What's the process for converting a detached garage in San Diego?

Converting a detached garage into an accessory dwelling unit (ADU) in San Diego is a fantastic way to maximize your property's potential, increase its value, and generate additional income. However, navigating the process can indeed be overwhelming. Let's break it down into manageable steps, addressing your concerns along the way.

### Zoning Requirements and Restrictions

In San Diego, garage conversions are generally encouraged, especially with the city's push to increase housing density. Here are some key zoning considerations:

1. **Zoning District**: Ensure your property is in a zone that allows residential uses and ADUs. Most residential zones in San Diego permit ADUs, but verify this with the San Diego Development Services Department (DSD).

2. **Setback Rules**: For converting an existing structure like a detached garage, the City of San Diego often allows for reduced setbacks. Generally, the rear and side setbacks can be as little as four feet, but this may vary based on your specific property's zoning and layout.

3. **Size and Design**: According to California state laws (such as SB-13 and AB-68) and local San Diego ordinances, the maximum size of an ADU can be up to 1,200 square feet. However, for garage conversions, the size is typically dictated by the existing structure's footprint. Ensure that the design complies with the Department of Housing and Community Development's (HCD) regulations for ADUs, including adequate egress, fire safety, and sufficient natural light.

### Timeline for Conversion

The timeline for converting a garage into an ADU can vary based on the complexity of the project and the efficiency of the permitting process:

1. **Design and Planning**: Allow 1-2 months for designing your ADU and obtaining necessary architectural and engineering plans.

2. **Permitting**: The permitting process in San Diego has been streamlined to encourage ADU development, taking approximately 2-3 months. However, delays can occur, so it's best to budget for up to 4 months.

3. **Construction**: Once you have the permits, construction can take anywhere from 4-6 months, depending on the complexity of the work and contractor availability.

Overall, you should expect the entire process, from initial planning to completion, to take about 9-12 months.

### Permitting Process and Cost Management

**Permitting Steps**:

1. **Pre-Application**: Visit the San Diego DSD for a preliminary review. This step can help identify potential issues early on.

2. **Submit Plans**: You'll need to submit detailed plans that include site, floor, and elevation plans. Be sure to include mechanical, electrical, and plumbing diagrams.

3. **Permit Review**: This includes zoning, building, and safety reviews. Address any corrections promptly to avoid delays.

4. **Inspections**: Once permits are approved and construction begins, schedule inspections at various stages (foundation, framing, final, etc.).

**Cost Management**:

- **Budget**: With a $100,000 budget, prioritize essential elements like structural upgrades, insulation, plumbing, and electrical systems. Costs in San Diego can range from $150-$250 per square foot, so efficient planning is crucial.

- **Hiring Professionals**: Consider hiring an experienced ADU consultant or contractor familiar with San Diego's regulations. Their expertise can help avoid costly mistakes and streamline the process.

- **Utilities**: Check if additional utility connections are required, which can add to costs. Sometimes, existing connections can be extended cost-effectively.

### Common Pitfalls and Tips

1. **Underestimating Costs**: Always have a contingency budget (at least 10-15% of your total budget) for unexpected expenses.

2. **Ignoring Local Codes**: Stay updated on the latest local ordinances and state laws to ensure compliance.

3. **DIY vs. Professional Help**: While DIY might seem cost-effective, the complexity of ADU conversions often necessitates professional help, especially in ensuring compliance with codes and efficient project management.

### Next Steps and Resources

- **Consult with the San Diego DSD**: Before starting, a consultation with the DSD can clarify initial doubts and provide tailored guidance.

- **Engage a Local Architect or ADU Specialist**: They can help design a compliant and cost-effective unit.

- **Join Local ADU Forums**: Engaging with local forums or groups can provide insights from others who have completed similar projects. They can be invaluable for practical advice and contractor recommendations.

- **Check for Incentives**: Occasionally, the city or state offers incentives or financing options for ADU construction, which can help mitigate costs.

By understanding the process, regulations, and common pitfalls, you’re well on your way to successfully converting your garage into a functional ADU. Best of luck with your project!