10 Design Features of Accessible ADU Plans

Designing an accessible ADU is an important consideration for homeowners who want to create a living space that accommodates the needs of all individuals, regardless of mobility or disability. This is especially important when building an ADU for an aging family member, or when downsizing your home as you get older. By incorporating universal design principles and accessibility features into ADU plans, homeowners can create a space that is functional, comfortable, and safe for everyone. In this blog post, we will explore the key design features of accessible ADU plans. We will also highlight some of the benefits of designing an accessible ADU and provide tips for homeowners who are considering this type of project.

10 Design Features of Accessible ADU Plans:

1. Wide doorways and hallways: Accessible ADUs typically have wider doors and hallways to accommodate wheelchairs and other mobility devices. This also may lead to extra space around furniture to allow for easy movement around the accessory dwelling unit.

2. No-step entry: A no-step entry eliminates the need for stairs or steps, making it easier for wheelchair users to enter and exit the ADU. This could take the shape of a ramp or landscaping paths that lead up to the ADU level. We also typically look to do slab-on-grade construction for ADUs to keep the floor level as low as possible to allow for easier transitions.

3. Open floor plan: An open floor plan provides plenty of space for maneuvering a wheelchair or mobility device. This design feature also allows for flexibility in furniture arrangement.

4. Accessible kitchen: An accessible kitchen typically features countertops at a lower height, ample floor space for turning a wheelchair, and accessible appliances and storage. We used these strategies in the kitchen design for the Modern Japandi ADU - with custom height counters at 32” plus a space on the island without lower cabinets so a wheel chair could roll under the counter.

5. Accessible bathroom: An accessible bathroom often includes features such as a roll-in shower, grab bars, and a toilet with sufficient clearance on both sides. For the Modern Japandi ADU we did a barrier free shower, extending the floor and wall tiles into the shower area for seamless transition. We also used a special toilet paper roll hanger that doubles as a grab bar. We put extra blocking in the walls of the shower so additional grab bars could be added in the future. We also made sure to specify a shower head that had a hand shower attachment which is helpful when bathing with limited mobility.

6. Lever handles: Lever handles on doors, cabinets, and faucets are easier to operate than traditional knobs and handles, making them ideal for individuals with limited hand strength or mobility.

7. Non-slip flooring: Non-slip flooring can help prevent slips and falls, which can be especially dangerous for individuals with mobility impairments. We carefully select tiles and other flooring materials that won’t get slippery even when wet.

8. Adequate lighting: Adequate lighting is important for individuals with low vision or vision impairments. A well-lit ADU can also help prevent falls and accidents. WIth ample light fixtures and dimming switches we aim to give a wide range of lighting options that can be adjusted based on the time of day or lighting needs for specific activities.

9. Universal design: Universal design principles aim to create spaces that are accessible and usable by everyone, regardless of age or ability. Accessible ADUs often incorporate universal design features to make them more functional and appealing to a wider range of users.

10. Single Floor ADUs: this one may be obvious but many of our ADUs are designed as a single level to allow them to be more accessible for all. Stairs are a big barrier and a risk when getting older. Making sure there is at least one bedroom and one full bathroom on the main level of the ADU, or having the entire ADU on one level makes it possible to be converted into an accessible ADU that is ideal for aging-in-place.

By incorporating these design features into accessible ADU plans, homeowners can create a living space that is functional, comfortable, and safe for individuals with disabilities or mobility impairments. Accessible ADUs can also provide a valuable solution for families seeking a home that accommodates their unique needs.

We have worked with clients on a range of accessible ADU designs and have translated our lessons learned into many of our available ADU plans for sale. Check out our shop for the single level ADUs. We can also work with you to make adjustments to one of our designs or custom design an accessible ADU that will meet your needs.

This bathroom was designed specifically for accessibility. The room has extra width allowing for the turning radius of a wheel chair. The toilet paper holder is designed to double as a grab bar to assis with getting on and off the toilet. The shower is barrier free with the tile seamlessly flowing into the bathing space with a linear drain across the back. The shower is equipped with a hand shower making bathing easier from a seated position.

Prefab ADUs vs Pre Designed ADUs vs Custom Designed and Built ADU

You may be thinking about adding an ADU to your property and considering the best option to achieve your goals. There are three primary ways to deliver an ADU project: Prefabricated ADUs, Pre Designed ADUs, and Custom Designed ADUs. All have their strengths and weaknesses which we discuss below.

Prefab ADU

Before we discuss the strengths and weaknesses of this approach lets quickly touch on the definition of Prefab vs Modular and other common terms. Prefabricated typically refers to projects where all, or parts of the building are manufactured in a factory and shipped to the site to be assembled. This could be wall panels, roof trusses, and other specific building components, or could be the whole unit itself. Modular construction is typically referring to projects where the whole unit is made off site and shipped as a single object and the placed on a foundation. Sometimes multiple modules are combined together to complete the structure. For example, when you are driving on the highway and see those extra wide load trucks with homes on the back, that would be a modular home. If you see a truck that is flat packed with wall panels, that would be prefabricated. For this article we lump these two approaches together in this prefab ADU category.

