What are the owner-occupancy requirements for ADUs in Glendale?

Hello,

Thank you for reaching out with your questions about building an Accessory Dwelling Unit (ADU) in Glendale, California. As an experienced ADU consultant, I'm happy to help clarify the owner-occupancy requirements and provide you with a comprehensive overview of what you can expect in Glendale.

### Owner-Occupancy Requirements in Glendale

As of my last update, Glendale does not have an owner-occupancy requirement for ADUs. This means that you are not mandated to live in either the main house or the ADU. You can continue your plan to live in the main house while renting out the ADU. This flexibility is part of the broader push by California's state laws, like SB-13 and AB-68, to encourage the development of ADUs as a means of addressing housing shortages.

### Required Agreements and Affidavits

While Glendale does not require an owner-occupancy affidavit for ADUs, it is always a good idea to check current requirements with the city's Planning Department. Regulations can evolve, and it's crucial to ensure compliance with any updated ordinances.

### Understanding Future Regulation Changes

It's understandable to be concerned about future regulatory changes. While it's impossible to predict all changes, California has been trending towards more lenient ADU regulations to tackle housing shortages. For peace of mind, you might want to consider staying updated with local planning meetings or subscribing to city newsletters. Engaging with a local real estate attorney or a professional ADU consultant periodically can also help you stay ahead of any changes.

### Cost and Budget Considerations

In terms of cost, your estimated budget of $150,000 is a realistic starting point for constructing an ADU in Glendale, especially if you're considering a detached unit or converting existing garage space. Here’s a breakdown of potential costs:

- **Design and Permits:** Expect to spend $5,000 to $15,000 on architectural design, engineering, and permits. Glendale requires building permits, and the process can take 2-4 months.
- **Construction:** The construction costs can vary between $200 to $300 per square foot, depending on material choices and finishes. Given your budget, you could aim for a 500 sq. ft. unit, keeping costs around $100,000 to $150,000.
- **Utilities and Site Preparation:** Factoring in utility hookups, site preparation, and landscaping can add another $10,000 to $20,000.

### Timeline and Process

Here’s a step-by-step guide for your ADU project in Glendale:

1. **Pre-Design Consultation:** Engage a local architect or ADU specialist to discuss your vision and budget.
2. **Design Phase:** Work with your architect to create plans that meet Glendale's zoning and building codes. This phase can take 1-2 months.
3. **Permitting:** Submit your plans to the Glendale Building and Safety Division. Permit approval can take 2-4 months, depending on the complexity of your project.
4. **Construction:** Once permits are approved, construction typically takes 4-6 months.
5. **Final Inspection and Approval:** After construction, you’ll need final inspections from the city before legally renting out the ADU.

### Local Considerations

- **Parking Requirements:** Glendale may require additional parking spaces unless your property is within half a mile of public transit.
- **Design Standards:** Ensure your ADU design aligns with Glendale’s architectural standards. This includes considerations for neighborhood aesthetics and privacy.

### Common Mistakes to Avoid

- **Underestimating Costs:** Always include a contingency fund (around 10-15% of your budget) for unexpected expenses.
- **Ignoring Local Ordinances:** Always verify current regulations with the Glendale Planning Department to avoid costly redesigns or permit delays.
- **Skipping Professional Advice:** Engaging with experienced professionals can save time and money.

### Next Steps

1. Contact the Glendale Planning Department to confirm current ADU regulations.
2. Schedule consultations with local architects or ADU builders.
3. Consider engaging with a real estate attorney to navigate any potential legal complexities.

### Resources

- **Glendale’s Planning Department Website:** [Glendale Planning](https://www.glendaleca.gov/government/departments/community-development/planning-division)
- **State Law References:** Review SB-13, AB-68, and SB-9 for broader state regulations on ADUs.

I hope this information helps you move forward confidently with your ADU project. If you have more questions or need further assistance, feel free to reach out. Best of luck with your project in Glendale!

Warm regards,

[Your Name]
ADU Consultant