For Pasadena-area homeowners considering an accessory dwelling unit, an existing garage can offer a major advantage: it may already occupy a location that could not be duplicated under current setback requirements. Contractor Jordan Vannini says that location can be more valuable than the structure itself.
Vannini, owner of Jordan Vannini Next Gen Contractor, said many older garages were built close to property lines, sometimes in locations where a new structure could not be placed today because of modern setback requirements. Keeping the existing building can therefore preserve usable yard space on smaller lots and allow homeowners to retain a footprint that might otherwise have to shrink or move.
That advantage, however, does not necessarily make a conversion simple.
A garage was not originally designed as living space, Vannini said, so converting one means bringing it up to current standards for habitation. Existing foundations may be inadequate, drainage may need improvement, and structural components may require reinforcement. Some of those conditions do not become fully apparent until exploratory work begins. He also identified proximity to high-voltage lines and whether storm water can be directed away from the structure as conditions to consider.
Utilities can create another layer of unexpected cost. Vannini said homeowners may discover that existing electrical capacity is insufficient, sewer connections are more complicated than expected, or water service must be upgraded to accommodate fire-sprinkler requirements. In some cases, owners may also want separate water, power and sewer services if they eventually plan to lot split the ADU and sell it as a separate property.
That is one reason, he said, homeowners should compare conversion costs with the cost of new construction before assuming that reusing an existing garage will automatically be cheaper.
“Retrofitting those can be more expensive than just building new,” Vannini said. Still, he noted that preserving the garage’s existing location can outweigh those added costs, particularly on smaller properties where moving the structure could reduce backyard space or require a smaller ADU.
Vannini recently completed an ADU measuring less than 400 square feet that included a bathroom, kitchen, dining area and large bedroom. He said even a typical 20-by-20-foot garage can become “a very livable space.”
Vannini also emphasized the importance of addressing unpermitted living spaces rather than ignoring them. He said owners of such structures can face serious legal and safety exposure and should pursue proper permitting.
He said homeowners should understand that creating an ADU makes them, in practical terms, a developer subject to current building and safety standards.
“The codes are there to help,” Vannini said. “The codes are there to make things safe.”
Jordan Vannini is the owner of Jordan Vannini Next Gen Contractor, a general contracting company. Homeowners considering a garage-to-ADU conversion should evaluate such issues as the existing structure’s foundation, drainage, utility capacity and location before determining whether conversion or new construction makes sense. For more information, call (626) 314-0855.
