There are numerous ways by which property owners can increase the value and earning potential of their homes. One common approach is the construction of a detached accessory dwelling unit or ADU. If you’re wondering what is a detached ADU all about, we’ve got you covered. Here we take a look at what detached accessory dwelling units are, what benefits they can offer, and details about the cost, legality, and process of building one.
What Is a DADU (Detached ADU)?
A detached ADU is a separate structure that doesn’t share a wall with the main property. It is located on the same plot of land as the primary residence, but separated by a piece of open land. This is why these units are generally known as backyard cottages.
Generally speaking, detached ADUs are considered easier to build, and allow for more creative freedom than attached ADUs. A property owner is more likely to build a structure independent from the primary residence if they plan to rent the ADU out.
What Is The Difference Between Attached ADU And Detached?
The fundamental difference between attached ADUs and a detached accessory dwelling unit, is the connection, or lack of, between the unit and the primary residence. With this being said, there are greater differences beyond the structure itself. It will be important that you understand these differences before deciding what kind of accessory dwelling unit, you are planning to build.
Property Value
Adding accessory dwelling units to a property will increase the home’s value. The increase, however, will be dependent on what kind of unit you add. Detached ADUs are more likely to increase your home’s value as separate living units are preferred by house hunters in many cities.
If you have less space to play with, however, detached ADUs may not be the answer. Instead, it is worth looking at an attached ADU to maximize square footage and increase value.
Size Limits
There are legal restrictions on how big accessory dwelling units can be, and they are usually different depending on whether it is attached or detached.
Here in California, an attached ADU cannot be more than 50% of the primary residence. This means that if you have a home that covers 2,000 square feet, your attached ADU cannot be bigger than 1,000 square feet.
Detached ADUs on the other hand, can be as big as 1,200 square feet, no matter how large the primary residence is. Height matters too in California, which dictates that detached ADUs cannot be taller than 16 feet. If you attach the ADU to the main property, it can be built to the same height.
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Construction Costs
Given that detached ADUs are often built from scratch, unless we are talking about a garage conversion, construction costs will be higher. The cost of breaking ground to place foundations alone can be significant. This is why so many will look to convert an existing garage, bringing costs down.
An attached unit, however, can utilize the pre-existing foundations on the site of the primary residence. On average, you’ll be looking at paying between $300k and $400k for a detached unit. Attaching the unit to the property will cost around $50k less.
Potential Rental Earnings
Homeowners looking to earn a rental income from the ADU would be wise to invest in a detached unit. There are two reasons why a detached ADU commands a higher monthly rent.
Firstly there is the privacy aspect, something that tenants overwhelmingly prefer. Secondly, as we just discussed, attached ADUs are generally smaller than detached ones. The more square feet that you rent out, the higher the market rate.
Parking Requirements
Legal requirements for parking change depending on the state and jurisdiction in which you live. Generally speaking though, a detached ADU will require the construction or allocation of off-street parking.
Parking that is required will be in addition to any parking at the primary residence. The rules change a little when it comes to attached units.
For example, if you have an interior ADU in the basement of the primary residence or the attic of the house, you may not need additional parking. If the unit is attached, zoning regulations around parking are the same as detached. This will mean the need for at least one off-street parking space.
We should note that no parking will be required if the building fits the following criteria:
- Located one-half mile from public transport
- Located within one block from a pickup and drop-off location of a car-share vehicle
- Located on a historic or listed area of land, or by a historic or listed building
Benefits of Building a DADU
Now that we have cleared up the differences between an attached and detached ADU, let’s look a little deeper into the benefits of this kind of investment.
Increased Property Value
For most homeowners, the constriction of an accessory dwelling unit means that they can earn rental income. This, however, is not the only ROI that they can anticipate.
Building an extra living space will also increase the value of the property, quite substantially. Here in California, the average cost per square foot of a single-family home is around $440. If you add an accessory dwelling unit of 1,000 square feet, that will be an increased value of $440k.
There are building costs of course, with an expected investment of $250k for an attached or detached accessory dwelling unit. Even with such a substantial outlay, you can expect to make a cool $210k, perhaps even more depending on the future market rate.
Privacy
As aforementioned, the privacy of a detached accessory dwelling unit is an attractive feature for tenants. It will also give you a private space to house family members.
This could be an elderly relative who needs to be close to the care that their family can offer while maintaining their independence. Alternatively, you may look to move your children into the space, to allow them to be independent without the expense and risk of going it alone.
