ADU – What’s New for 2024*
New Law – AB 1033
California has historically allowed local agencies to prohibit the separate sale of ADUs from the primary dwelling for owners, investors, and developers. Assembly Bill 1033 will allow homeowners to sell one or more ADUs separately from their primary residence. The law authorizes (but does not require) local agencies to adopt local ordinances allowing ADUs to be sold as condominiums separately from the primary dwelling with approval from the California Department of Real Estate. Homeowners may consider creating a Homeowners Association (HOA) between the primary residence and the ADU to manage the common property.
ADU – What’s new for 2023*
Changes to the 60-Day Rule
Assembly Bill 2221 requires all agencies involved with reviewing California ADU plans, including planning departments and utility companies, to respond within 60 days of submission of plans. This change reduces the time for application review and processing.
Revised ADU Height Restrictions
ADU – What’s new for 2022*
Senate Bill 9. This relates to duplexes and lot splits. SB 9 provides for the ministerial approval of converting existing homes occupied by a homeowner into a duplex if certain eligibility restrictions are satisfied. It also allows a single-family home lot to be split into two lots, and a duplex to be built on each lot, provided that the initial home is occupied by the owner as their primary residence for at least three years.
Some key points of SB 9: Continue Reading →
ADU – What’s new for 2020*
PER ORDINANCE NO. 186481 – An ordinance amending Sections 12.03, 12.22 and 12.33, and repealing portions of Section 12.24, of Chapter 1 of the Los Angeles Municipal Code
- Allow one JADU (Junior Accessory Dwelling Unit) in addition to one ADU (Accessory Dwelling Unit) per residential lot. A JADU is a unit that is no more than 500 square feet in size and contained entirely within a single-family residence. It may include separate sanitation facilities, Continue Reading →
ADU – Basic Information
What is it?
- A separate residence unit located on the same lot as a single family home.
- Includes the usual elements of a residence, such as a kitchen and a bath, but smaller.
- Can replace an existing garage in lieu of building a new structure.
- A cost effective way to generate passive income and/or to enlarge an existing home.
Advantages: Continue Reading →
We Know ADU!
Our Simplified Menu*
$5000 – ADU Conversion of an existing garage – Under 500 S.F.
$6500 – ADU Conversion of an existing garage – Over 500 S.F.
$8000 – ADU Conversion of an existing garage – Over 800 S.F.
$8500 – New ADU – Under 500 S.F. (Over 500 S.F. request a quote)
$9500 – ADU Conversion of a garage plus addition – Under 800 S.F.
Our Services Include:
- Site Meeting Continue Reading →
ADUs and Aesthetics
To learn more about our services, contact us at ortnerdesign@gmail.com
When it comes to aesthetics, ADUs don’t get the same love as main houses.
Most times, the lack of pleasing aesthetics is solely budgetary. An ADU conversion costs anywhere from $50,000 to $100,000 or more and many homeowners need the rental income produced by the ADU and can’t afford to spend any money on “extras.”
The Cost of ADUs
Clients often wonder about the dramatic range of costs for an ADU. There are several reasons to consider:
1. ADUs can be created in multiple ways, such as converting an attached or detached garage into an ADU, creating an ADU by adding on to an existing home or garage, building a detached ADU on the lot of an existing home, or building a detached ADU over a new or existing garage. Construction prices will vary depending on the type of ADU construction.
ADU and Taxes
We specialize in the design and permitting of ADU’s and home additions/remodeling. To learn more about our services, contact us at ortnerdesign@gmail.com
Many of our clients who want to convert an existing garage or build a new ADU are fearful that their property taxes will go up significantly. Although we are not experts on the subject (and you should always consult your own tax advisor), below is some information to consider.
Building an ADU
Successfully Negotiating the Contract with your General Contractor
Virtually all construction contracts between a homeowner and a general contractor (GC) provide for payments based on time and performance of the work described in the contract. Most contracts list specific tasks that must be completed for payment to be released (i.e. foundation, framing, rough utilities, stucco, etc.) but they seldom spell out each individual component and who is responsible for providing them. Continue Reading →
As-Built CAD Drawings: From $1000*
Do you need a layout for an existing house, office, or retail store? Let us prepare it for you
Service includes:
We will measure the existing structure and site (if requested).
We will draw the as-built plan, including room sizes, doors, windows, fixtures, and appliances.
We will provide you with PDF or CAD file copies as requested.
The drawings belong to you, the client.
Residential Space Design: Special $1500*
Thinking of doing changes to your home? Let us design it for you.
Service includes:
We will review the design requirements
We will measure the existing home and draw the as-built plan.
We will create a proposed floor plan layout.
We will meet with you (the client) to review the design and make one modification.
We will discuss code and permit requirements for your specific location.
Room Addition: From $5,000*
Need to add a room, bathroom or kitchen? We will plan it for you.
Service includes:
We will review the design requirements.
We will measure the existing space and draw the as-built plan.
We will create a proposed floor plan layout.
We will meet with client to review the design and make changes as needed.
We will process the building permit for you.
Building Permit Records: From $350*
Need to know what was approved for your property? We will do the search.
Service includes:
Visit the building and safety records department to obtain copies of all available permits.
We will include all the copies in a custom report.
Order to Comply
Received an Order to Comply?
An Order to Comply is a citation issued by the Department of Building and Safety for properties that do not meet the minimum standards of building codes regarding maintenance, use, or habitability.
Call for more information
Illegal Conversions
Have an Illegal Garage Conversions or Unpermitted Guest House?
If you intend to do a garage conversion, find out first if the conversion is feasible. You will save time and unnecessary expense and prevent being ordered to remove it out someday.
Call us 310.592.5566
Permit Expediting
Need Permit Expediting in the Los Angeles area?
Since 2001 we have expedited building permits, from simple Room Additions to New Single-Family Dwellings, Tenant Improvements, CUP’s, and Zone Variances.
Call 310.592.5566 for a Free Consultation
Drafting Services
Need Architectural Drafting Services?
Frequently projects will require architectural drawings in order to be considered for legalization or approval. We offer Design & Drafting services in the Greater Los Angeles area for all Residential construction projects:
Permit Records
Need Copies of building Permits?
We can get copies of all building permits on file, for any residential and commercial property in the Los Angeles County.
Building permits can verify square footage, confirm a legal addition, verify number of units, confirm zoning requirements, and more.
Permit Consultant
Why Use a Permit Processing Consultant?
You want the building permit review process to go as quickly as possible. Delays in the building permit approval can cost thousands of dollars.
The secret is to use a permitting consultant who already knows the process.
Why get a permit?
Why bother getting a permit?
So many people get into building their ideas without thinking of what legal ramifications may ensue, particularly if you get cited for illegal construction.
Call 310.592.5566 to learn more about our services and to request a FREE Counsultation
How Long does it take to get A Building Permit?
Everything depends on the local jurisdiction and the submittal package prepared by the applicant. If a submittal package is carefully prepared and predesign and pre-submittal conferences are held between the applicant, their consultants and the local affected agencies, things can go quite smoothly.
Inspections
Before you can request an inspection, you must first obtain the required permit(s) for the work you intend to do. When the work is ready to be inspected, you can request an inspection by one of two automated systems or through our Customer Call Center.
What is The Los Angeles Housing Department?
The Los Angeles Housing Department, or LAHD, works to insure that existing rental housing units meet all of the requirements as outlined in the safety and standards code for the City of Los Angeles.
How can we help you?
By knowing how to work with the Department of Building and Safety at the earliest stages of a project we can save you time and frustration. Applying for a building permit does not have to be a frustrating process.
Read about how we get building permits approved fast and efficiently.