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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Your property’s roof is its first line of defense from the sun, rain, and wind. Which means it will eventually wear out. Many landlords overlook this since a roof is generally designed to last twenty or so years, and they simply forget until the signs begin to show. Below, we’ve compiled a short list of five signs it’s time to replace your roof for when doing property inspections. Tenant Complaints When your roof has become damaged, your tenants will likely be the first to notice. When tenants report water stains on the walls and ceilings, it's a sign that you should inspect your roof. In severe cases, your tenant may notice water dripping from roof leaks. This moisture, if left unchecked, can lead to the growth of mold and mildew, which can be a health concern for your tenants. Some tenants simply move out, assuming the odors or recurring respiratory issues are caused by the rental and not just the roof. This leaves you with a vacancy to manage, and if you’re unable to find the leak during this period, the following tenant may have a negative experience as well. Many landlords have found it beneficial to have property inspections regularly in order to preserve both the property’s value and the tenant’s trust. Roof’s Age Even with the highest quality materials, a roof still has a shelf life. Most roofs in Long Beach, CA, use asphalt shingles, and these generally last around twenty to twenty-five years. Once they've passed this threshold, the faults begin to show themselves. A sagging roof line is a sign that your roof is due to be replaced, as it's a serious concern. It often indicates that moisture has entered the underlying decking and caused some structural damage. From ground level, you may not be able to notice these problems. However, during an inspection of the property, an experienced inspector should be able to notice soft spots or contours on the roof. These forms of damage often get worse over time. Coordinating these inspections and preventative maintenance can be difficult for landlords with an extensive portfolio, which is why many enlist help. Shingle Damage Damaged shingles are one of the most obvious signs that your roof is deteriorating. If you ever notice cracking, curling, or patches with missing shingles, the roof is no longer providing adequate protection to your property. Although you can buy time with spot repairs, if the entire roof shows signs of damage, it’s likely time to replace the roof. Aside from protecting your property, the roof affects your property’s curb appeal. A patchy and worn-out roof can drive down the rental appeal. Prospective tenants will easily be able to spot the differences between pictures taken in the listing when compared to the property in person. This can not only hurt your chances of filling a vacancy, but it can also hurt your reputation as a landlord. Granules in Gutters After heavy rainfall, it's a good idea to inspect your rain gutters. If you or your property manager notice large amounts of black or gray granules, it means your roof shingles are breaking down. These granules are critical for shedding water off the roof. Once the granules fall off the shingle, the shingle begins to degrade faster under the sun and elements. If you’re not sure how old your roof may be, Loss of granules can be a strong indicator that your roof is nearing the end of its lifespan. Regular gutter cleaning and roof inspections can help catch these problems early before they become expensive repairs . Increase in Utility Bills Your tenants complaining about their utility bills increasing or poor temperature control in the rental may not realize the roof is to blame. A failing roof can result in subpar insulation and ventilation. This can lead to higher heating and cooling bills for your tenant. This can be frustrating for your tenants while putting more strain on the HVAC system. This puts more wear and tear on your HVAC system. Being aware of the warning signs and being proactive can protect your rental property, maintain tenant satisfaction , and avoid emergency repairs. If you need help inspecting your roof 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 .
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