The main advantage to prefab is a potentially faster schedule, and that build quality could be better within a factory where they don’t have to deal with weather and other site conditions and where machines and better tools could allow for more accurate construction. Many prefab companies will state that their builds are higher quality with smaller tolerances when compared to site build ADUs.

The other advantage is that often these can be built ahead of time and sold as a product, meaning the length of time for the construction can be dramatically cut down. If the unit is already built and just needs to be shipped to site, all that would be needed is site specific work like utilities, foundations, etc. at which point the finished unit could be craned into place and installed in a couple of days.

While the time argument is compelling, not many of the prefab companies have inventory of units sitting around waiting to be sold. Most build to order and have long lead times as demand increases and labor is hard to come by. Often it takes just as long to order and receive a prefabricated ADU as it does to custom build one on site. Hopefully this is a short term challenge and over time prefabricated units will become available in a shorter timeframe. When this is the case it will be a very compelling argument to choose a prefabricated ADU.

There are a couple downsides to Prefabricated ADUs. The primary one is that your choices for the design is limited. These ADU projects are predesigned and manufactured so you don’t have the ability to adjust the design, select different materials, and make other revisions that you may get to make if you were going a more custom route. The other challenge is that these projects show up to site as large objects that need to be moved into place, meaning often you need a crane and other large equipment to help assemble the ADU. The drawback here is that there could be site conditions that prevent prefabricated units from being viable at all. Overhead power lines, trees, steeply sloped sites, and other conditions may make your property unable to accommodate a prefabricated unit.

It is important to check with the company and share details about your property to verify if they can actually install their product on your property, and what additional installation costs may be required.

The other issue to look carefully at before moving in this direction is the cost. It is important to understand the base cost of the prefabricated parts of the project, with the additional cost required for the site specific work. You may see a prefab ADU being advertised for say $200,000 but typically that wouldn’t include things like excavation, concrete foundation work, utility installation, complications with access to the site, landscaping and other costs that you would need to incur. When comparing prices make sure you are comparing the total project costs and not just the cost of the prefabricated ADU itself. These additional costs could add thousands of dollars and maybe even $100,000 or more depending on the specifics of your property. I’m not trying to scare anyone away from exploring prefabricated accessory dwelling unit options, but know that the sticker price on a website may not be the full project cost to you.

Pre Designed ADU

Where Prefab ADUs are a fully built unit shipped and installed on site, Pre-designed ADUs are where you are simply purchasing the design drawings for an ADU project. Typically this could be a PDF file, a CAD file, or perhaps a Sketchup or BIM file like Revit or ArchiCAD. Most likely it would be a PDF of the ADU plans that you could then print, share with a local designer or engineer to make revisions, and submit for permit review at your local building department.

There are many advantages to starting your ADU project with a pre-designed plan set. It can save a significant amount of time when compared to going with a custom designed ADU project. Instead of working with a designer to start a new design from scratch you can pick a design that you like and meets your project goals and then just make some small revisions to get it ready for permit approval. We find that starting with ADU plans can save approximately 4-5 months of time.

When you save time, you also save money. Hiring a designer or architect to design a custom ADU should cost about 10% of the project budget. For a nice $300,000 ADU that would mean design fees of around $30,000. Although, this can be great value when the custom designed ADU is specific to your property, aesthetic taste, and project goals, for those who can’t afford this premium price, starting with a pre-design accessory dwelling unit can cut this fee significantly. We sell our plans for around $1,000 and often make small revisions for another $1,000 to $2,000 for our clients. You can then take the drawings to a structural engineer to complete their work for another few thousand dollars. Alltogether you can probably get a permit ready set of drawings for close to $5,000 or less. This is much more affordable for most people than going with the custom route. All of our plans are designed by talented architects and designers who specialize in ADUs, and many are award winning designs, meaning you are getting a high-quality design for a fraction of the cost of a custom ADU.

Another advantage to a pre-designed ADU is that you can get construction cost estimates done pretty early in the project. If you have engaged a general contractor already, they can probably give a good estimate of what a design would cost by analyzing the ADU design drawings and/or seeing images of other built projects with the same design. You can also ask the company selling the plans about cost estimates from other builds. Having this cost information up front can help you develop a project budget and know whether the ADU will be a good investment.

This all being said, there are many reasons why a custom ADU design could be the best approach for your project. We will explore that in the next section.

Custom Design and Built ADU

To be honest, if money wasn’t a barrier, I would recommend that everyone go with a custom designed ADU project. Hiring a skillful designer to craft an ADU design that is specific to your goals, taste, and property can give you the best result. However, it is never the case that money isn’t a factor in people’s decisions.

Custom ADU design is definitely the most expensive option of the three. It also probably takes the longest as you have to work with the designer to develop design ideas, work through iterations, and ultimately land on the best solution for the project. We typically estimate that the design process takes about 5-6 months for most of our clients. This could be longer or shorter depending on your ability to make decisions, the size and complexity of the project, and the local jurisdiction and their rules and regulations. Often there are city requirements that require additional work or bringing on other consultants that can add time and cost to the design phase. .

