Construction: Garage Conversions
Garage Conversion or Demolition? Which Should I do?
Transforming your detached garage into an accessory dwelling unit (ADU) opens up new possibilities for your property. Many homeowners choose to add ADUs to generate rental income or create flexible living spaces for family members. While garages can be useful for storage or parking, they may no longer be necessary for you. Here’s a detailed guide to help you decide between converting or demolishing your garage to build an ADU.
Conversion vs. Demolition: What’s the Difference?
When deciding to alter your garage, there are two main options: conversion or demolition. Both options utilize the garage’s available space, but the processes differ greatly. Below are some key considerations before choosing between converting or demolishing your garage for an ADU.
What’s the Difference Between a Garage Conversion and an ADU?
A garage—whether attached or detached—can be converted into an ADU. The rules for attached ADUs differ slightly from those for detached units. For example, an attached ADU cannot be larger than half the square footage of the main home, while a detached ADU can often be up to 1,200 sq. ft., regardless of the size of the primary residence (though some cities may limit it to 1,000 sq. ft.). It’s important to check your local ADU limits. Additionally, a garage conversion is not new construction, so the process, timeline, and budget will differ. We’ll cover this in more detail later.
Can I Convert My Detached Garage into a Guest House?
Yes, California’s state regulations allow for the conversion of detached structures into ADUs, and there is no specific size limit for the conversion. For instance, you could convert a 2,000 sq. ft. garage into an ADU, or demolish it and build new within the same footprint. However, local municipalities may impose their own limits, so be sure to check with your city’s regulations.
Can I Build an ADU Above my Garage?
Yes, building an ADU above a garage is possible. If your garage is attached to your primary home, it will follow attached ADU regulations, which may involve additional permits and fire-rated construction between the ADU and the main residence. For detached garages, you’ll need to adhere to local height restrictions, which typically cap ADUs at 24 feet, though this varies by area. Check your city’s guidelines for more details.
How Much Does It Cost to Convert a Garage into an ADU in Los Angeles?
The cost to convert a garage into an ADU in Los Angeles depends on several factors, including the condition of the garage and any upgrades necessary to meet code requirements. On average, converting a two-car garage will cost around $120K+.
Other variables may affect the cost, such as the garage’s age, land conditions, and the features you want to include in the conversion. Garages that are 30+ years old may not be ideal candidates for conversion, as they will require extensive upgrades to meet current building codes, making the process more expensive. Newer garages, built within the last few years, may be converted more easily with fewer additional costs. Your contractor will need to assess the condition of the garage to determine if conversion is feasible.
Bringing a converted ADU up to code will involve various upgrades, including:
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Installing drywall joists
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Adding a moisture barrier between the slab and flooring
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Insulating the unit
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Meeting fire-rating requirements
You’ll also need to account for utilities, especially electrical work. In many cases, the electrical system will need to be upgraded to handle the capacity of the new ADU. Plumbing and electrical lines may need to be rerouted or upgraded, adding to the overall cost.
Is It Cheaper to Tear Down My Garage and Start from Scratch?
This depends on the age and condition of your garage. As a general rule, garages that are 30+ years old may be poor candidates for conversion due to the significant costs of bringing the structure up to current building standards. In these cases, it may be more cost-effective to demolish the garage and build a new ADU from scratch.
Newer garages, on the other hand, may be easier and cheaper to convert. Retrofitting these garages will likely involve rerunning plumbing and electrical systems. This process includes cutting into the concrete slab, running trenches, and inserting lines into the walls and roof.
However, if the original construction of the garage was substandard or if the building materials are outdated, the cost of conversion may outweigh the benefits, making demolition the better option. The good news is that demolishing a garage typically only adds about one week to the overall construction timeline.
Can I Tear Down a Garage and Build an ADU with Reduced Setbacks?
Yes, most cities in Los Angeles will allow you to demolish a garage and rebuild an ADU in the same spot, with the same reduced setbacks, as long as you stay within the original footprint. If you plan to expand the footprint or build a two-story ADU, you’ll need to comply with local setback regulations.
Evaluating the Return on Investment (ROI) for Garage Conversion
Considering the potential return on investment (ROI) is important when converting your detached garage into an ADU. Converting a garage can increase your property value and generate rental income. Check out our ADU ROI Guide for insights on the financial benefits of garage conversion, including increased property value and potential rental returns.
Making the Right Choice: Convert or Build New?
Choosing whether to convert your garage or build a new ADU depends on the condition of the garage, local zoning laws, and your budget. Consult with a professional contractor and review Los Angeles ADU regulations to make an informed decision. This will help you get the most out of your property while considering all the associated costs and potential benefits.
By carefully evaluating your garage’s condition and local regulations, you can determine whether conversion or new construction is the best route for your ADU project.