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Design ADU at home and earn $42,036 annual rental
ADU

Design ADU at home and earn $42,036 annual rental

by jechen

What is ADU? 

ADU can be called Accessory Dwelling Unit, Second Unit, Granny Flat, Backyard Home or Auxiliary Unit, Live-in garage, Guest Suit, Guest Apartment, etc. 

Types of ADUs

ADU can be attached – attached to part of the primary residence or as a garage conversion. If you are looking to convert your garage into either a basement apartment or an over-the-garage apartment, Enovation could help turn your ideas into reality at the most affordable costs. Detached ADUs, on the other hand, are a second dwelling located in the backyard, not attached to the main house. It can be a backyard cottage or a tiny house. At Enovation, we would evaluate and help you decide which is the best type for you.

Basically, it’s a residential unit that can be added to a single-family house. They are independent units that have their own kitchen, bathroom, living area, entrance, etc. While staying at home, why not plan something for your extra income or just do a house renovation with Eanovation’s professional team.

Why considering ADU?

A homeowner usually invests in ADUs for getting extra income. Using less of your budget and rapid off-site construction methods, Enovation has one of the smartest and most professional ADU solutions on the market. In a structural sense, Enovation-designed and built ADUs are likely stronger than your existing permanent structure. We can assure you that once put on a permanent foundation, our ADUs will stand the test of time.

Summary on the benefits of ADUs

  • It’s a Major Investment
  • Adds Resale Value
  • More livable space
  • Can be used for Elderly Housing
  • If you have older family members that require supervision
  • A better guest house
  • Your guests can enjoy their own quarters when they visit 
  • For rental income $$$

ADU Tips & Tricks

Converting your garage

Utilize your garage space, with Eno’s professional design team, we could help you design, build and convert your garage into your desired ADU space.

Dealing with lack of parking

If you remove parking, you can add bicycle parking. 4 bicycle parking equals 1 car parking space. If you live near public transportation, there’s no need for car parking.

Getting the permit

All ADU additions need to be treated as major residential construction projects, and all ADUs need to be permitted at every step. It requires planning and approvals which requires lots of time commitment. It could be painful and costly if you are doing it on your own, especially considering that different states and different municipalities within states have different regulations for ADUs. No worries, Enovation could help you prepare all the documents and applications with our experienced professional teams to get everything done in a timely manner.

Are you interested in getting $42,036 average annual income from your ADU investment or looking to renovate your house? Book a virtual appointment today with Enovation!

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ADUs: what you should invest amid a pandemic
ADUCost Guide

ADUs: what you should invest amid a pandemic

by jechen

It’s probably one of the most difficult times in history, we are not sure when the pandemic will end, but we know that it will end eventually. And most importantly, we are all in this together to get through this crisis. Worried about your 401k and panicked over the stock market? It’s time to consider one of the best investment options while staying-at-home: Applying for an ADU permit and getting your ADU design plans done.

ADUs would be a perfect way to boost your home equity. By adding an extra living space – could be a bedroom, bathroom, or a whole living studio, you could easily increase your property value by hundreds of thousands of dollars. ADUs use the space you have – garages, carports, backyards, basement, etc. and turn it into a customized space at your wish.

ADU In Pogress

Why you should start an ADU now?

Virtual Consultation

While staying at home, by simply schedule a virtual consultation with one of our Enovation ADU professional, we would cover any questions and concerns that you have around ADU design and build. Schedule an appointment today! By listening to your needs and by virtually showing you our ADU gallery, it’d be a great starting point to position your own ADU.

Prepare design ahead

Even though Eano’s team is proud of its efficient design schedule – usually takes 2 weeks to provide our customer’s with a satisfying ADU design. In the meantime, we want to make sure that you could secure your best ADU design ideas before we nail down the details. There are times that it’s really hard to make a decision among so many great ADU designs provided by Eano’s design professionals. In our comprehensive ADU design package, we would have all whole house measurement, peripheral measurement, ADU drawing, etc. We would also have all the construction pricing calculated in details for you, including lay foundation, wood structure, wire layout, water pipe layout, waterproof and soundproof, wall installation, gray, paint, primer, garbage disposal fee, construction site management, government inspection and pass arrangement, etc.

Secure the construction appointment and materials

The time needed for processing popular materials would increase and suppliers would likely run out of inventory due to the current supply chain disruptions. It’s always wise to order early to secure your needed construction materials. Though our construction workers are taking a break at home, they are already getting a lot of appointments scheduled once everything goes back to normal. It’s equally important to secure their spots for building your ADU earlier than later.

Get permit approval at home

Applying for an ADU could be a tedious and timing process, which makes it even more important to start early once you have made up your mind of owning an ADU. Eano’s team has rich experience in helping our clients not only getting their favorite ADU designed and built, but also preparing all the materials and giving guidelines along the ADU permit application processes. We know all the tips and tricks on getting an ADU permit done.

