Garage conversion vs new ADU construction in Pomona?

Hello,

You've embarked on an exciting journey by considering an ADU (Accessory Dwelling Unit) project in Pomona! Both garage conversions and new constructions have distinct advantages and challenges, and making the right choice depends on several factors, including budget, timeline, and personal priorities. Let's dive into your questions to help you make an informed decision.

**Garage Conversion Challenges:**

1. **Building Codes and Regulations:** Converting a garage into an ADU in Pomona means adhering to California's state laws, such as AB-68 and AB-881, which have relaxed some restrictions on ADUs. However, local ordinances still apply. One common issue is ensuring compliance with fire safety standards and energy efficiency codes. You might need to upgrade the insulation and install fire-rated drywall, windows, and doors.

2. **Parking Requirements:** Recent California laws have reduced parking requirements for ADUs, especially if you're within half a mile of public transit or if the ADU is part of an existing structure. In Pomona, this should minimize your concerns, but it's crucial to check specific local codes or consult with the city's planning department.

3. **Setbacks and Structural Modifications:** Although garage conversions typically face fewer setback issues, you may need to address structural modifications, such as raising the floor to meet the main house's level or reinforcing the foundation, which can add unexpected costs.

**New Construction Considerations:**

1. **Regulations and Fees:** New constructions require a thorough understanding of Pomona's zoning laws and building codes. The city may impose impact fees, but these are generally reduced for ADUs under 750 square feet. Be prepared for site inspections and possible environmental reviews, which could extend timelines.

2. **Cost and Time:** New construction can be more expensive and time-consuming. In Pomona, costs for new ADU construction typically range from $150 to $250 per square foot. With your $100,000 budget, constructing a modest new unit of about 400-600 square feet might be feasible, depending on finishes and site conditions.

**Budget Realism:**

Converting a garage might be more cost-effective if your budget is tight. Garage conversions in Pomona can range from $50,000 to $80,000, depending on the complexity of the work required. This option might better fit your $100,000 budget.

**Impact on Property Taxes:**

ADU additions indeed affect property taxes. In California, only the value of the new construction (the ADU itself) is reassessed, not the entire property. This increase is generally modest compared to the potential rental income or increased property value an ADU can provide.

**Practical Steps and Tips:**

1. **Engage a Professional:** Consider hiring an experienced architect or ADU designer familiar with Pomona's regulations. They can guide you through compliance, design, and cost estimation.

2. **Consult with the City:** Early dialogue with Pomona's planning department can clarify any specific requirements and streamline the approval process.

3. **Utilities Assessment:** Evaluate existing utilities (water, sewer, electricity) to determine if upgrades are necessary, which can impact both options differently.

4. **Financing Options:** Explore financing options such as home equity loans, which might provide additional flexibility if costs exceed your budget.

5. **Common Mistakes to Avoid:** Don’t overlook the importance of detailed, realistic planning for both time and budget. Many homeowners underestimate the complexity of compliance and site preparation.

**Next Steps:**

- **Research and Hire Experts:** Look up local contractors or consultants with a strong track record in ADU projects in Pomona. Their local experience can be invaluable.
- **Attend Workshops:** The city or community organizations sometimes offer workshops on ADU development. These can provide insights and connect you with other homeowners who have undertaken similar projects.
- **Review Resources:** Check out the California Department of Housing and Community Development’s ADU Handbook for comprehensive guidance.

Remember, both options can enhance your property’s value and utility, so weigh the pros and cons carefully in the context of your long-term goals. Good luck with your ADU project in Pomona!

Warm regards,
[Your Name]
ADU Consultant