ADU Ideal Lot: Creating Perfect Livable Space

An accessory dwelling unit (ADU) is a fully functional living space created within your existing parcel. An ADU is a small secondary home with all the basic amenities for a comfortable life. Accessory dwelling units are helpful for families with low incomes, providing more affordable housing options on the same property where they used to live. Also, ADUs can serve as a source of rental payments if you decide to invest in them.

Are you searching for a property on which to purchase and build an ADU? Or are you already a property owner who wants to make sure their lot is suitable for an ADU project? In any case, let’s explore what accessory dwelling units are and what property features facilitate their construction process.

Accessory Dwelling Unit Advantages

Why do homeowners choose to build an ADU near their main house?

There are many factors that affect property owners decisions to start building backyard cottages, but the most common of them are the following:

• To create additional living space

Having enough living space is vital for a comfortable life. If your family has extended and you no longer have such a unit in your primary residence, an accessory dwelling unit can fit a young family without the need to move from the neighborhood.

• To produce ample storage space

ADUs are not only residential spaces but are also suitable for storage. If your ADU has practical and smart storage solutions, you can temporarily transfer seasonal items from your main house.

• To generate rental income

Rental units have gained popularity thanks to their affordability. Thus, to maximize rental income, you can initially build an ADU, taking into account the attractiveness of the tenant. Moreover, by creating an ADU, you increase the property value of your land, allowing for more revenue on sale.

• To house aging family members

Sometimes called granny flats, accessory dwelling units may become a long-term home for your loved ones. Not only does it provide psychological comfort to them, but it also fosters multigenerational bonds.

• To accommodate guests

Housing guests in your primary dwelling may not always be an option. If you already have an ADU, which you typically rent out, in times of its idling, you can host long-term guests.

• To add more available space for work or hobbies

Whether you use the ADU as a tranquil retreat, a home office, a home theater, or a music studio, the new ADU offers limitless possibilities for improving your lifestyle.

ADU Types

ADUs can be standalone structures separated from the primary dwelling or be adjacent to it; they can base on existing structures or be fully new constructions. Whichever you use typically depends on the property layout.

When building an ADU, keep in mind that each type has its own particularities:

• Detached ADU

For properties with ample outdoor space, detached units are an ideal option. Staying away from your primary home offers enhanced privacy and more conveniences. Also, according to local regulations, they can be bigger than other ADU types, which allows for more freedom of movement and more thoughtful amenities.

• Attached ADU

For a smaller property’s footprint, building an ADU that shares a wall with the primary dwelling is a wise solution. The attached ADU project offers convenient and fast access to the main house and cost-efficient utility connections (water, electrical lines, and HVAC) that attached ADUs share with the house.

• Garage Conversion

ADU builders can transform your existing garage into a small home in your backyard. This is a perfect ADU for those who want to save space on the lot, save money, and save time by repurposing what’s already built. Garage conversions subdivide into detached garage conversions, attached garage conversions, ADUs above garages, and others.

• Internal ADU

This ADU type allows you to utilize existing home spaces without significantly expanding the square footage of the main house. You can repurpose an extra room, an attic, or a basement, converting them into a full-fledged residential unit. An internal ADU can be a junior accessory dwelling unit, which is a small unit of up to 500 sq. ft.

Accessory Dwelling Unit: Perfect Lot Characteristics

When we think about an ideal lot, we consider how easy it is to build on it, how much time and effort we’ll need to spend, and if the land has nearby conveniences. However, by limiting ourselves to physical features only, we may overlook several other factors that are also of value. For example, legal considerations (building codes, zoning laws, and local ordinances).

Before building an ADU, carefully evaluate whether your site meets any of the above characteristics.

Land Suitability Factors

First of all, your ADU project is more likely to succeed if your lot satisfies these criteria:

1. Flat lot: A sloped lot requires extra preparation effort, aggravated by the fact that grading necessitates greater labor costs;
2. Deep lot: When you have copious space for your backyard and beautiful outdoor space, it increases the livability of your ADU tenfold;
3. Free access to the lot (driveways): Make sure there’s a pathway of 6–8 feet to the intended building spot. If there’s none, construction may require manual digging, which increases your labor costs;
4. Alleyways: Extra privacy is paramount when your family and ADU tenants live on the same lot;
5. Available utilities: Public sewer is paramount for ADUs because if there’s none, you’ll need to make a new septic system for your ADU besides the one for your primary residence.

An even piece of land with convenient entry, ample room, a secluded alleyway, and accessible municipal services plays a key role in the successful building of an ADU.

ADU Location Appeal

If you’re just looking for a place to purchase the land, learn more about the neighborhood. Does it have nice nearby shops, walkways, family facilities, beautiful views, and cozy parks? After all, a good location will bring you additional income when you try to rent your ADU out. Especially if other property owners offer high rents, your ADU will be out of competition.