Get the construction going post shelter-in-place

Once we have completed the ADU design and pre-construction preparation work done, it’d be a more enjoyable and predictable ADU renovation experience with Eanovation. With Eano’s software, you could easily track all the processes of your ADU construction process on when you could get your floor materials ordered and delivered, when could you get your ADU permit in hand, when you could check on your ordered materials in our warehouse, etc. If you ever have any questions, our team could always be there to help you virtually to make sure the whole ADU construction process is on track and make all the necessary changes accordingly per your need. Together, we would have everything in place when things go back to normal.

Now, are you ready to embark on an amazing ADU journey with Eanovation?

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Mountain View ADU Regulations Accessory Dwelling Unit Regulations
ADU

Mountain View ADU Regulations Accessory Dwelling Unit Regulations

by jechen

Mountain View ADU Regulations Accessory Dwelling Unit Regulations

Introduction to Accessory Dwelling Units

An accessory dwelling unit commonly called a granny flat or in-law suite must exist on a lot that’s zoned single-family. It has its own entrance, separate from the primary house, as well as a kitchen, bathroom and living space. These units can be rented, year-round, and add a lot of value to a property.

Accessory dwelling units take different structural forms. They can be garage conversions, stand-alone units, attic or basement conversions, or be attached to the main house.

Zoning

To build an accessory dwelling unit in Mountain View they require:

  • Single-family residential zoning.
  • An existing primary dwelling. By definition, these are “accessory” structures to the primary house.
  • You can only build one ADU per site.
  • The accessory dwelling unit appearance should conform in general to the design of the primary dwelling.

Lot size

There are no minimum lot size requirements for Mountain View

Min/Max Building Sizes

The minimum size you can build in Mountain View is 150 square feet of habitable floor area. The largest you can build is 700 square feet plus a 200 square foot garage if you should desire. You are required to conform to the floor area ratio allocated to your property.

You may only cover 30% of the rear yard with an accessory dwelling unit that is detached. This includes any other accessory structures, like workshops that may also exist on the property.

Mountain View also sets regulations on where the ADU may be placed on the property.

If the ADU is attached to the main house you may place it in the basement, at ground level or above the garage with no access to the primary dwelling.

If the ADU is detached it must exist in the rear half of the lot.

If the ADU is above a detached garage it must exist in the rear half of the lot.

Height Restrictions

A one-story detached ADU has a maximum building height of 16 feet.
An attached one-story ADU must conform to the height requirements for the primary structure.
For a two-story unit above the garage, your maximum build height for your ADU is 28 feet.

Parking

In alignment with recently enacted State laws: An ADU requires 1 space unless the property qualifies for an exemption. If a garage has been converted, the main dwelling parking spaces must be replaced. They may be uncovered and located in front or side setback areas. The homeowner may eligible for a reduction of one space of required parking per Municipal Code Section 20.90.220.B.1.b. Parking spaces may be configured on-site per state law.

Parking not required if the ADU is:

  • Located within ½ mile of public transit
  • The ADU is part of or within the primary residence or existing accessory building.
  • Located within an architecturally and historically significant historic district
  • Part of an existing primary residence or an existing accessory structure
  • In an area where on-street parking permits are required, but not offered to the occupant of the ADU
  • Is located within one block of a car share area

Setbacks

For one-story detached ADU, your setbacks are 5 feet minimum, 12 feet total.
For one-story attached ADU, setbacks must comply with the requirements of the main home.
For two-story attached or detached garage, you must comply with the second story setback requirements of the main house. This is a bummer for those looking to build above the garage because you’ll most likely be forced into a 5-foot setback on the second floor.
Conversion of an existing legal and conforming accessory structure (like a garage) must conform to the minimum setbacks required for fire safety.

Your detached accessory dwelling unit must be at least 10 feet from the primary structure.

Owner Occupancy

Not specified by recent ordinance

Rentals

California passed Senate Bill 1069 in an effort to increase the supply of housing to the state. For this reason, any accessory dwelling unit may be used for a long-term rental.

How to Evaluate ROI

People often underestimate the cost to build a small unit. There are a lot of fixed costs and the expensive square footage, like a kitchen and bathroom, are not offset by large cheaper square footage (for example, large living rooms, hallways, and multiple bedrooms).

With that being said, building an accessory dwelling unit, especially if you intend to keep the property for a few years, represents an enormously beneficial opportunity to maximize your property.

By constructing an accessory dwelling unit you are adding additional square footage to the property. So if you can build a unit for $500 a square foot, but the average value of homes in your neighborhood are worth $636 a square foot you are gaining instant equity through the project. Plus, you also now have the added benefit of a flexible space that can be rented or used for family.

