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I didn't do anything special (doubt the city would negotiate with you either), the difference is likely that it's an existing garage conversion vs new build ADU. Imo I wouldn't compromise sq footage for any fees the city throws at you if you're in a HCOL area, the marginal benefit + property value added per sqft is usually worth it!

@@SubtleAsianRealtor Not sure, but my contractor said that it was a $10K cost to move up from 749 sq ft to 800 sq ft. I did my garage ADU as well. My garage was under 500 sq ft so my school fees were 0 but had it been above 500 sq ft, it would have been $3500.

@@mikef2811 10k is def a bit steep for fees, not doing the extra 50 sqft makes sense then. Every county has their own rules, but def surprising they're charging you an extra 5 digits of fee for that increase.

property tax up ~$2500/yr, assessed property value increase was up ~300k

Sunnyvale, CA

No, got it from a site called Domadeco

Depends on what your priorities are, I'm leaning no. I think it's a pretty solid microwave but it's lacking as an oven. Doesn't quite cook things as thoroughly and evenly, I still use my old toaster oven for baking. The question is are you willing to pay a $2k premium to have your microwave nice and integrated and save some countertop space? If you're doing a small boutique ADU and barely bake, maybe? Otherwise, nah.

Really wanted to do that as well! Unfortunately, by city code standards, the building isn't allowed to be altered structurally, so changing either floor height or roof height wasn't an option. Getting it permitted adds benefits such as higher resale value, getting a separate address number, avoiding general legal problems down the road, etc. so it was a tradeoff I decided to make!

Happy to help! DM me on my Instagram @subtleasianrealtor. instagram.com/subtleasianrealtor/

Not included in the measurement

9ft for the bedroom (and the lower 2 sides of the roof), 16ft to the highest point (center of the roof).

Quite soundproof, can't hear anything across houses.

I got the home depot 2x1 cherry wood, stained it walnut colored without clear coat

I'd say $3000 - $3500, rent is pretty steep in silicon valley.

@@SubtleAsianRealtorhow long did the project take? any major delays? what did you wish you knew before starting to minimize costs/headaches next time?

The black tile was called Galaxy Nero in 12"X24". Google search that and you'll get the pictures, most tile shops should be able to order it or at least match the style. The white tile was a porcelain 36"x36" tile with calcatta marble veining. This should be pretty common at most tile stores. The bathroom measures 8'10" length x 6'6" width.

Thanks for your response! @@SubtleAsianRealtor

I share the entire cost breakdown in another video! ruclips.net/video/wRRNJ9Kk2-U/видео.html

Yep, although when people talk about construction prices they usually compare just the contractor labor part (hence $170,000/800 = $212/sqft). It's because the price of finish materials varies a lot per person and does not scale linearly with sq footage (bigger house may not mean more kitchens/bathrooms)

Thanks

Let's be real. This project's high end finishes and design were bound to make it roughly $400 per sqft.

While I didn't, it's very possible to get a construction loan since overall property value will go up after completion, and that equity can be extended in advance. The downside is that these loans may require you to refinance and have higher closing costs & rates. However, if you have a decent chunk of equity already built up on your house, you have the better option of a Home Equity Loan / HELOC, which allows you to borrow against your existing equity for less. This usually gives you a more flexible timeline for construction as well.

Labor has been especially expensive after Covid years, even outside of construction. I'll try and make an Instagram post with some before+after pics, thanks for the suggestion!

You're welcome, glad you found it helpful!