Keep in mind that a single-family residence can have one attached/detached ADU and one JADU. As for multi-family lots, they sometimes allow up to two detached ADUs, given that your property qualifies.

Last but not least, consider the proximity to public transport. If your ADU is within 5 miles of public transit, you don’t need to build extra parking spaces for your ADU.

Thus, when purchasing land, take into account the local facilities and scenic vistas, type of household, and proximity of public transport since they influence the rental prospects of your ADU as well as your building costs.

ADU Regulatory Considerations

Some regions impose stricter rules than others, so we recommend examining local ordinances in advance. If you work with a builder, they’ll probably offer a free consultation where you’ll be able to ask some basic questions about that.

During the ADU design process, it’s important to take into account:

• Short-Term Rentals: Some regions do not allow short-term rentals, so you can only conclude long-term agreements;
• Setback Requirements: For corner lots, setbacks may be double, which reduces the usable maximum size of your lot. Your ADU should be far enough from property lines to be legal;
• Extra ADU Zones: If a property permits a high floor area ratio and foresees a high lot coverage requirement, it may allow you to build more ADUs than originally permitted;
• Zones near the Coast: Many coastal zones demand coastal review, which prolongs the time of permit acquisition as well as causes extra spending;

Summing up, ADU owners need to keep in mind many building requirements specific to their area to prevent legal issues, prolonged procedures, plan interferences, and redundant expanses.

Build an ADU Wisely

When you start building an ADU, search for the most suitable part of your land: flat and spacious. Choose an open space with no obstacles in the way as your initial building site. This means that if you have electrical lines nearby, you cannot build a high ADU as it can interfere with or potentially damage the electrical system. If you have a nearby sewer but it’s too small, you may need to upgrade it.

ADUs must have their own entrances, but sometimes, they can share utilities with the main house if located close or adjacent. Additionally, to create a low-maintenance ADU, energy-efficient appliances like fridges should be considered, as they conserve energy and use less electricity and water. Energy-efficient lighting solutions may also reduce your costs. They encompass LED bulbs and natural light to illuminate your living space. Big windows that let in much natural light not only help to save energy but also make a small space feel bigger.

Build an ADU on a Minimum-Sized Lot

In Sacramento, California, there’s no specific minimum lot size required for the feasibility of the ADU project. Nevertheless, you must abide by setback rules established for your region.

You can only position your ADU on your lot if you place it a certain distance from the property line. In California, it is four feet. Yet, if you build your ADU precisely at a distance of four feet, it may require undergoing longer examinations that slow down the whole ADU development process. Thus, we recommend placing it a little further to prevent this.

The second factor worth mentioning is that your lot size influences your ADU size. Although the minimum unit size is 150 sq. ft., it is still tiny. The least-sized ADU that is simultaneously comfortable is a 450-square-foot ADU. So, you at least need to have a plot that’s big enough to build an ADU of this size.

Accessory Dwelling Unit Before Primary Residence

Some individuals prefer to construct a small house first because it requires fewer resources. For instance, to accommodate family members for a while until the big house is ready.

Actually, it is possible to build a small unit on the lot before you construct the main house. However, in this case, the laws will consider your planned ADU the primary unit. And it will be the subject of all regulations associated with it.

An accessory dwelling unit is a secondary residential area. This means that it cannot stand alone on the land. Therefore, your initial structure, no matter the design, is the main residence, and you’ll have to pay around $100,000 or more for various fees.

The good news is that when you build a bigger house, you can change the structures’ statuses and make the first, smaller one an ADU. In this case, the fees you already paid count toward the new house permitting process. You don’t have to pay twice for the same thing.

Frequently Asked Questions — FAQ

What is the final cost of a well-designed ADU in California?

The cost depends on the location of an ADU (it’s cheaper in rural or small cities), ADU size and design complexity, materials used, specific labor costs, and the scope of permitting. Also, some sites require more preparation than others due to site-unique cases (soil condition, utilities nearby, etc.).

How far should an ADU be from the property line in California?

For most ADUs, the side and rear setbacks must be 4 feet from the property line. However, there’s an exception for garage conversion units used as ADUs. Homeowners can flexibly place such ADUs in any place within their property, notwithstanding general setback requirements.

How do I boost rental income from my ADU?

If you’re already an ADU owner, but the ADU doesn’t bring much income, consider making the living space more comfortable. This could involve investing in modern amenities or improving the overall design of the unit to make it look more alluring. Also, ensure your ADU offers enough privacy and is in good condition.

What factors affect the complexity of the ADU construction process?

ADU’s size and layout are the key factors in construction complexity. Though if you initially buy a flat lot with convenient access to it, you won’t have to spend money on additional site preparation. Moreover, the builders will be able to transport the materials easily and unhindered to the site.