Property Value (avg value per sq ft)

$674 (Figure provided by Zillow)

Construction Costs (avg cost per sq ft)

$550 (Cost will vary depending on the size of the structure. The smaller you build the higher your cost per square foot will be)

Equity Gained through project

$674-550=$124 (Meaning you are gaining $124 in property value for every square foot built)

Additional notes

Ready to dive in? Check out our consultation services or start with a preliminary phone call.

 

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Palo Alto ADU Regulations Accessory Dwelling Unit Regulations
ADUFeatured

Palo Alto ADU Regulations Accessory Dwelling Unit Regulations

by jechen

Introduction to Accessory Dwelling Units

An accessory dwelling unit commonly called a granny flat or in-law suite must exist on a lot that’s zoned single-family. It has its own entrance, separate from the primary house, as well as a kitchen, bathroom and living space. These units can be rented, year-round, and add a lot of value to a property.

Accessory dwelling units take different structural forms. They can be garage conversions, stand-alone units, attic or basement conversions, or be attached to the main house.

Zoning

In Palo Alto you may build an accessory dwelling unit if your property is located in Single-Family (R-1), Two-Family Residential (R-2), Residential Estate (RE), two units multiple family residential (RMD) and Open Space (OP) zones.

This part can get tricky, so we recommend booking a free appointment with an Eanovation expert to find out.

Lot size

In Palo Alto, CA there are no minimum lot sizes in jurisdictions: R-1, R-1 subdistricts, R-2, RMD, and properties zoned Planned Community (PC). In the OS district, the minimum lot size for the establishment of an accessory dwelling unit is 10 acres.

Min/Max Building Sizes

The maximum size of a detached accessory dwelling unit is 900 square feet.

Height Restrictions

A maximum height, including properties in the flood hazard zone, may build one story up to 17 feet. However, in the RE district attached ADUs may be two stories and up to 30 feet in height. In the OS zone, ADUs may be two-stories and up to 25 feet in height.

Note: If you are located in an Eichler Tract Designated Neighborhood your maximum build height is one story and 12 feet.

Parking

No additional parking is required for accessory dwelling units. However, if you convert a garage those parking spaces must be replaced on the property. So for example, if you convert a two-car garage you must add two parking spaces to the property. Those spots can be located in an existing driveway and in tandem.

Setbacks

ADUs must comply with the underlying zoning district’s setbacks.

A detached ADU must maintain a minimum setback of 6 feet from the interior side and rear property lines and 16 feet from a street side yard.

No portion of the building may encroach in the daylight plane beginning at a height of 8 feet at the property line and increasing at a slope of one foot for every one-foot distance from the property line.

Detached garages or accessory structures may be converted to an ADU. A converted garage that has zero rear and side setbacks may maintain those setbacks, but any 2nd-story detached ADU must have a minimum 5-foot setback from the rear and side property lines. Attached ADUs must follow the setback rules for the main dwelling unit.

Owner Occupancy

Palo Alto has an owner occupancy requirement, meaning the owner must either reside in the primary dwelling or the ADU. However, there is a bit of a loophole. The whole property may be rented out (including the ADU) as long as they are rented to the same tenant. That tenant is prohibited from subleasing the primary house or the ADU.

Note: Owner occupancy is required for a Junior Accessory Dwelling Unit.

Rentals

Long-term rentals only. An ADU cannot be rented for less than 30 consecutive days.

How to Evaluate ROI

People often underestimate the cost to build a small unit. There are a lot of fixed costs and the expensive square footage, like a kitchen and bathroom, are not offset by large cheaper square footage (for example, large living rooms, hallways, and multiple bedrooms).

With that being said, building an accessory dwelling unit, especially if you intend to keep the property for a few years, represents an enormously beneficial opportunity to maximize your property.

By constructing an accessory dwelling unit you are adding additional square footage to the property. So if you can build a unit for $500-600 a square foot, but the average value of homes in your neighborhood are worth $1,503 a square foot you are gaining instant equity through the project. Plus, you also now have the added benefit of a flexible space that can be rented or used for family.

Property Value (avg value per sq ft)

$1,503 (Figure provided by Zillow)

Construction Costs (avg cost per sq ft)

$600 (Cost will vary depending on the size of the structure. The smaller you build the higher your cost per square foot will be)

Equity Gained through project

$1,503-600=$903 (Meaning you are gaining $903 in property value for every square foot built)

Additional notes

The accessory dwelling unit will be assigned its own address.

The ADU does not require fire sprinklers if they are not required for the primary residence.

No protected tree may be removed for the purposes of building an ADU unless its dead or constitutes a danger to the property.