The other aspect of custom designed ADUs is that often people who go this route want something more unique or higher end. Even when they say they are on a tight budget, in our experience people tend to make decisions or select designs or materials that can push up the cost. My opinion is that you get what you pay for and often these decisions lead to better quality projects that are beautiful spaces to live. But it is important to consider that once you start designing, the sky is the limit and you may talk yourself into doing something higher end than what you started out imagining. This can be both a pro and a con to going with a custom designed accessory dwelling unit.

Advantages start with designing something specific to your property. Taking cues from the main house, the site topography, solar orientation, views, landscape features, neighborhood context, privacy concerns, and the taste of the owner means that a custom design project can really perform better than most other options. It allows you to make adjustments that mean the ADU can fit seamlessly into the surroundings and compliment what is already there. You can’t really get this level of site-specific advantages when going with a prefabricated ADU or a pre-designed ADU. This is also why we tend to not recommend garage conversions very often. They just limit what is possible by too much, meaning the end result is not ideal for what you could get with a fully custom, ground up construction ADU.

If you can afford it, we would highly recommend this approach. If budget is tight, that is when you should definitely start exploring the other options described above.

If you want to learn more about our custom design services, please contact us and tell us more about your project goals.

One of our favorite designs is this split level ADU that stacks two bedrooms while providing a light filled living space with open kitchen, living, and dining areas. The large floor to ceiling glass provides great views and natural light to flood the interior, making the smaller sized ADU feel much larger.

Features of The Best ADU Designs

What makes one ADU design better than another? Lessons learned from designing over 60 custom ADUs and offering award winning pre-designed ADUs has lead us to some fundamentals in good ADU design. Designing the best ADU for your property requires careful planning, consideration of your needs, and the help of an experienced design team. Through years of experience we have crafted beautiful and functional ADUs that are some of the best available plans on the market. In this blog post, we'll explore what makes the best ADU design.

1. Functionality and Flow

   The best ADU designs take into account the function and flow of the space. A well-designed ADU should feel spacious and open, with well-defined areas for living, sleeping, and cooking. The layout should flow smoothly from one area to another, and provide ample storage space. The design should also take into account the specific needs of the inhabitants, such as mobility and accessibility requirements. Since ADUs are smaller homes, it is imperative that their layouts are efficient and functional.

2. Energy Efficiency

   Another important aspect of the best ADU design is energy efficiency. An ADU that is built with energy-efficient materials and features can save you money on your utility bills and reduce your environmental impact. Features such as continuous insulation, low-flow fixtures, and energy-efficient appliances can help you save on energy costs, while also making your space more comfortable and sustainable. Passive strategies like sun shading, natural light, thermal mass and other features are things that a great ADU design can incorporate.

3. Integration with the Existing Property

   The best ADU design is one that seamlessly integrates with the existing property. A well-designed ADU should complement, but not necessarily mimic, the style and character of the main home, while also providing a unique and independent living space. It's important to consider the landscaping and outdoor areas when designing an ADU, so that the entire property looks cohesive and well-designed.

4. Privacy and Comfort

   Privacy and comfort are also important aspects of the best ADU design. The design should take into account the privacy needs of the inhabitants, as well as provide a comfortable and relaxing living space. This can be achieved through the use of soundproofing materials, adequate lighting, and comfortable furnishings. This is important both in terms of the interior design of the ADU, providing privacy between spaces, as well as between the ADU and the main house.

5. Flexibility and Adaptability

   Finally, the best ADU design should be flexible and adaptable to changing needs. An ADU that can be easily modified or repurposed as your needs change can save you money and hassle in the long run. The design should take into account the possibility of future modifications, such as adding or removing walls, or changing the use of the space - perhaps from a rental unit to a home office, or from a guest suite to a home for an aging parent. One of the true benefits of an ADU is that they can be used for so many things over the years.

In conclusion, the best ADU design is one that takes into account functionality, energy efficiency, integration with the existing property, privacy and comfort, and flexibility and adaptability. By working with an experienced design team, you can create an ADU that meets your specific needs and enhances the value of your property.

The design locates the large floor to ceiling windows overlooking the trees in the backyard, providing great views into nature but lots of privacy from the surrounding houses.

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ADU Plans For Sale. A Great Way To Begin Your ADU Project

If you're looking to add extra space and value to your property, you may be interested in purchasing ADU plans that are for sale online. ADUs are quickly becoming popular among homeowners as a way to increase living space or generate passive income, and there are numerous benefits to building one on your property.

When searching for ADU plans for sale, it's important to understand the different types of ADUs available and which options may be best suited for your needs. The most popular types of ADUs include garage conversions, backyard cottages, and basement apartments.

Garage conversions are one of the most popular types of ADUs and involve converting an existing garage into a separate living space. Basement apartments are another popular option, which involves converting an existing basement into a livable space.

