What's the minimum and maximum ADU size allowed in Los Angeles?

Hello and thank you for reaching out with your questions about adding an Accessory Dwelling Unit (ADU) to your property in Los Angeles. You’ve come to the right place for detailed, regulation-specific guidance. Let’s dive into the details to help you make informed decisions.

### Understanding ADU Size Regulations in Los Angeles

#### Maximum and Minimum Size
According to Ordinance No. 186,481, LAMC 12.22.A.33, the maximum size for a detached ADU in Los Angeles is 1,200 square feet. If you're considering an attached ADU, the maximum allowable size is either 1,200 square feet or 50% of the primary dwelling's square footage, whichever is less. As for the minimum size, while the ordinance doesn't specify an exact minimum, it's typically guided by practical considerations such as compliance with building codes and ensuring habitable living conditions. Generally, ADUs are rarely built smaller than 150 square feet due to functionality and habitability standards.

#### Garage Conversion Considerations
When converting an existing detached garage, the size of the garage will determine the initial space of your ADU. You can expand beyond the original footprint of the garage up to the 1,200 square feet maximum allowed for detached ADUs. This means you have the flexibility to enlarge the space if your lot size and zoning allow it. Note that the conversion of a garage can impact parking requirements for your main residence if your property is not within half a mile of public transit, as you'll need to provide two uncovered parking spaces for the main house.

### Special Considerations for Standalone ADUs

If you opt to construct a standalone ADU instead of converting your garage, you'll need to adhere to the setback requirements of four feet from side and rear property lines. The height limit for a detached ADU is 16 feet. These parameters ensure your ADU is compliant with local zoning and building codes.

### Financial and Legal Considerations

#### Impact Fees and Costs
Be mindful of impact fees, which are waived for ADUs under 750 square feet. For ADUs 750 square feet and larger, fees are proportional to the size. Typical construction costs for a 600-800 square foot ADU range from $280,000 to $400,000, depending on various factors such as materials and labor.

#### State Laws and Local Ordinances
California state laws like SB 897, AB 2221, and AB 976 are designed to streamline the ADU approval process and remove barriers such as owner-occupancy requirements, which will be eliminated starting January 1, 2024. This change allows greater flexibility in how you manage your property.

### Step-by-Step Guidance

1. **Evaluate Your Lot and Existing Structures**: Confirm your lot size and the footprint of any existing structures like your garage. This will help determine the potential size and configuration of your ADU.

2. **Consult with a Professional**: Engage an experienced architect or ADU consultant familiar with Los Angeles regulations to ensure your plans align with local zoning and building codes. They can provide insights into design and compliance issues.

3. **File for Permits**: The ADU approval process in Los Angeles is typically ministerial, with a processing time of 4-6 months. Prepare your application meticulously to avoid delays.

4. **Plan for Construction**: Once permits are secured, work with your contractor to establish a construction timeline. Ensure they are familiar with the specific nuances of ADU construction in Los Angeles.

5. **Review Parking Requirements**: If you are converting a garage and are not within half a mile of transit, plan to accommodate the required two uncovered parking spaces for your primary residence.

### Tips for Success

- **Stay Informed About Local Transit Proximity**: If your property is near public transit, you may benefit from relaxed parking requirements, which can impact your overall design and budget.

- **Consider Future Use**: With the elimination of owner-occupancy requirements, think ahead about whether your ADU will serve as a rental property, guest house, or personal space.

- **Engage with Local ADU Experts**: Since Los Angeles regulations can be intricate and subject to change, maintaining a dialogue with local experts ensures you remain compliant and informed.

### Next Steps

1. **Conduct a Site Visit**: Have a professional assess your property to discuss potential designs and compliance issues.

2. **Create a Budget Plan**: Factor in all potential costs, including construction, permits, and any utility upgrades.

3. **Submit ADU Plans**: Work with your consultant to submit detailed plans to the city's planning department.

By following these steps and leveraging the specific regulations outlined here, you’ll be well on your way to adding a compliant and functional ADU to your property. If you have further questions or need additional guidance, don’t hesitate to reach out. Best of luck with your ADU project in Los Angeles!