ADU 從 A 至 Z

ADU,  Accessory Dwelling Units, 尤其對住在加州的別墅房主們來說，是一個多麽誘人響亮的名字。下麵根據本人建設裝修四個ADU的親身經曆，介紹一下整個過程：A to Z. 

1. 核算。Go to zillow.com, enter your house address, get average $/sqft. If >$700/sqft, it's worth building an ADU. Because the average ADU price is between $200 to $280/sqft. 

2. Call your city planning department, give them your address, ask them how much the maximum square footage is allowed for an ADU and send you the area number in writing by an email. Keep it well. 

3. Find a garage or an open area, where you want the ADU to be converted from or to be built, respectively, in your back or side yard, draw a simple sketch, including your whole yard and main house, with all the approximate dimensions marked clearly, take a photo picture, send to the city planning department by email, asking for a preliminary approval in writing.

 

4. Real challenge: ADU internal layout. This is the most critical step and will make a big difference to the ADU residents for 10's or 100's years to come. Things to consider: layout for the bedrooms, bathrooms, kitchen, storage, windows, doors, lighting, switches, appliance, cabinets, vanities, showers, toilets.... everything matters. It took me half year to finalized this step for my first ADU in 2010, for a total 5 revisions; 1 year for my second ADU in 2020, for a total 6 revisions. I'm now designing my 3rd ADU, has gone through this step for >1 year, total 5 revisions already, still pondering on the layout. If you really want the best layout, find a consultant or a contractor who treats the layout seriously and has done excellent layouts in the past. There is a such one in the LA area，九德建工： 
https://jiudeconstruction.com/    This company has done 10's ADU's, from A to Z, all by itself, all its customers are satisfied with their results. I am one of their satisfied customers. 

5. After finishing the long step above, shop for an architect. Find at least 3, ask these questions: How many ADU designs have you done? - better >10; How long will it take to finish the design? - better <6 months; Is structural calculations included? - better "yes"; Is title 24 (thermal insulation calculation) included? better "yes"; If the design is not done in time, how much discount will you discount the total fee? - better 5%; Payment schedules? better: <30% downpayment, <50% before sumittal, >20% after pulling the permit. Get 3 sets of proposals, meet with them, go with the person you feel the most trust worthy and comfortable to deal with, a little higher priced is ok. You can bargain the price down a little, but keep it in mind: if the price is too low, he/she may accept the job, but feel unhappy when doing it. The unhappiness will affect the quality of the design.  

6. After hiring the architect, watch out their work closely. The way to watch out: find a contractor and sign a preliminary contract with them and let the contractor watch out the architect directly for you. To make sure what the architect's design makes sense and is buildable. The best: hire an A to Z ADU contractor to do the layout design, architect design, structure calculation, title 24, building, dealing with numberous city inspections, and final touch up, for you. Jiude Construction is such a contractor: https://jiudeconstruction.com/     

7. After pulling the permit from the city, finalize the contractor. Line up at least 3 contractors, let them give you proposals, including: SOW (Statement of Work), work schedule, and payment schedule. SOW: including everything till the last touch up, including all the details, such as bothroom toilet paper holder, towel hangers, all the curtains, etc., as in detail as possible. Work schedule: <6 months. Payment schedule: <10% to start with, certain amount per mile stones... >10% after the final inspection by both the planning and building department from the city. The way to choose the contractor: 人品 聰明 經驗 保修 價錢。

8. Key steps: A. Layout B. Contractor. 如果有問題，本人願意花一點有限的時間免費谘詢：不超過10分鍾。劉老頭： 408-七一八-nine four two seven.  

祝順利