Legalizing an existing accessory dwelling in-law unit in San Francisco

We know of just one apartment out of an estimated 30,000-40,000 illegal in laws in San Francisco that was legalized! This is the story about that apartment’s legalization process.

One of our partner architects, David Locicero recently completed the legalization of an existing in law unit in San Francisco.  The process from start to finish lasted 21 months and cost just over $50,000. This was an existing and unpermitted in-law apartment that was updated to meet current codes.

Do you wonder:

  • Can I legalize an illegal in-law apartment or accessory dwelling in my home?
  • What permits do you need to legalize an unpermitted apartment in your home?
  • What do building permits cost?
  • How long does it take to get permits?
  • How much does it cost to build or legalize an unpermitted apartment?

It’s near impossible to get the answers to these questions because very few people have done this. We answers these questions here and this is based on experience, not guesswork!

Our network of architects and contractors collectively have more experience than any other company we know of and we only know of this one project that legalized an unpermitted in-law apartment.  Of course we know plenty of unpermitted apartments.

Here are the facts about the legalization process:

When did the clients accept the design proposal and hire the architect: June 2015
When were permits submitted: September 8, 2015 (3 months of design)
When were permits approved: April 2016 (8 months waiting for permits! you should plan on the same)
Construction started: April 2016
Construction finished:  November 2016 (8 months of construction).
However we didn’t get the Certificate of Occupancy until January 2017. Between the holidays, and some confusion among the inspectors, it took us quite a while to get our “CO”. (an additional 2 months of waiting).
# Hours of design time: Approximately 45 hours including responding to plan check comments and construction administration.
We had a very good contractor and very few problems uncovered during construction. The existing conditions were very favorable for minimal design costs.
Other subconsultants needed: Title 24 (Energy Conservation Compliance). I used NRGcompliance.com
Approximate design cost: $5000
Approximate construction cost: $50,000

Total timeline: 21 Months from start to finish.

We can share much more details, copies of the plans, and review your project ideas.  It’s free to call New Avenue if you have any questions.  We offer a $250 design session in your home if you want an assessment of your property.

Here are before and after photos of the living room and bathroom:

sunset inlaw_before_1 sunset inlaw_after_1

Bathroom Before

sunset inlaw_after_3

 

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Cost of a Garage Conversion to an Apartment or Accessory Dwelling Near San Francisco

This garage conversion is just over 25% completed at the time of this article.
The owner of this home is a young recent Berkeley graduate who bought a home near a local BART station.  He can commute to downtown San Francisco in about 30 minutes (when there aren’t BART delays… a big “if”)

Michael plans to rent the home out.  Other clients with projects like this have collected $2,000+ per month and paid off the entire project in 5 years.

This is a tricky project as it is built on the property line. This is allowed when converting an existing space.  The structure that is there will technically remain in order to meet permit requirement however the wood is all rotten and useless so it is just an added challenge that complicates construction and makes building a big more expensive.

The full budget is saved as a pdf file that you can view or download here: Garage Conversion Budget

Photos of the plans follow:

Site Plan - Garage Conversion Elevations - Garage Conversion Floorplan - Garage Conversion

 

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