Frequently
questioned.

Most detached ADUs run 9–13 months from contract to certificate of occupancy. Garage conversions are typically 4–6 months. Permitting alone is usually 60–120 days at LADBS depending on whether we use a pre-approved standard plan or a custom design that needs full plan check.

Detached ADU

9–13 mo

Garage conversion

4–6 mo

Permitting

60–120 days

Weeks 1–3: feasibility, survey, schematic design. Weeks 4–8: construction documents and Title 24. Weeks 9–20: plan check at LADBS or your local department. Weeks 21–24: site mobilization and foundation. Weeks 25–40: framing, MEP rough-in, drywall, finishes, and inspections. Final two weeks are punch list and closeout.

• Wk 1–3 · Feasibility, survey, schematic design
• Wk 4–8 · Construction documents + Title 24
• Wk 9–20 · Plan check at LADBS
• Wk 21–24 · Mobilize + foundation
• Wk 25–40 · Framing, MEP, finishes, inspections
• Wk 41–42 · Punch list + closeout

Yes — meaningfully. LADBS Standard Plan ADUs skip the design review portion of plan check and often clear permitting in 30–60 days instead of 90–120. We carry a curated library of standard plans from 480 to 1,200 sq ft.

Custom plan check

90–120 days

Standard plan

30–60 days

Three things, in order: (1) utility upgrades — LADWP service upgrades can add 8–14 weeks; (2) sewer capacity studies in older neighborhoods; (3) owner-driven design changes after permit submittal. We flag all three at the feasibility call.

• LADWP service upgrades · +8–14 weeks
• Sewer capacity studies in older neighborhoods
• Owner-driven design changes after permit submittal

Pricing depends on size, finish level, and site conditions. For 2026, our detached ADUs start around $250K for a 480 sq ft studio and run up to about $450K for a 1,200 sq ft custom build. Garage conversions begin around $145K. JADUs typically run $95K–$140K.

Studio · 480 sf

$250K

1-bed · 750 sf

$310K

2-bed · 1,200 sf

$450K

Garage conv.

from $145K

Architectural and structural design, Title 24 energy compliance, full permit fees and plan check, soils report when required, foundation, framing, MEP rough-in, insulation, drywall, doors, windows, kitchen, bathroom, flooring, paint, fixtures, and final cleaning. Excluded: landscaping beyond grading, solar (offered separately), and LADWP service upgrades when the existing panel can't carry the load.

• Included · design, Title 24, permits, plan check
• Included · foundation, framing, MEP, finishes
• Excluded · landscaping beyond grading
• Excluded · solar (priced separately)
• Excluded · LADWP service upgrades (when needed)

Across 120+ completed LA projects, our owners see 10–16% annual return on construction cost in long-term rental. The math: a $280K detached ADU renting at $2,800/month grosses $33,600/year — roughly a 12% gross yield before expenses. Property value uplift is typically 1.4–1.7× the build cost on appraisal.

Annual gross yield

10–16%

Appraisal uplift

1.4–1.7×

Sample rent · 1-bed

$2,800/mo

The CalHFA ADU Grant Program ($40K toward soft costs) was paused in 2023 but a successor is in late-stage legislative drafting. LADWP offers rebates for high-efficiency HVAC and induction cooktops. We track every active program and apply on your behalf.

Yes. We file with LADBS or your local building department, manage plan check, coordinate utility upgrades, schedule inspections, and deliver final sign-off. You don't visit the counter, we do.

SB-9 (the California HOME Act) lets eligible single-family lots split into two parcels and/or add a duplex. We assess eligibility during the feasibility call — roughly 60% of LA single-family lots qualify on paper, fewer in practice once HPOZ, hillside, and coastal overlays are applied. SB-9 projects can stack with an ADU for up to four units on what was a single-family lot.

LA SF lots eligible

~60%

Max stacked units

4

Yes, but with design review. Historic Preservation Overlay Zones require Certificate of Appropriateness from the cultural heritage commission before permits issue. We've shepherded projects through Miracle Mile, West Adams, Whitley Heights, and Spaulding Square HPOZs. Add 8–12 weeks for the COA process.

COA process

+8–12 weeks

Hillside requires a Methane District review (where applicable) plus a haul route plan if grading exceeds 1,000 cubic yards. Coastal Zone projects (anything west of Lincoln Blvd in Venice, for example) need a Coastal Development Permit on top of standard LADBS approval. Both are workable; both add 60–90 days.

Statewide ADU law (AB 68/881) overrides most local restrictions: 4-foot side and rear setbacks, 16-foot height for detached one-story, 18-foot for two-story within ½ mile of transit. Front setbacks follow the underlying zone. We model your envelope at the schematic stage.

Side / rear setback

4 ft

Height · 1-story

16 ft

Height · 2-story (TOD)

18 ft

Short-term rentals (under 30 days) are restricted in the City of Los Angeles to your primary residence and require Home-Sharing Ordinance registration. ADUs built after 2017 are generally ineligible for STR registration. Long-term rentals (30+ days) are permitted in nearly all jurisdictions without restriction.

Absolutely. Multigenerational housing is one of the original drivers of California's ADU policy. There is no requirement to rent the unit at market rate or at all — you may use it for family, guests, a home office, or your own primary residence while renting the main house.

Only the ADU portion is reassessed at its construction cost — the existing main house keeps its Prop 13 basis. On a typical $280K ADU, expect a property tax increase of roughly $2,800/year at LA's 1% rate plus local assessments.

Sample increase

≈$2,800/yr

Generally no, with one exception: AB 1033 (effective 2024) allows participating cities to permit ADU condominium-ization — selling the ADU as a separate unit. As of early 2026, the City of Los Angeles has not opted in, though a handful of smaller jurisdictions have.

Yes — CSLB #1098432, fully bonded, $2M general liability, and workers' comp on every site. BBB A+ accredited, member of NAHB and the LA chapter of AIA.

We carry our own foreman, framers, and finish carpenters in-house. Specialized trades — MEP, roofing, glazing, solar — are long-standing subcontract relationships, the same crews on every project. You will know every face on your site by week three.

Two phases. Phase 1 is a fixed-fee design + permitting agreement (typically $18K–$32K depending on scope) that takes you from feasibility through permit-in-hand. Phase 2 is a fixed-price construction contract issued only after permits are approved — no surprise change orders for items we should have caught at design.

Phase 1 · design + permits

$18K–$32K

Phase 2 · construction

Fixed price

We're happy to build off owner-supplied plans, with a brief constructability review first. Pricing is typically 5–8% lower than design-build because we skip Phase 1. We do require structural and Title 24 to be stamped by California-licensed professionals.

Book a 30-minute feasibility call. We pull your APN, review zoning, overlays, and utility records, and tell you honestly what's possible on your lot — before you spend a dollar. Call (323) 555-0140 or write studio@goldenstateadu.com.