These can be affordable options for homeowners as it eliminates the cost of building a separate structure. However, they aren’t the best option for many. Not every property has a suitable garage or basement, many homeowners don’t want to lose the parking or storage space, and if the existing garage structure or basement isn’t in good condition or built to code, it could actually be more expensive to convert it into an ADU that building a new detached ADU. It is also difficult to purchase a pre-designed ADU plan for a garage or basement conversions. You will most likely have to spend more on the design fees to make a custom solution for the specifics of your garage structure or basement space.

Backyard cottages, or Detached ADUs, are standalone structures that are typically built in the backyard and can range from small studio apartments to larger two-bedroom homes. When searching for ADU plans for sale, it's important to consider factors such as size, layout, and design. Many homeowners opt for open floor plans, which create a sense of spaciousness and make the most of the available square footage. Others may prefer a more traditional layout, with separate rooms for living, dining, and sleeping. The design style of an ADU is also important, as it can impact its rental value and overall appeal.

Another important consideration when purchasing ADU plans for sale is local zoning and building regulations. It's essential to understand the requirements in your area and work with professionals such as designers, architects, engineers, and contractors to ensure that your ADU meets all necessary codes and regulations. Starting by purchasing ADU plans can save time while still working with a local expert to help with small revisions and the permitting process.

When it comes to purchasing ADU plans for sale, there are numerous resources available online. Many websites like Modern ADU Plans, offer a variety of plans to choose from, ranging from small, basic structures to larger, more complex designs. The cost of these plans can vary widely, with some plans available for a few hundred dollars and others costing several thousand dollars or more. There is also the option of starting with an ADU plan and the working with us to adapt or revise the design to meet your specific needs.

It's important to be selective when choosing a plan, and consider factors such as the size of your property, local zoning codes, your budget, and your desired outcome. You may also want to consider the potential resale value of your ADU, as this can impact your long-term investment. All of these factors can influence the appropriate project budget and the ultimate return on your investment.

We have seen ADUs grow in popularity across the country. We follow ADU rules and regulations as well as research what homeowners are searching for to find more information about ADUs. Some of the most popular keywords when searching for ADU plans for sale include "small house plans", "guest house plans", "modern house plans", "cottage plans", "backyard studio plans", and "granny flat plans". These keywords are indicative of the desire for homeowners to find a small, affordable, and modern living space on their property, and highlight the flexibility and versatility of ADUs. Although we think the plans we offer at Modern ADU Plans are beautifully designed and meet a range of project goals and desires, there are many options out there.

In summary, purchasing pre-designed ADU plans can be a smart investment for homeowners looking to add extra living space and value to their property. With a wide range of plans available online and the flexibility to choose the best option for your specific needs, there has never been a better time to explore the benefits of ADUs. By considering factors such as size, design, and local zoning regulations, and utilizing the most popular ADU search keywords, homeowners can find the perfect ADU plan for their property and start generating passive income.

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While pre-designed ADU plans are great options for many homeowners, we also offer custom designed ADUs for those who want something unique, luxurious or high-performance. The cost for a custom designed ADU is definitely higher than purchasing ADU plans for sale, but for those looking to invest in something special please contact us to discuss your project.

This is a sample page from one of our Modern ADU Plan sets. It shows the ADU’s floor plan, roof plan and a reflected ceiling plan.

ADUs As A Strategy For Passive Income

Our Personal ADU Investment Story

If you are considering adding an ADU project to your property as an investment and have any questions, don’t hesitate to reach out. I started this business to help people realize the dream of adding an ADU and starting to earn passive income through real estate investment. Althought I am trained as an architect and have designed dozens of custom ADU projects over the years, it is through building one for ourselves that really proved the power these small projects can have on improving your life and wealth.

My wife and I added an ADU to a property we owned in Portland, Oregon, converting an interior part of a house into a 1 bedroom rental unit. We rolled up our sleeves and did most of the work, from designing a compelling modern interior aesthetic, to lifting a sledge hammer to do the initial demolition work.

The original house was purchased for around $325,000 and we spent about $100,000 on the build to add the internal ADU. We did a lot of the construction work ourselves to save on labor costs - it would be been closer to $150,000 if we hired a GC to do the whole thing. We then rented the ADU for around $1,800 a month. We also rented the main house for around $2,400 per month and the rental income from the two units combined covered the full mortgage payments, maintenance costs, property management fees, and left a a few hundred dollars per month in our pocket.

After 4 years or renting out the property we moved across the country and ended up selling it for about $610,000. Overall, it was a great investment and adding the ADU was a huge part of that. We probably put in about $175,000 in cash including the down payment, property improvements, adding the ADU, and general maintenance and upkeep. Just with the sales price we earned close to a 100% return on that initial investment. Of course a hot market helped a lot, but making two cash generating rental units pushed up the sales price significantly.

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ADUs Are A Great Passive Income Strategy

As the cost of living continues to rise across the country, it has become increasingly difficult for many people to afford their monthly bills and expenses or to purchase property of their own. In order to generate additional income, many people are turning to passive income strategies like investing in real estate. One real estate investment that has become increasingly popular in recent years is building accessory dwelling units (ADUs) on existing properties. This allows you to maximize the investment in your own property, and helps people afford to purchase a home by using rental income to help cover mortgage payments. In this blog post, we will explore the concept of ADUs as a strategy for generating passive income.