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Storage
There are no rules on what you can do with your unit, and you may not even wish to use it as a living space. Many homeowners who build accessory dwelling units will use them for all manner of purposes.
This includes storage, of just about anything that you can think of. Once you have built the unit, the space is yours to do as you wish, within legal requirements. Some even look to rent an attached or detached accessory dwelling unit to those looking for a storage solution.
Solar Panels
Newly constructed and non-manufactured detached ADUs are required to have solar panels, although they do not have to be installed on the unit. Depending on how many square feet your ADU will occupy, you may even be able to use the power generated for the main property as well as the unit.
Building your accessory dwelling unit with solar panels in mind will make their installation very simple. Most people who look to use solar power have to retrofit the panels, such has been the recent rise in popularity of this eco-power option. Depending on how many square feet your ADU will occupy, you may even be able to use the power generated for the main property as well as the unit.
Rental Income
There is no doubt that the income you could potentially generate through renting the space out is a huge benefit. This kind of housing allows people to live in high-cost communities without overpriced rent payments.
If you can rent the space to a single family or young professionals, you may even be looking at long-term rentals. Having a detached accessory dwelling unit makes being a landlord easy, as you’ll be on hand for any issues that occur. Given that you can increase your home’s value and create an income stream too, building a detached ADU is certainly a smart investment option.
Flexible Living Arrangements
Both an attached and detached ADU offers a wonderful addition to the living space on the site of your property. As mentioned, this could be used for family, or perhaps even as an area for visitors.
The key word here is flexibility, you are not limited as to how you could use an ADU. Smart design will also ensure that you can switch how you use the ADU if your needs or situation change.
Detached ADU Regulations Los Angeles
During the planning stage for your detached ADU, you must check what your state or jurisdiction requires. It may be that you must adhere to certain rules, or that you require a permit before breaking ground.
If you live in Los Angeles, these are the particular regulations that you’ll need to pay attention to before building an ADU. Many construction firms specialize in ADU building and design here in L.A. Don’t be afraid to speak with them about regulations and how best to go about the build, to stay in line with the current ADU laws.
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Zoning
You are allowed no more than one ADU on your property in Los Angeles, regardless of how much space you may have. There is no minimum lot size for an attached or detached ADU, as long as it will be a residence for a single-family or multi-person family.
We have already covered the maximum size for an attached ADU, which is no more than 50%. A detached ADU can be larger, although cannot exceed the 1,200 square feet limit. Most ADU designs are permitted here in California, but the details matter so make sure you know what the regulations are before you start the development.
Permits
For most builds, the homeowner will have to pay for a plan check fee as part of the ADU permit process. This simply states that they have met the requirements and that the building of the ADU can go ahead.
The city will also require that property owners have paid a sign-off fee, once the building is finished. This is issued by the City of Los Angeles Department of Building and Safety.
The initial plan check fee for your ADU will come in at around $1,500. The greater expense will be the final check, which could be anywhere from $1,500 to $15,000.
Once the development is done, an officer will come out to the address, to ensure that all regulations have been met. The more complex the ADU build is, the more expensive this last check will be.
How Much Does a Detached ADU Cost in Los Angeles?
For a detached ADU, Los Angeles has a broad range of costs, with the average being $150k to $350k. The lowest average is for converting a garage or existing structure, coming in at $100k to $135k.
Your detached ADU build could cost as little as $10,000 and as much as $500,000. It depends on what you plan to use it for, and what materials you wish to use.
If you are looking at a simple ADU in the basement, you will be looking at the lower end of the scale. Alternatively, you could plan out the full 1,200 square feet, separately built ADU. Add bells and whistles to this and you’re looking at the top end of the spectrum.
Ready To Get Started on Your DADU?
Whether you are flipping a garage into an ADU or starting from scratch, you need a good team to help you do it. If you are ready to push ahead, Build Method Construction has over 25 years of experience in constructing ADUs and room additions throughout Los Angeles County. You can view our previous work in our ADU gallery and look online at our exceptional reviews. We can assist you with mapping out the design and planning, and all the way through to executing exactly what you have in mind for the purpose of your ADU.
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FAQ
Do I Need Title 24 for a Detached ADU?
Yes. You will need Title 24, a state mandate, to commence work on your ADU. This is a calculation taking into account the plot of your existing home, the site plans of both the ADU and the house, as well as the design.