Cost of an Addition in South San Francisco That Includes an Accessory Dwelling

We recently completed a 2 bedroom, one bath, kitchen and living room in 537 square foot addition.  This is for a 1,572 square foot home in South San Francisco.  Affectionately called “Grandma’s House”, this accessory dwelling is for the mother of the owners.

Below you can see the floor plans, site plans, and the budget for the entire project.

 

Project Attributes

Coverage of Lot

Addition in South San Francisco

Floor Plan

 

This budget is right before the final invoice. The “Budget” amount is the total cost of all design, engineering, and construction. You can see that the soft costs were approximately $35,000 before the project broke ground. The soft costs are mostly architecture time that we bill hourly. Budget for 537 Square Foot Addition in South San Francisco

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Cost of a basement remodel and a new guest house with roofdeck

The cost of a major basement remodel and guest house is listed in the attached budget below.

This project includes an 899 square foot two story guest house and the remodel of over 1,000 square feet of unfinished basement space into two new apartments.

You can open the link below to see all of the detailed line items in this project. We list the cost of each line item in the project budget.

Oakland Budget

This is the ground floor of the new guest house / accessory dwelling:

Screen Shot 2017-02-07 at 2.52.14 PM

This is the upper floor of the accessory dwelling including the bridge to the main home and the roof deck:

Accessory Dwelling Second Floor

This is the floor plan of the basement remodel:

Basement Remodel

 

Cost of a 660 square foot guest house in Menlo Park

This guest house in Menlo Park, CA is breaking ground next week. The costs are:

Architecture: $26,146

Survey: $2,100

Geotechnical Engineering (Soils Report): $3,650

Structural Engineering: $4,400

Energy Efficiency Report: $800

Arborist Report: $1,250

Permits:

Planning Permits: $2,102

Building Permits: $3,012

Fire Department Review: $241

Construction $261,251 ($395 per square foot, including site work utilities and drainage. The ground floor is 376 square feet and the loft is an additional 284 square feet)

376 Ground Floor + 284 Loft Elevation Side Elevation Menlo Side Elevation 2 Menlo Rear Elevation Menlo Interior Section Menlo Interior Section Menlo with shower

The full budget with every line item is here: 660 Square Foot Backyard Cottage Budget

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Cost to design an accessory dwelling in Albany, CA

As part of New Avenue’s efforts to educate owners and architects about the timeline and costs to design and permit projects, we are sharing this detailed design proposal for an accessory dwelling in Albany, CA.

You can view and download the entire proposal here: Design Proposal Accessory Dwelling Albany

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Cost of a guest house in Atherton California

New Avenue shares design proposals, construction bids and actual costs so that you – as an owner – can be informed as you begin a project.

We try to educate owners, architects and contractors about the costs of comparable projects so that it is easier for you to manage your projects and create the addition, remodel, custom home of your dreams.

You can view or download the budget to design and permit a guest house in Atherton here: Cost to design and permit a guest house in Atherton

You can view and download the construction bid for this guest house there: Construction Bid Guest House Atherton CA

The plans for the home follow:Screen Shot 2017-06-15 at 1.53.03 PM Screen Shot 2017-06-15 at 1.53.16 PM Screen Shot 2017-06-15 at 1.53.40 PM Screen Shot 2017-06-15 at 1.53.46 PM Screen Shot 2017-06-15 at 1.53.53 PM Screen Shot 2017-06-15 at 1.53.58 PM Screen Shot 2017-06-15 at 1.54.07 PM Screen Shot 2017-06-15 at 1.54.11 PM

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Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment. To request a time for a call, just click here and tell us when to call you.

Cost of a 310 square foot guest house in Berkeley, CA

The cost of a recently completed super small guest house in Berkeley, CA was $130,695.  The full costs are detailed in the line item budget here.

