Consulting Services - Accessory Dwelling Units
An accessory dwelling unit (ADU), also commonly known as a granny flat, in-law suite, or secondary dwelling, is a self-contained living space that is located on the same property as a primary residence. ADUs are typically designed to be smaller and more compact than the main house.
Here is a detailed description of an accessory dwelling unit
- Size and Layout: ADUs come in various sizes and layouts, but they are generally smaller than the main house, typically ranging from 300 to 1,200 square feet in size. They can be attached to the primary residence, such as a converted garage or basement, or detached, like a separate cottage or studio apartment.
- Functionality: ADUs are fully functional living spaces, complete with their own kitchen, bathroom, bedroom(s), and living area. They are designed to accommodate individuals or small families and provide all the essential amenities needed for comfortable living.
- Accessibility: ADUs are usually designed to be accessible without having to go through the primary residence. They often have their own separate entrance, ensuring privacy for both the primary homeowners and the ADU occupants.
- Utilities: ADUs typically have their own utility connections, including water, electricity, and sometimes gas. This allows them to operate independently from the main house.
- Zoning and Regulations: The construction and use of ADUs are subject to local zoning regulations and building codes, which can vary significantly from one jurisdiction to another. These regulations dictate aspects such as size limits, setbacks, and occupancy restrictions.
- Common Uses: ADUs serve various purposes, including providing housing for aging parents or adult children, generating rental income for homeowners, or serving as a home office or guesthouse.
- Design Variations: ADUs can vary in design and style to match the aesthetics of the main house or create a unique architectural statement. They can be modern, traditional, or eclectic, depending on the homeowner's preferences.
- Benefits: ADUs can offer several benefits, such as increasing property value, providing flexible living arrangements, and addressing housing shortages in urban areas. They can also be a sustainable housing option if designed with energy-efficient features.
- Cost: The cost of building an ADU can vary widely depending on factors like location, size, design, and the extent of renovation or construction required. In some cases, it may be more cost-effective to convert existing space, such as a garage, into an ADU, while in others, constructing a detached unit from scratch may be necessary.
- Legal Considerations: Before constructing or renting out an ADU, homeowners should be aware of local laws and regulations governing ADUs. These may include occupancy limits, parking requirements, and permitting processes.
how things could go wrong by not hiring an ADU consultant...
Joe's got no CO...
In 2022 - Joe decided to build an accessory dwelling unit in his backyard.
Cost was a major factor to Joe. Instead of getting permits from the locality where Joe was living (or consulting anybody on what he was doing), he decided that he would build an ADU out of his 12'x20' storage shed that was already on the property. It took six months - but with hard work and determination - Joe was able to do all the work by himself and now he has an ADU.
Joe's neighbor called the code enforcement department and reported what Joe was doing. Code enforcement came to the property after Joe was finished. After discussing with Joe - the locality refused to issue a certificate of occupancy (CO) for the dwelling.
Today the dwelling cannot be used for any type of living purposes (renting, resale, etc.). In addition - Joe has lost substantial amounts of money in both appreciation along with bulding costs without being able to obtain a CO for the dwelling unit.
Ted pays more in taxes...
In 2022 - Ted decided to build an accessory dwelling unit in his backyard.
Ted hired a contractor but decided not to pay a consultant. The contractor did everything permitted and proper in building the accessory dwelling unit. Dwelling unit came out great and came out on budget.
Unknown to Ted - there were tax incentives and tax breaks available that could have saved Ted a fortune on his upcoming tax bill had Ted consulted with a consultant beforehand and made a few minor changes in building his ADU.
Instead of taking that much-needed vacation to Cancun in the spring - Ted will (regrettably) be paying that money he could have saved to the US Government.
Tom and terrible termites...
Tom decided to order a kit and assemble an accessory dwelling unit without the assistance of a consultant on his property. Unlike Joe, Tom obtained all of the necessary permits needed for an accessory dwelling units. After 6 months - Tom was able to fully assemble his accessory dwelling unit.