What Are ADUs?

ADUs, also known as accessory apartments, in-law units, or granny flats, are self-contained living spaces on the same property as a primary residence. These living spaces are typically smaller than the primary residence and can be used for a variety of purposes, such as rental units, guest houses, or additional living space for family members. ADUs can be attached to the primary residence, such as in the form of a basement apartment, or detached, such as a separate backyard cottage. In general, ADUs are great investments that can have a great ROI.

Why Build an ADU?

There are a number of reasons why building an ADU can be a smart investment strategy. One of the primary reasons is that an ADU can generate passive income in the form of rental income. Renting out an ADU can provide a steady stream of monthly income that can help cover mortgage payments, utility bills, and other expenses. Additionally, an ADU can increase the value of a property, making it an attractive investment option when considering the long term value of a property and future sales price.

Another advantage of building an ADU is that it can provide flexible living arrangements for homeowners. For example, if a homeowner has aging parents who require assistance with daily living, an ADU can provide them with a separate living space while still allowing them to be close to their family. Additionally, if a homeowner has adult children who want to live independently, an ADU can provide them with a more affordable living option. These benefits are financially positive as an ADU could be more affordable than the cost of assisted living or market rate housing in high demand cities, saving significant costs on a month-to-month basis.

How Much Income Can You Generate with an ADU?

The amount of income you can generate with an ADU will depend on a variety of factors, including the size and type of ADU, the location of the property, and the rental rates in the local market. In general, however, ADUs can be a lucrative source of passive income. According to a report from the National Association of Home Builders, the median rental income for an ADU in the United States is approximately $1,400 per month. In higher cost cities like Berkeley, Seattle, Los Angeles, or Vancouver, Canada, it is possible to rent out ADUs for over $3,000 per month. And where you can list them on AirBnB or other short-term rental sites, we have seen people earn well over $4,000 per month in revenue off a well designed ADU.

Of course, the amount of income you can generate will also depend on your rental strategy. If you choose to rent out your ADU on a long-term basis, you can expect to generate a consistent stream of monthly income. However, if you choose to rent out your ADU on a short-term basis, such as through a platform like Airbnb, you may be able to generate even more income per night, although the income stream may be less consistent from month to month.

Beyond the rental income, resale value is another aspect of investing in an ADU, although this technically is not passive income it is still important to consider at the outset of your ADU project. A 2021 study covered in Porch.com showed that homes in the western U.S. sold for about 35% higher than homes without an ADU. When combined with the rental income you can earn prior to selling a property, ADUs almost pay for themselves twice.

What Are the Costs of Building an ADU?

The cost of building an ADU will depend on a number of factors, including the size, type, and location of the unit, as well as the cost of materials and labor in your area. According to a report from the Urban Land Institute, the cost of building a detached ADU can range from $90,000 to $500,000, while the cost of building an attached ADU can range from $75,000 to $250,000. In our experience, when you combine the full cost of the project, including design, engineering, permits, utilities, site improvements, and construction, most ADU projects cost over $200,000 and could be much higher in expensive cities. Yet, this is still a strong investment.

While building an ADU can be a significant investment, it is important to keep in mind that it can also provide a significant return on investment in the form of rental income and increased property value. Additionally, there may be financing options available to help offset the initial costs of building an ADU, such as home equity loans or lines of credit.

Starting with a market analysis of the rental prices can help you work backwards to determine the maximum project budget. As a back of the envelope calculation you can spend about $100 on the development of an ADU for every $1 of monthly rent. For example, if you could rent your ADU for $3,000 per month in Berkeley, California, a comfortable project budget would be around $300,000.

This is just a general rule of thumb and not meant to replace a more in-depth financial analysis. There could be many reasons why you want to spend more than the rough estimate above. For instance if you wanted to add an amenity for the main house like a garage below the ADU, or you wanted to build a fancier unit with higher-end finishes knowing it would be more durable and have lower lifetime costs. Or perhaps you wanted to invest in super efficient systems or passive house construction to reduce energy usage, lowering the operational costs. Another reason to increase the up front investment would be to consider the resale value of the property in the future. Good design can often add 10% or more to the sales price of a property. Often going with the cheapest solution is not the best investment.

Questions to Ask Yourself When Considering an ADU as an Investment

• What are the long-term goals for the project?

• What is the local market for rental units? What is the average monthly rent for similar sized units in your location?

• How many bedrooms are ideal to maximize the rental price?
  (Typically we would see 2br units as the best option for investment ADUs)

• What do I need as a monthly ROI to make this project worth it?
  (You want it to be cashflow positive after any financing you take out to fund the project)

• What financing options are available and how much will I need to borrow?

• What is the maximum project budget for the ADU?
  (include all potential costs like design fees, engineering, surveys, permits, and construction, etc.)

• Who will manage the rental unit when it is complete?
  (There really is no such thing as truly passive income. Rental properties take time and effort to manage. Are you ready to take on this work on your own or do you want to hire a rental management company to handle it for you?)

