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The Controversy Over Accessory Dwelling Units

California went all in. You can build a 1200 sq.ft. Detached dwelling and also convert part of the original dwelling… usually the garage. Three families can become five with minimal imagination. Parking spaces for four to eight cars with every property is not addressed.

LA County has done away with plan-checking prior to issuing a permit. The plan check is supposed to be performed by an inspector during an inspection. One could assume that such a system could work if there were a standard plan, but there is no standard plan. There is also a mechanism to convert from single family dwelling to detached condominiums. That allows for the sale of the individual dwellings.

What Southern California will look like in ten years is a guess… but the ADU phenomena has created issues. Grant money is available to build ADUs. That attracts wheeler dealer types and now that the ADU can be sold, there’s room for an entire new class of landlord.

Name another way to build a single family dwelling without: planning approval, a host of fees, a sprinkler system… and other stuff that I haven’t thought of. Speculators will finagle ways to get their hands around the throats of greedy home owners and build a portfolio of little houses in back yards… in crowded neighborhoods.
 
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One of the reasons for the ADUs, is the homeless issue.
We cannot have it both ways, less density, and less homeless.
We, the general population, are a major problem in the housing issue; in 2023, there was an average of 1.94 children per family.
If we do not produce two to three houses per family, our children cannot find separate housing, the area they are raised in.
This does not take into account immigration.
Many of the ADUs i am seeing, the parents are building and moving into the ADU, and giving the house to their children and their growing family.
 
mark handler said:
One of the reasons for the ADUs, is the homeless issue.
We cannot have it both ways, less density, and less homeless.
We, the general population, are a major problem in the housing issue; in 2023, there was an average of 1.94 children per family.
If we do not produce two to three houses per family, our children cannot find separate housing, the area they are raised in.
This does not take into account immigration.
Many of the ADUs i am seeing, the parents are building and moving into the ADU, and giving the house to their children and their growing family.
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That's what I am seeing as well.
For middle-aged homeowners, I'm also seeing the ADU function as a "granny flat" for their parent(s), and after grandma passes on, then it will be mom and dad's turn to downsize.

I also know of many empty-nesters who are living in homes far bigger than they need, that would be much more appreciated by young family. They are sitting on a big chunk of equity while young, growing families are priced out of the market or are forced to move to less expensive states. For seniors who are physically able to live intepemdently, an ADU is a great transitional step between a giant empty nest vs. a retirement home.
 
Every ADU increases the selling price and taxable value of the property. If they are not able to be purchased at today's market, how will they be able to be purchase a property with 2 homes on it? Financing and insurance are higher on rental property.
Beware of the "Law of un-intended Consequences." As ice noted they can condo the property and divide it up where it is no longer an accessory dwelling unit.
 
As with anything, each has its positives and negatives.

The area I moved from a few years ago, does not allow rental of ADU's. Hence, mom & Dad can live there, but you can't charge rent.

As noted by others, we will see just what the option brings forth, as something new and claimed to be great normally comes with a minimum of 2 bad side effects for every plus.
 
mtlogcabin said:
Every ADU increases the selling price and taxable value of the property. If they are not able to be purchased at today's market, how will they be able to be purchase a property with 2 homes on it? Financing and insurance are higher on rental property.
Beware of the "Law of un-intended Consequences." As ice noted they can condo the property and divide it up where it is no longer an accessory dwelling unit.
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CA law allows homeowners to sell their ADU similar to a condominium.
 
CA Does NOT require ADU on separate utilities.
You may need to upgrade, if undersized for all SQ. FTG
 
wwhitney said:
NEC 240.24(B)(1) requires access to "all overcurrent devices protecting the conductors supplying that occupancy." That means every OCPD between the utility and the occupancy.

Cheers, Wayne
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You certainly don't have access to the main switchgear in an apartment building.
That's a ridiculous interpretation.
 
redeyedfly said:
You certainly don't have access to the main switchgear in an apartment building.
That's a ridiculous interpretation.
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Presumably one of the exceptions applies to a building that big, as otherwise the tenants would be required to have access. Probably many or most multi-occupancy premises can use one of the exceptions, but for a single family residence plus an ADU, that's less likely.

There may be some debate about whether the wording the NEC uses matches the code writers' intentions, but the wording is clear.

Cheers Wayne
 
The full text of 2023 NEC 240.24(B):

(B) Occupancy.
Each occupant shall have ready access to all overcurrent devices protecting the conductors supplying that occupancy, unless otherwise permitted in 240.24(B)(1) and (B)⁠(2).

(1) Service and Feeder Overcurrent Protective Devices.
Where electric service and electrical maintenance are provided by the building management and where these are under continuous building management supervision, the service overcurrent protective devices and feeder overcurrent protective devices supplying more than one occupancy shall be permitted to be accessible only to authorized management personnel in the following:
Multiple-occupancy buildings
Guest rooms or guest suites

(2) Branch-Circuit Overcurrent Protective Devices.
Where electric service and electrical maintenance are provided by the building management and where these are under continuous building management supervision, the branch-circuit overcurrent protective devices supplying any guest rooms, guest suites, or sleeping rooms in dormitory units without permanent provisions for cooking shall be permitted to be accessible only to authorized management personnel.

Cheers, Wayne
 
Daughter lived in a converted garage in CA, and the property owner turned the shed into a rentable unit, and required the tenants to park in the street so the main house would have access to the driveway. The street was like bumper cars and when the landlord would come home in the EMT wagon she'd get pissed if she couldn't use her driveway.

All the utilities came off the main house, and the plumbing was slow in the garage conversion. The bad thing was the landlord got divorced and had enough room to converted it into an air B&B. Its a boon for the divorcee. Getting mail and trash picked up was an issue.

I heard she had a couple of tents in the front yard, wonder what they rent for?
 
The reality is, here in So Cal:
- Most homeowners stopped using their garages for parking a long time ago.
- Even in our richest neighborhoods, we have many people now living with extended family under one SFR. This is especially true in immigrant communities, where that may have been the norm in their country of origin.
- Many cities are now actually relying on the ADUs to help them meet their zoning requirements under the Regional Housing Needs Assessment (RHNA).
 
wwhitney said:
NEC 240.24(B)(1) requires access to "all overcurrent devices protecting the conductors supplying that occupancy." That means every OCPD between the utility and the occupancy.

Cheers, Wayne
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Yes and?
Adding a disconnect at the source panel (main house) and at the Subpanel (ADU) gives full "Overcurrent protection."
 
bill1952 said:
Clearly this has crossed Jeff's line to be split off into another thread. :)
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I do not think so.
We are discussing some of the issues arising from ADUs.
Jeffs post was "This is a very interesting report and take on this controversial zoning subject."
We are discussing some of the issues and some about the myths......
 
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