A summary of the costs are:

$1,200: Survey

$3,312: Planning (Zoning) permits

$3,650: Structural Engineering

$550: Energy efficiency report

$2,830: Building permit

$563: Mechanical, electrical and plumbing permit

$20,854: Hourly architecture fees

$97,736: Construction Costs ($315 per square foot)

Here is a summary of the plans:

Berkeley Front 235 Square Feet Berkeley Side - 235 Square Foot Guest House Berkeley Back - 235 Square Foot Guest House Berkeley Floor Plan - 235 Square Foot Floor +75 Loft Berkeley Floor Plan - 75 square foot loft

The full line item budget is here: budget 310 square foot detached cottage

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New Permit Rules for San Leandro Accessory Dwellings Are Coming Soon!

The permit rules in this attachment are important. We have been following the rules and contributing our two cents when possible.

Don’t be deterred.  The picture on the cover is a shed! That’s not what wea are talking about here. Accessory Dwellings are homes.  Many of them are two bedrooms with an upper floor, a large kitchen and all the comforts of any custom home.  So the first pic you will see has got to go!

San Leandro Accessory Dwelling Unit Memorandum_Dec2016

If you are a homeowner, the bottom line is that you have the right to add an accessory dwelling.  Almost everyone should be able to get permits. It will be a process, but it is possible.

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How tall can my guest house or accessory dwelling? 18 feet is ideal!

The City of Berkeley is currently updating their accessory dwelling codes and height is an issue that is being reviewed.  Many cities struggle with this.  This is a summary of what you get for 14′ vs. 18′

To calculate the maximum height you measure the height of a building from the soil to the peak of the roof.

An 18′ tall design the foundation is 1 foot, the first floor is 8 feet, a second floor is 7 feet, the floor between the two is 1 foot and the roof is 1 foot.  That adds up to 18′ total.   You get a decent second floor with a 7 foot height at the peak in this design.

In the 17′ tall design below you can see that the peak of the upper floor is 5’11”.  This design is for a guy who is 6’8, so we have a major design flaw forced on us by the height limitation.
Guest House 17' Height
In the seconds design below, we were constrained to a 15′ height.
The owner here insisted on an above ground crawl space. Owners that don’t listen to our advice is just one of the countless challenges architects and contractors have, that’s another story though:)
In this design, the foundation is 1.5 feet.  The ground floor height is 7 feet 6 inches. The floor thickness between the two floors is almost 1 foot, the upper floor is 5 feet 1 inch and the roof is one foot thicks.  1.5+7.5+1+5+1 = 15 feet total height.
This owner was not happy to have a 5 foot 1 inch tall upstairs.  No one was happy with a 7 foot 6 inch main floor.  Excavating and creating a dug out lower floor can solve this but then you have four retaining walls and a concrete floor and moisture issues that get expensive and frankly, it’s not that nice to walk down three of four steps to your main floor.
Guest House 15' Height

Adding a second floor can cut the per square foot construction cost in half – from $500 per square foot to $250 per square foot. That per square foot cost is how construction is measured and it is one of the best ways to create valuable usable space affordably.

Cost of Adding a Master Bedroom Suite and Accessory Dwelling

Below we have the full cost of an addition that is 536 square feet. This addition is an accessory dwelling or mother in law unit in Daly City, CA.

The home is a single family ranch home and this is a single story addition too.

You can review the full line item budget here: Cost of an Addition in Daly City

In this budget you can see:

  • Cost of the surveyor
  • Cost of the architecture
  • Cost of the planning permits and building permits
  • Cost to build

Here is the floor plan:

536 Square Foot Addition

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Plans Small Detached Guest Room in Oakland – Guest House Plans

These are the architectural plans for a small detached guest room in Oakland, CA.

 

Plans for a detached guest house in Oakland
Plans for a detached guest house in Oakland

Floor Plan North Elevation Side Elevation Side Sections Interior Elevations

 

New Avenue is the network of architects and contractors that you can trust.  We have completed projects from $100,000 to over $2,500,000. You can sign up to use our project management system for free here: Get Started

Have any questions? We are available to discuss your goals & ideas. There’s no fee or commitment to set up a call.  To request a call just click here and tell us when to call you.