In conclusion, ADUs can be an excellent investment for those looking for a passive income stream. They offer homeowners an opportunity to create additional space on their property while generating rental income.

To maximize the return on investment, homeowners should consider factors such as location, design, and potential rental income when deciding on an ADU project and crafting the project budget. It’s also important to be aware of local zoning and building regulations and work with experienced professionals such as designers, architects, contractors, and property managers to ensure a successful outcome.

While the initial investment may be high, the long-term benefits of owning an ADU are clear. Not only can they generate passive income, but they also increase the value of a property and can provide a multi-generational housing solution for families.

As the demand for affordable housing options continues to rise, ADUs will continue to be an attractive investment for homeowners looking to generate passive income while also contributing to their local communities. By taking advantage of the benefits of ADUs, homeowners can build a secure financial future for themselves and their families.

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This is a basement ADU design we worked on for a family in Portland, Oregon. They live in the main house above and rent this unit out on Airbnb and use it for friends and family. They make a nice income off the short term rental and it helps them cover the cost of their mortgage.

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ADU Design Guidelines: Maximizing Living Space Efficiency

Accessory Dwelling Units (ADUs) have gained significant attention as versatile living spaces that offer homeowners various benefits. Whether it's accommodating family members, generating rental income, or creating a home office, ADUs play a crucial role. In this comprehensive guide, we'll delve into the importance of thoughtful ADU design, with a specific focus on maximizing living space efficiency. We'll also highlight the advantages of using pre-designed ADU plans in simplifying the design process and saving valuable time.

The Role of Living Space in ADUs:

ADUs are all about providing functional living spaces. These spaces can encompass living rooms, bedrooms, and multipurpose areas, making them versatile and adaptable to different needs. Whether you're housing family members or renting out the ADU, the design of the living space plays a pivotal role in making the unit comfortable and appealing.

Local ADU Regulations and Zoning Requirements:

Before diving into ADU design, it's essential to understand local regulations and zoning requirements. These regulations can significantly impact the design of your living space. Factors such as setback requirements, size limitations, and zoning considerations must be taken into account to ensure compliance. Call your local building department or read your local ADU zoning code to learn about the restrictions in your area. Once you understand the overall size limitations you can then start considering how to divide the area of the ADU into adequate living spaces.

Advantages of Using Pre-Designed ADU Plans:

Designing an ADU can be a complex process, especially if you're starting from scratch. However, pre-designed ADU plans offer several advantages:

1. Streamlined Process: Pre-designed plans simplify the design process by providing a comprehensive blueprint. You won't need to spend extensive time on custom design, reducing project delays.

2. Expertise: These plans are crafted by experienced designers who understand the nuances of ADU design and construction. You can trust that the design is optimized for efficiency and functionality.

3. Efficiency: Pre-designed plans are carefully created to maximize every square foot of living space. This efficiency is essential for creating a comfortable and functional ADU.

Maximizing Living Space Efficiency:

Efficient space planning is key to ADU design. Consider the following strategies:

1. Open Floor Plans: Open layouts create a sense of spaciousness and flexibility. They're ideal for making the most of limited square footage.

2. Multifunctional Areas: Design living spaces that serve multiple purposes. For example, a fold-down bed can transform a living room into a bedroom.

3. Natural Light: Maximize natural light with large windows and strategically placed skylights. This not only brightens the space but also makes it feel more spacious.

4. Smart Storage: Incorporate built-in storage solutions to minimize clutter and maximize usable space.

5. Small Bedrooms: with smaller overall sizes for ADUs than main houses, it is important to allocate the right amount of space for each function. We recommend smaller bedrooms, and larger living rooms to give more space to the places you spend the most time while awake.

6. One Bathroom: WIth limited square footage it is better to have larger kitchens and living areas than to have multiple bathrooms. If you really must have a second bathroom, consider only a 1/2 bath.

ADA Compliance and Accessibility:

Creating ADU layouts that consider ADA guidelines is essential for creating accessible ADU living spaces that are ready for aging-in-place. This includes features like wider doorways, accessible bathrooms, and proper ramp access. These design considerations ensures that your ADU can accommodate a wide range of occupants comfortably and can set your ADU apart from others in your rental market.

Interior Finishes and Aesthetics:

Interior finishes play a crucial role in enhancing the overall appeal of your ADU living space. Consider these factors:

1. Materials: Choose durable and visually appealing materials that align with your design preferences.

2. Color Palettes: Use colors strategically to create a sense of continuity and spaciousness. We tend to stick to white, light gray, and neutral colors that can compliment a wide range of styles.

3. Design Styles: Select design styles that resonate with your tastes while maintaining a cohesive look. We think modern styles are in higher demand on rental markets and can demand higher rental rates.

Designing ADU living spaces that are both efficient and comfortable is a rewarding endeavor. By maximizing every square foot, ensuring ADA compliance, and carefully selecting interior finishes, you can create a space that serves your needs seamlessly. Consider the advantages of using pre-designed ADU plans, which streamline the design process and save valuable time. With thoughtful planning and the right resources, your ADU can become a functional and inviting living space that enhances your property's value and functionality.