Conversion of an Accessory Structure:

Conversion of an accessory structure to an ADU may require rebuilding or substantially renovating the unit to comply with the CA code of Regulations. If the ADU does not comply with development standards the structure may be renovated or rebuilt.

 

 

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ADU cost
ADUFeatured

What’s an ADU?

by jechen
Here are the six most common configurations for ADUs:
1. Detached, stand-alone ADU
2. Basement ADU
3. Garage conversion ADU
4. Above-garage ADU
5. Internal ADU
6. Bump-out ADU

Zoning

ADUs are allowed in residential zones R-1, R-2, and now also in R-M, and in PD (planned development) zones, subject to approved development standards. Where ADUs are prohibited in a PD Zone, such prohibition continues. What this means: Where most single-family homes exist, one ADU may be allowed, subject to standards outlined in the Municipal Code and in planned development districts.

Lot size

In San Jose to build a granny flat your lot must be a minimum of 3,000 square feet to build an ADU. The impact of this is largely in older neighborhoods that tend to have smaller lots. For reference, most standard size urban lots are at least 5,000 square feet. So this is a pretty lenient minimum lot size requirement.

Min/Max Building Sizes

San Jose limits your ADU square footage based off your lot size.
3,000-5,444 = You can build a one bedroom ADU up to 600 square feet.
5,445-9,000 = You can build a one bedroom ADU up to 700 square feet.
9,0001-10,000 = You can build a two bedroom ADU up to 800 square feet.
10,001+ = You can build a two bedroom ADU up to 900 square feet.

Height Restrictions

Maximum height for 1-story ADU is 18 ft. An ADU over a detached structure or a 2-story ADU are now allowed, with a maximum height of 22 ft.

Setbacks

1 story conversions have a zero foot setback requirement. New construction or ADUs that are built above a garage must have a minimum setback of 5 feet.

Detached garages or accessory structures may be converted to an ADU. A converted garage that has zero rear and side setbacks may maintain those setbacks, but any 2nd-story detached ADU must have a minimum 5-foot setback from the rear and side property lines. Attached ADUs must follow the setback rules for the main dwelling unit.

Parking

In alignment with recently enacted State laws: An ADU requires 1 space unless the property qualifies for an exemption. If a garage has been converted, the main dwelling parking spaces must be replaced. They may be uncovered and located in front or side setback areas. The homeowner may eligible for a reduction of one space of required parking per Municipal Code Section 20.90.220.B.1.b. Parking spaces may be configured on-site per state law.

Parking not required if the ADU is:

  • Located within ½ mile of public transit
  • The ADU is part of or within the primary residence or existing accessory building.
  • Located within an architecturally and historically significant historic district
  • Part of an existing primary residence or an existing accessory structure
  • In an area where on-street parking permits are required, but not offered to the occupant of the ADU
  • Is located within one block of a car share area.

Owner Occupancy

Owner occupancy is not required in San Jose.

Rentals

You may rent the accessory dwelling unit long-term.

How to Evaluate ROI

People often underestimate the cost to build a small unit. There are a lot of fixed costs and the expensive square footage, like a kitchen and bathroom, are not offset by large cheaper square footage (for example, large living rooms, hallways, and multiple bedrooms).

With that being said, building an accessory dwelling unit, especially if you intend to keep the property for a few years, represents an enormously beneficial opportunity to maximize your property.

By constructing an accessory dwelling unit you are adding additional square footage to the property. So if you can build a unit for $500 a square foot, but the average value of homes in your neighborhood are worth $636 a square foot you are gaining instant equity through the project. Plus, you also now have the added benefit of a flexible space that can be rented or used for family.

Property Value (avg value per sq ft)

$636 (Figure provided by Zillow)

Construction Costs (avg cost per sq ft)

$500 (Cost will vary depending on the size of the structure. The smaller you build the higher your cost per square foot will be)

Equity Gained through project

$636-500=$136 (Meaning you are gaining $136 in property value for every square foot built)

Additional notes

Ready to dive in? Check out our website www.eanovation.com

Rear Yard Coverage: Not including pools, not more than 40% of the rear yard may be covered.

Front Yard Paving: No more than 50% of the front setback may be paved with an impervious or previous surface.

Detached units do not need to meet any specific design standards. Attached ADUs and detached ADUs on properties listed on the Historic Resources Inventory must incorporate architectural style and elements of the primary dwelling.

ADU Fees for San Jose:

To get an estimate of permit fees associated with an ADU fill out and submit this worksheet: http://www.sanjoseca.gov/DocumentCenter/View/1865

In addition to a building permit fee, applicants for an ADU will be required to pay:

  • School Fees
  • Park Impact Fees. View the map that shows the Park Impact Fees that vary according to location.
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