purposes. The overwhelming majority of the ADU's that I have sold are for family members. Usually a parent giving the main home to their kids and grandkids. Property and homes are so expensive it is usually the only way to keep grandkids from having to move away.

Our neighborhoods are usually more rural with 1 acre or more sized parcels where parking is not an issue.

 

[Javajoe]

ADU’s are going to destroy some neighborhood home values. Terrible idea.

 

[oldman]

Bu once the ADU is built, they are residents and can get a permit? JADU's are the same.

According to our City Planner, there is zero requirements for parking, you don't need to offer any.

My city is one per address and the ADU is not a separate address in my city, or it becomes a duplex.

 

[oldman]

For informational purposes. The overwhelming majority of the ADU's that I have sold are for family members. Usually a parent giving the main home to their kids and grandkids. Property and homes are so expensive it is usually the only way to keep grandkids from having to move away.

Our neighborhoods are usually more rural with 1 acre or more sized parcels where parking is not an issue.

All of the above is a single generation solution, after that it drags the property values down because they become rentals. It's a shortsighted solution for a problem that does not exist. It's driven by greed at the state level, and most cities don't have the money to fight it off.

 

[TimeBandit]

I see immigration driving the need for this. Hoards of low-income people who can't assimilate elsewhere.

I asked a Latino co-worker who was bitching about his rent that goes up $200 every year for a shitty 2br in Reseda why he doesn't move to another state?

his response "you mean a tree hanging state"? as in, they hang people from trees by the neck in the fly over states.

They want a community full of people who speak their language, and all the free shit California hands out multiplies the issue.

 

[One2go]

I see immigration driving the need for this. Hoards of low-income people who can't assimilate elsewhere.

I asked a Latino co-worker who was bitching about his rent that goes up $200 every year for a shitty 2br in Reseda why he doesn't move to another state?

his response "you mean a tree hanging state"? as in, they hang people from trees by the neck in the fly over states.

They want a community full of people who speak their language, and all the free shit California hands out multiplies the issue.

percent. Follow the votes or money or both.

 

[bilz]

The weather is not so great