Backdoor Revolution: The Definitive Guide To ADU Development by Kol Peterson

When I was living and designing ADUs in Portland, Oregon, I became friends with Kol Peterson, bonding over our shared interest in ADUs and our work to help homeowners add these projects to their properties. Kol was an incredible teacher, promoter, and advocate for ADUs and other small homes. Through his experience building his own ADU, offering courses and consulting with homeowners across the country, and organizing events such as the Build Small Live Large conference, he evolved into one of the country’s leading experts on ADU projects.

Backdoor Revolution: The Definitive Guide To ADU Development, captures Kol’s immense knowledge and passion for ADUs and packages it into a book that helps make ADUs more attainable for every homeowner. If you are interested in ADUs or want to add one to your property, this is a great resource that can help get you started on the right path.

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Garage Conversion vs. New Construction: Choosing the Best ADU Option

Are you considering converting your garage into an accessory dwelling unit (ADU)? It's a popular choice among homeowners who want to create more living space on their property and already have a garage structure in place. However, while converting a garage into an ADU can be a tempting option, it may not always be the best choice. In this blog post, we'll explore the pros and cons of garage conversion versus new construction for an ADU.

First, let's define what an ADU is. An ADU is a self-contained living unit that is added to a property's existing structures. ADUs are becoming increasingly popular in many cities as a way to address the housing shortage and provide additional living space for homeowners or rental income.

When it comes to converting a garage into an ADU, there are several advantages. The existing structure of the garage means that the foundation and framing are already in place, which potentially can save time and money compared to building from scratch. In addition, many garages already have utilities such as electricity and plumbing connected, which can also save on costs. We say potentially because starting with an older garage where the foundation, framing, siding, or roof are in poor shape could actually cost more to repair than building a completely new ADU from the ground up.

However, there are also several disadvantages to converting a garage into an ADU. For example, most garages are not designed with the same level of insulation as a living space, which can result in higher heating and cooling costs. Garages may also not have enough natural light, which can make the space feel dark and cramped. You could add windows and doors to bring in more light of course, but often older garages are built on property lines that may limit the ability and location where windows can be added. Additionally, converting a garage may not always be possible due to zoning regulations or structural limitations.

Another drawback is that often garages don’t have the utility hookups that will be required. Water, sewer, and electrical connections could require you to cut up existing foundations or slab within the garage in order to get the utilities to the right places. This isn’t a deal breaker, but is a costly part of the conversion process.

On the other hand, building a new ADU from scratch can offer several advantages. For one, a new ADU can be designed specifically for living, with features such as proper insulation, natural lighting, and more spacious layout. A new construction ADU can also be designed to match your aesthetic taste, or the style of the existing home and be tailored to the needs of the homeowner or potential renters. Additionally, new construction ADUs are often larger than converted garages, providing more living space and potentially increasing rental income and property value.

While building a new ADU may seem like a more expensive option at first, it's important to consider the long-term benefits. A new construction ADU is likely to have a longer lifespan than a converted garage, which may require more maintenance and repairs over time. And when you consider energy efficient design and construction the new ADU will probably be much cheaper to operate on a monthly basis with lower utility bills. A new ADU can also potentially increase the value of your property more than a converted garage, which can be especially important if you plan to sell in the future.

In conclusion, while converting a garage into an ADU may seem like an attractive option, it's important to carefully consider the pros and cons before making a decision. In many cases, building a new ADU from scratch may offer more long-term benefits and be a better investment for homeowners. Ultimately, it's important to work with a trusted advisors, designers, and builders to explore all of your options and make an informed decision based on your unique situation and goals.

We are happy to answer questions and help advise you on the right path to adding an ADU based on the specifics of your property and your personal project goals. Please reach out to tell us about your ideas and we will do our best to help in any way we can.

ADUs in the News: "Senior Housing that Seniors Actually Like" in the New York Times

The New York Times recently published a great article discussing how ADUs are a great option for elderly housing - whether moving into an ADU as you age or even building them for adult children to be close by. Multi-generational living can have tremendous benefits, and building an ADU can be a lot more affordable than renting in a retirement community. It is great to see that ADUs are growing in popularity across the country.

We have been designing ADUs for almost 10 years now, and housing for elderly people is one of the main reasons our clients have decided to pursue adding an Accessory Dwelling Unit to their property. Some were younger couples building an ADU for an aging family member to live (It is enticing to have some on-site childcare from grandma). While others were building an ADU designed for aging-in-place and barrier free living so they could downsize yet stay in the community they have grown to love. In this case, renting out the main house generated income for retirement and more than offset the cost of building the ADU.

Regardless of the reason, ADUs are great options for senior housing as it keeps them engaged in the community, brings them closer to family, and is often much more affordable than renting in a retirement community.

It is great to see communities across the country embrace ADUs as a great housing option. They won’t solve housing shortages along, but are a step in the right direction and can help provide a more diverse range of housing to address issues like senior living.

