Top 6 ADU Tips from a Local Expert
Co-authored by Scott Johnson, ADU Expert @ Napa Sonoma ADU Center & Founder, Pocket Housing LLC and Renée J. Schomp, Director of the Napa Sonoma ADU Center
What are some key tips that homeowners in Napa and Sonoma Counties should keep in mind when they’re ready to kickstart their accessory dwelling unit project?
As a consultant and ADU Expert for the nonprofit Napa Sonoma ADU Center, I meet with a lot of homeowners on a weekly basis to complete their ADU Feasibility Consultations. This is just one of the helpful services that the nonprofit provides, and it’s a really great program because it allows us to connect one-on-one with local homeowners before they’ve gotten too deep into their project and make sure that they’re set up for success right from the get-go.
For those of you who haven’t yet signed up for one of our ADU Feasibility Consultations, I thought I’d share the top 6 ADU tips that I always make sure to cover with Napa and Sonoma County homeowners during their consult:
#1 Building an average ADU entails most of the same costs & complexities as building a new house.
After all, an ADU is just that -- a small home -- and while it may have less square feet than the average house, it still contains all of the same facets and must be up to the same building standards: Kitchen, bathroom, foundation, electrical, plumbing, insulation, framing -- you name it. As long as you set your expectations accordingly, you’ll be well-prepared for a successful ADU build. Side note: If you’re converting already-finished space such as part of your existing home or other existing space that meets the higher building code requirements for a living space, this tip may not apply to the same degree for your ADU project!
#2 Conduct a thorough investigation into costs & opportunities prior to setting your ADU project goals
Every ADU project is unique -- and each homeowner’s existing parcel is better suited to certain types of ADUs more than others. For example, you may think a conversion of your detached garage to an ADU will be simple and easy but based on characteristics of your existing garage that may not be the case -- you might be better suited (and save a lot of $) by building an attached ADU on the other end of your home where the slope is flatter and you can share a “wet wall” (plumbing) for the ADU with the kitchen in your primary home, for example. You can learn more about the five types of ADUs and Junior ADUs on our website. Speaking with a Designer, Architect or General Contractor early in your thinking process can help you set realistic ADU goals and set you up for a happy ADU journey.
#3 Take into consideration the multiple long-term benefits of an ADU when weighing short-term ADU project decisions.
For example, some homeowners may initially plan to build a smaller ADU because they can save money in the short-term on local fees and build costs. But if you ever plan to rent the ADU for extra income, consider the fact that a larger ADU can command more in rent and can create a home for a couple or even a small family in the community. The ability to earn more rent each month may pay back the cost difference within just a couple of years, and then go on to earn more every month for decades to come. Other short-term costs that can pay off later on: Investing in “universal design” to make the space more accessible can help you if you or a family member moves into the space in older age. Paying a little extra for square footage to replace storage space lost if you’re converting already-existing storage space, like a garage, for the ADU itself can help you save on renting a storage unit in the future if for example the ADU becomes a future home for your adult children. And the list goes on! Use our ADU Calculator to help you think through not just ADU costs but also the projected financial return on investment over time.
#4 Understand your ADU financing options before investing in the design process
Many homeowners underestimate the realistic costs of their ADU project, especially when they don’t follow tip #2 to understand the best type of ADU for their goals and budget. Every ADU project is unique, and it’s very tough to pin down an exact budget early on in the process. However, using our ADU Calculator early on and ideally, making sure that your designer and builder work together to ensure a practical plan given your budget and financing options is key to ADU project success. Learn more about common financing options and budget considerations from our ADU Workbook starting at page 33. Understanding your ADU financing options and having a solid budget early on can help the project be successful, less stressful, and ensure it meets your expectations
#5 You get what you pay for, so -- Don’t skimp on your professional team!
It can be tempting to save money on the front end with a sketch design and handyman or unlicensed builder to complete the project. But using an under-qualified team is a major source of ADU horror stories. For example, money spent during design and permitting can save thousands during construction. In particular, designers or architects who are familiar with designing efficient, small spaces will pay off in dividends in the future. You also want a design that is practical for your budget. Learn more about selecting a designer in our ADU Workbook starting at page 43. A good builder is also key and will be adept at navigating the permitting process with your city or unincorporated county and will provide solid project management. With that in mind, it is important to investigate and vet your potential build team. In addition to having active licenses and proper insurance, look for ADU or small house experience and a long history of satisfied customers who can vouch for the quality of the build standing the test of time. Learn more about getting bids and hiring a contractor in our ADU Workbook starting at page 77.
#6 Think about the financial and practical realities of being a landlord in case you ever plan to rent out your ADU.
It’s easy to focus on just the design and build for your ADU project, but make sure that you also think through the implications of potentially being a landlord - a role you may be playing for years after the construction crew has left. Learn more on our website and starting on page 93 of our ADU Workbook. And sign up for our monthly newsletter to find out about new resources we’ll be rolling out on the topic in the future!
Check out the Napa Sonoma ADU Center web resources and ongoing webinars for even more key ADU tips!
There is SO much more to say -- so register for our ADUs 101 Webinar on Wednesday, October 28 where I’ll be answering your questions live and covering even more bases! If you missed the live event, you can watch the full webinar recorded and on-demand anytime -- it will be posted along with all of our other past webinars here.