Do I need a separate utility meter for my Sunnyvale ADU?

Hello!

It's great to hear that you're embarking on the exciting journey of adding an Accessory Dwelling Unit (ADU) to your property in Sunnyvale, CA. Navigating the utility connection requirements is a common challenge, but I'm here to help you understand what's necessary, what's optional, and how you can best proceed while keeping your project within budget.

### Utility Meter Requirements for ADUs in Sunnyvale

In Sunnyvale, as in much of California, the requirement for a separate utility meter for an ADU can vary based on several factors, including the design and use of the ADU. Here’s a breakdown of what you need to consider:

1. **Electricity and Gas Meters:**
- Generally, Sunnyvale does not mandate a separate electric or gas meter for an ADU. You can share the existing meter with the main house. This is often the most cost-effective approach, especially if the ADU is intended for personal use or as a guest suite.
- If you plan to rent out the ADU separately, a separate meter may provide benefits in terms of tracking usage and billing tenants accurately. However, it’s not a regulatory requirement.

2. **Water and Sewer Connections:**
- For water, Sunnyvale requires a separate water meter for new ADUs. The installation typically costs between $7,000 to $10,000, including the cost of the meter, connection fees, and labor.
- Sewer connections might not require a separate line, but you could incur additional connection fees if modifications are necessary. These fees can range from $3,000 to $5,000.

### Cost Implications

- **Installation Costs:** As mentioned, installing separate meters can be costly. The utility companies charge for the meter itself, the labor to install, and any necessary upgrades to the service panel or infrastructure.
- **Utility Billing:** Separate meters allow for precise billing and can be beneficial if the ADU is a rental. However, if you're planning on using it for family or guests, shared utilities might be more convenient and less costly.

### Potential Benefits of Separate Meters

- **Independence:** Tenants can manage their utility usage independently, which can be a selling point.
- **Energy Monitoring:** Separate meters allow for better energy monitoring, potentially leading to more conscious usage and savings in utility costs.

### Applicable Regulations

- **California State Laws:** Senate Bill 13 (SB-13) and Assembly Bill 68 (AB-68) are among the state laws that govern ADU construction, aiming to simplify the process and reduce costs. They provide guidelines but leave specific utility requirements to local jurisdictions.
- **Sunnyvale Ordinances:** Check with the City of Sunnyvale’s Community Development Department for the most current local requirements. They can provide specific insights into any recent changes or exceptions that might apply to your property.

### Step-by-Step Guidance

1. **Consult with the City:** Before making any decisions, consult with the Sunnyvale Building Department. They can confirm current requirements and provide guidance based on your property specifics.
2. **Evaluate Your Plans:** Consider how the ADU will be used. If it's for rental, a separate meter might be more beneficial despite the initial cost.
3. **Get Quotes:** Contact local utility companies for estimates on installation costs and timelines. Costs can vary based on the complexity of the installation and current demand.
4. **Hire a Qualified Professional:** Work with a contractor experienced in ADU projects in Sunnyvale. They will understand the local codes and can manage the permit process efficiently.

### Common Pitfalls and Tips

- **Permits:** Ensure you have all the necessary permits before starting any work. Unpermitted work can lead to fines and costly changes.
- **Budget for Unexpected Costs:** Always include a contingency in your budget for unexpected expenses, which are common in construction projects.
- **Timeline Considerations:** Installation of separate meters can add time to your project. Expect the process to take 2-3 months, including permits, scheduling, and installation.

### Next Steps

1. **Visit the Sunnyvale Community Development Department's website** to access resources and contact information.
2. **Schedule a consultation** with a local ADU specialist or contractor to discuss your project.
3. **Join local forums or groups,** like neighborhood associations or online communities, to gain insights from others who have completed similar projects.

I hope this provides clarity and direction for your ADU project. Remember, careful planning and understanding local requirements will help you avoid pitfalls and ensure your project is a success. Good luck with your ADU!

Best regards,
[Your Name]
ADU Consultant