Here is the link to the full article written by Paula Span:

https://www.nytimes.com/2023/01/29/health/elderly-housing-adu.html?smid=nytcore-ios-share&referringSource=articleShare

Video Walkthrough of the Backyard Oasis ADU

A walkthrough video of the Backyard Oasis ADU by our friends over at Maxable.

How Long Does It Take To Build An ADU?

After cost, timeline is one of the most commonly asked questions by those looking to add an ADU to their property. It is important to understand the full project timeline and not just the construction phase as you begin to plan your project.

Projects can typically be broken down into 4 phases:

1. Planning and Research

2. Design

3. Permitting and Approvals

4. Construction

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The Planning and Research Phase: 4-8 weeks but potentially longer

This is vital to having a successful project as it is always easier and cheaper to make decisions on paper than when the project is under construction. It is also important to have the base research done to understand and accommodate the wide range of factors that will impact the project, from local rules and regulations, material supply availability, cost of materials and labor, interest rates and other financing information, to the specifics of the existing conditions of the property.

The length of time for this phase can vary from a few weeks to a few years depending on the client and how motivated they are to move forward with the project. When clients come to us to assist with this work, we typically estimate about 4 weeks to review the property, understand the local rules and regulations, and work with the client to develop a project budget and building program.

The ADU Design Phase: 3-6 months but sometimes up to a year

A common theme in all of these rough timeframe estimates will be that it depends on the client. Some people are quick to make decisions or just trust the design team to make decisions for them. Others want to be involved with the specifics of each decision throughout the project or may need a good amount of time to think through the options before settling on what they want to do.

We typically walk clients through a custom designed ADU process in 3-4 months. We feel that is a good balance of collaborating on the important decisions while our expert designers handle the details as we develop the permitting and construction drawings. You can then add on another month or two for the various other consultants that may need to be involved in the project. This would be consultants such as structural, mechanical, electrical, and plumbing engineers, landscape architects, arborists, civil engineers and other professionals. Most of these consultants will need the architectural design to be complete before they can carry out their work.

This is a place that starting with a pre-designed ADU plan can save significant time. If you are ok with one of the designs that are available for purchase, you can condense 3-4 months into just a couple of weeks. You would basically be skipping most of the design work and moving straight into engaging with consultants.

The Permitting and Approvals Phase: 1 month to 1 year, or more!

That range may seem crazy and we agree. This is one of the biggest frustrations homeowners, designers, and builders of ADUs have in the process. Each jurisdiction has their own rules and regulations and often there are conflicting rules between towns/cities, counties, and states. It is challenging to work through the various levels of regulation. Adding further frustration is how slow most building departments are at responding to questions as well as reviewing and approving submitted plan sets.

For some specific examples, we found that it took about 4-6 months on average to work through the permitting process in Portland, Oregon. Places in the Bay Area, like San Francisco, Berkeley, Oakland and others, the process could easily stretch out to one year or more. Seattle also has incredibly long review processes, probably falling somewhere between Portland and the Bay Area. Smaller towns or states with less regulation often work a lot faster. Places like Idaho or Texas can review and approve ADUs in just a few weeks or months, assuming the town you are building in allows ADUs, and the designs meet the local codes.

We highly recommend talking with your local building department as part of your Planning and Research phase, to get a realistic estimate of the permitting time you can expect.

The Construction Phase: 6-9 months

Once you receive approved plans from the permitting process you can break ground and start construction. From this point you could probably assume a 6-9 month construction timeframe. Of course this could vary based on your local climate, material supply, labor market, etc. Also, some contractors have larger crews and may move quicker. You may also chose to work with someone who will take their time and be a bit more meticulous with the construction details to deliver a higher quality final result. Sometimes taking longer is prefered.

Remember a few key things: starting construction in the spring is ideal as you will hopefully avoid delays due to winter climate conditions (freezing cold, snow and ice, and heavy rains can delay construction significantly). In the post covid world, material supply chain and skilled labor are significant challenges to overcome. There are significant delays in getting some key building materials, especially windows, that could significantly extend the construction timeframe.

The construction timeline for building an ADU can also vary based on the type of ADU. Converting a basement or attic, or even a garage could potentially be a bit quicker to complete vs doing a ground up construction. Working within an existing structure - assuming it is weather protected - may not face climate caused delays and also may reduce some of the work such as pouring foundations or doing significant framing.

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Overall ADU Timeline

If you are just beginning to consider adding an ADU a good safe estimate is it would take about 12-18 months from start to finish. That would include pre-design research, the architectural design phase, permitting approvals, and construction. Of course some jurisdictions - I’m look at you Bay Area - will probably throw some wrenches in the gears and take too long to review your project and issue permits, so it could take longer.

To bring this timeframe down you can consider strategies like starting with a pre-designed ADU, or even an prefabricated or modular ADU. It is also wise to plan for a a springtime construction start, and to hire your design team and general contractor well in advance so they can collaborate and plan for a successful construction process. The best time to start design would be late summer or early fall with the goal of starting construction the following spring or summer.

If you are starting a project and have any questions don’t hesitate to reach out. We are always happy to help you get on the right track. And if you want to cut down on your timeline and want to start with a pre-designed ADU plan check out our available designs by clicking the button below.