About 2 years after the dwelling was completed, the floors were unusually soft. Joists and sub-flooring had been eaten away by termites. It was discovered that the dwelling unit was built very low to the ground and that a termite treatment had not been done to the ground - prior to assembly of the ADU.
Unknown to Tom, the region where his property was located was one of the top regions in the US in terms of termite damage. Because of this, Tom will now have to tear down his unit - as the entire bottom foundation is full of termite damage.
Carla and the uninsured contractor...
Carla was excited to get started on her ADU project to help for her ailing mother.
Carla hired a family friend who did contracting on the side. Her friend did not pull permits for the work that was being done. While framing, Carla's contractor friend smashed his hand and fell off off the roof - breaking his neck - resulting in him being paralyzed.
Carla's insurance had to pay the claim - to the policy limit which did not cover the whole lawsuit. As a result - Carla lost her entire retirement savings and had to file for bankruptcy.
Pete and the property lines...
Pete just completed building his ADU in his backyard for his ailing father to live in.
Just before obtaining a CO, a final survey needed to be completed. After the survey was completed, it was discovered that the ADU was 3' off of the neighboring property line. Local codes required the ADU to be at least 10' off the neighboring property line.
As a result - a final CO cannot be issued until the ADU is picked up and moved - costing thousands of dollars in expense to Pete for a contractor to pick up and move his finished ADU into compliance.
Irene and no insurance coverage...
Irene just had an ADU constructed on her property. Irene had a few of her friends help build the ADU and paid them on the side.
One of her friends, Bob, was the electrician. Bob had a few beers one night before working on Irene's project. He wired all of the lights, outlets, etc. on one breaker.
The breaker panel overloaded and caught the entire ADU on fire.
Irene turned this into her insurance company. The insurance company denied the claim. The fire burnt half of the siding on Irene's house - which she now has to pay for out of her own pocket - in addition to the lost money from constructing the ADU.
meet the consultants...
Lisa Englehart
Lisa Englehart
Lisa Englehart
Lisa Englehart is the owner and President of Englehart Construction, Inc., a Virginia Class A Building Contractor. She has twenty years experience in residential real estate, land development, and new construction. Lisa is also a seasoned real estate associate broker with eXp Realty based in Richmond, Virginia. Lisa’s passion is design
Lisa Englehart is the owner and President of Englehart Construction, Inc., a Virginia Class A Building Contractor. She has twenty years experience in residential real estate, land development, and new construction. Lisa is also a seasoned real estate associate broker with eXp Realty based in Richmond, Virginia. Lisa’s passion is designing and building small, affordable homes. She operates several accessory dwelling units in the Middle Peninsula as short-term rentals ranging from 316-680 square feet. She is very knowledgeable of construction processes, zoning regulations, site planning and development, construction management and supervision. With an eye for detail, Lisa’s ADU’s operate mostly trouble-free, are in legal compliance with localities they are built in, and operate with maximum efficiency.
Kevin Randesi
Lisa Englehart
Lisa Englehart
Kevin Randesi is the Principal Broker and owner of 804 Real Estate, LLC. Kevin is a graduate of Virginia Commonwealth University with a Bachelors of Science degree in Accounting. In 2006, Kevin obtained his real estate license. In 2013, Kevin obtained his broker's license and opened up 804 Real Estate, LLC - a real estate brokerage in
Kevin Randesi is the Principal Broker and owner of 804 Real Estate, LLC. Kevin is a graduate of Virginia Commonwealth University with a Bachelors of Science degree in Accounting. In 2006, Kevin obtained his real estate license. In 2013, Kevin obtained his broker's license and opened up 804 Real Estate, LLC - a real estate brokerage in Richmond, VA. With Kevin's accounting experience and an eye for details, he brings over 17 years of experience in real estate - ranging from all types of homes including new construction, manufactured/modular homes, single-family homes, accessory-dwelling units, etc. Kevin brings experience in the management and construction process including zoning, development, site-planning, construction, etc. Kevin's creative mind has helped his clients navigate investment portfolio's to maximize return-on-investment using various creative strategies.