ADU Rental Income: Plan Right to Maximize Your Asset
Dustin Edwards • November 20, 2020
The Right Configuration and Planning Can Help You Develop a Valuable Asset

ADUs (Accessory Dwelling Units) have continued to gain support at the state level as well as through local city building codes. Most major cities in Southern California have guidelines in place to support you developing an ADU as part of your single family home or even your duplex, triplex or 4 unit.
The building code provides information needed to build and be in compliance with local and state laws. To be a successful investor you will need to know what yield you can get on each unit that you are adding. We invite you to consider key characteristics from the configuration of your ADU to evaluating competitive apartments for lease to give you an idea on the rental amount you could earn (of course you could ask us too).
Configuration of Your ADU
The configuration of your ADU will have a large impact on the future rent-ability as well as the yield you can expect. Keep in mind that one of the attractive aspects, for many renters, is that an ADU or even Jr. ADU (more on this below) is that these units aren’t like large traditional apartment complexes. Keeping inline with your neighborhood appeal as well as the architecture of the main house is critical to not only pass through the permitting process but also to attract the best possible renters.
What Size and Configuration Should you Develop for your ADU?
Building an ADU in Long Beach
or Lakewood as part of your single family residential property is a great way to capitalize on the updates to the building code as well as the demand for affordable rentals in great neighborhoods.
With sizes of ADUs being allowed to 800 sq ft in some cities this gives you the option to create an ADU that is a large 1 bedroom or even a 2 bedroom property. This square footage also provides you the opportunity to provide popular features such as inside laundry. When you are evaluating the option to build an ADU keep in mind that the square footage as well as the configuration (i.e. studio, 1 bedroom, or 2 bedroom) will impact the rent you can receive. Take time to consider what will fit best on your lot and what will help you to maximize the return on your investment.
JR ADU
An update for the building code for 2020
includes the ability to add a Jr. ADU. This means that along with adding an ADU, you could effectively add 2 units to your single family residence. The Jr. ADU does have a few unique requirements to consider. While there are more consider the following:
- 500 sq ft max
- Must be within a proposed or existing single family dwelling structure
- Must meet efficiency kitchen guidelines
One of the first key elements to consider is that of the size. The size of 500 sq ft max means the layout will most certainly be a studio unit. Studios continue to be a popular option in Long Beach and even parts of Lakewood as the rental amount can be affordable for a wider range of renters.
Rental Impact of Your Configuration Selection
Whether you decide to complete only an ADU or an ADU + Jr. ADU you will have to identify the configuration of your decision when you work with your architect in order to get it approved through the planning process. Prior to meeting with an architect we would encourage you to evaluate the nearby rental market (of course you can call us) to see what comparable rentals are going for. While comparing other ADU units is a challenge a great way to compare is evaluating apartments that are currently listed for rent.
With new developments in Downtown Long Beach it offers a wealth of data to analyze. Consider a few of the following studio examples.
- 603 sq ft with a range of rent of $2,213-$2,832
- This means a lease price per sq ft: $3.66 - $4.69
- 525 sq ft with a rent of $2,203
- This means a lease price per sq ft: $4.19
What do these prices mean for your rental? As a rough rule of thumb you could take the lease price per sq ft and multiply it by the size you are developing. For example if you are developing a 700 sq ft unit you could get $2,562/mo at $3.66 a sq ft. This is certainly not an absolute rule and there are many factors that come in to play to achieve certain lease per sq ft prices (i.e. amenities, location, appliances included, pet policy, etc.) but it does help you to gauge if it would be a good idea for you to build out your property.
When it comes to deciding what the size and configuration of your ADU + Jr. ADU should be there are many items to consider. With our knowledge of the rental market we can help you to evaluate your opportunity. Call us today at (562) 888-0247
and let us know you’d just like to discuss building an ADU and/or a Jr. ADU and we will be happy to help.
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With the real estate market as competitive as it is, many landlords are looking into building an Accessory Dwelling Unit (ADU) or Jr. ADU to improve their bottom line with additional monthly income. While this is a great way to earn more, you need to be sure you’re investing in the right upgrade to your property. Below are some of the key differences between ADUs and Jr. ADUs; this way, you can make the right decision for your property. Differences between Junior ADUs and ADUs On the surface, the primary difference between an ADU and a Jr. ADU is the square footage. However, there are many considerations for each type of ADU , significant differences include costs and build limitations. ADUs are generally seen as a larger and more versatile build when compared to a Jr. ADU. They can be built detached from the main home, converting an existing structure, most commonly the garage. In Long Beach, an ADU can be up to 800 square feet or 50% of the gross floor area of the primary dwelling, whichever is smaller. For reference, an 800 sqft living space can be arranged as a 2-bedroom 1-bath home, though with creative use of the space, many investors have been able to fit 2 bedrooms and 2 bathrooms comfortably. If listing the ADU for rent is the goal, this can produce a higher yield, though at the cost of a higher initial investment. Jr. ADU, on the other hand, can only be a maximum of 500 sqft and must be built attached to the existing single-family home. While you can build an entire new addition to accommodate the Jr. ADU, it's not uncommon for homeowners whose homes are bigger than they need to convert a bedroom into a Jr. ADU in order to have additional income . A Jr. ADU does still require an efficient kitchen. Bathrooms can be shared with the main house, though this can deter some prospective tenants. Additionally, the utilities are oftentimes shared with the main house, which can simplify installation, though it can complicate utility costs with your tenant. When an ADU is Right Being able to build a full ADU provides an entirely separate and private living space, which is more desirable to prospecting tenants. This is the preferred choice for most investors, especially those who have unused space in their property. By being built apart from the main house, an ADU may cause less disturbance to those living in the main house, whether that be yourself or another tenant. In Long Beach, CA. ADUs can’t be listed as short-term rentals on apps like Airbnb; that being said, an ADU can command more in rent because of the aforementioned features. If you’re looking for a long-term investment, ADUs increase your property’s value while generating a consistent cash flow. Finally, if you ever plan on selling your rental property, the additional ADU can improve the appeal of your property to future buyers. When a Jr. ADU is Right While a Jr. ADU doesn’t have the same potential as a full-sized ADU, Jr. ADUs are far more budget-friendly. These are a great option for investors who have limited funds. Since Jr. ADUs generally require less work to be done in less time, allowing you to begin making a return sooner. Finally, if your property doesn’t qualify for a full-sized ADU permit due to the size of the property lot, a Jr. ADU can be built primarily through interior work, which may only require reconfiguring existing interior space. Whether you choose a full-sized ADU or a Jr. ADU, the decision depends on more than just the size of the structure, you’ll have to manage filling the vacancy and managing the new tenant. If you need help choosing which ADU is right for you or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .

Summer is a great time of year where people enjoy a number of outdoor activities. Though for landlords, summer brings with it a list of maintenance items and preventative care for their properties. Below, we’ve gathered three of the most important maintenance items to do before summer starts. Service your HVAC System Southern California summers are getting hotter and hotter, if you want to maintain tenant satisfaction you’ll need to have the HVAC or any A/C or cooling system properly serviced . Filters should be cleaned or replaced, and the ductwork should be inspected. For rentals with window units or mini-split systems should also be thoroughly inspected as well for optimal cooling. Doing proactive maintenance can reduce the risk of the cooling system breaking down during peak usage while also improving the system’s efficiency. This can lower utility costs for your tenants while extending the lifespan of your cooling system, saving you money in the long run. Additionally, consider inspecting your window and door seals for leaks. If the seals are broken, it allows hot air into the living space, this increases the cost associated with cooling while adding more load to the HVAC or cooling system. While not directly a part of the HVAC system, ensuring there aren’t any breaks in the seals helps extend the lifespan of your cooling system which is beneficial to your bottom line. Inspect your Roof The condition of a roof is oftentimes ignored since they tend to last over twenty years, and some property owners may not even be sure when the roof was last replaced . A poorly conditioned roof is one of the primary ways for a rental property to drive up the costs of repairs and tenant complaints. A damaged roof can inefficiently insulate a home, making it harder to keep it cool. It can also lead to water leaks during rainfall, which can lead to water damage, stains, and mold growth. While summers tend to be dry, the coastal cities such as Long Beach may see unexpected shifts in weather, which can bring sudden rainstorms or increased humidity. Fixing a small roof leak is relatively inexpensive, however, leaving said leak to grow can result in an emergency repair can cost thousands especially if a tenant has already moved in. A thorough roof inspection is a great maintenance item to do during a vacancy period especially as this can result in a positive experience with new tenants. This can lead to a long term stay with many lease renewals. Check for Signs of Pests Pest infestations are one of the fastest ways to ruin a tenant’s stay while also damaging a landlord’s reputation. Pests such as ants, cockroaches, other bugs, and rodents are common in many beach cities, especially during the warmer seasons. Being in a city, you’ll likely never truly be rid of pests, though, even a single complaint about an excess of bugs or rodent droppings can lead to bad reviews online, service calls, and in severe cases, lease termination. These pests not only create an unwelcome environment for your tenants, but they can also cause real damage to your investment property. Cockroaches are known to damage small wiring in appliances, ants can ruin food and get in everything, while rodents can chew through walls, plumbing, and even electrical wiring. Landlords should schedule regular ppest inspectionsto check for early signs of pest activity before the hotter season begins. Much like everything in this article, preventative maintenance is significantly cheaper than an emergency call, in this case to an exterminator. If you want to keep your tenants happy and your property well taken care of, preventative maintenance is a must. If you’re unsure about the signs to look for when doing routine inspections or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .