Garage Conversion to Living Space | ADU for $30K
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- Опубликовано: 25 ноя 2022
- This is what I did to turn my 20x20 detached garage into much needed infill housing. It is now a modern and efficient one bedroom, one bath that can be used to house hack into a lower monthy mortgage payment. Anyone can do this! You just need the right instruction, the right tools and the right mindset! Follow along here and check out thatADUguy.com for more ADU ideas and Q and A!
About That ADU Guy
Derek Sherrell is a real estate investor, ADU coach, and endurance athlete with 25 years experience in the building trade.
Derek’s videos are all about the process of making home ownership affordable using the ADU strategy. In these short clips, he explains how to get started and offers money-saving tips you can use. Over time, he’ll walk you through the steps of how to plan, design, finance, and build ADUs (also known as granny flats, guest homes, cottages, casitas, or in-law units).
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Follow @ThatADUguy on Instagram: / thataduguy
Contact Derek:
(541) 238-7073
thataduguy.com
#adu #diy #thataduguy #garageconversion #investing #realestate
#affordablehousing #thathealthywealthylife
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I would have turned that garage into two shotgun house studio apartments. The high ceilings would have been perfect. Six month lease at $529 x 2 = $1,058 The average SS check in the US is $1,767.03 - 70% = $530.10. Most retired people are great renters, especially single-person occupancy. No parties, no fights, no cops, asleep at 7 PM. The long walk to the street is a negative. The thing is, elderly people usually stay in one place If they're happy with the conditions of the property, low turnover rate, and a duplex spreads the occupancy risk out by 50%.
That is a cool concept!
Great video. Thanks for sharing!
You're welcome Robbie, thanks for the view.
This is perfect sor s single person. It's beautiful. Love pocket doors. I have them in my current house and it does save space!
I’m building an ADU garage conversion. Pushing out one of the walls to add sq feet, will be 712 sqft. Will have a master bedroom plus a small den . It will be a midterm rental, should get about $2k a month fully furnished. Cost will be about $120k in California Central Valley . Going through a divorce and this will help me financially! Good luck to everyone!
Great share! Thanks for posting this!
I am actually in the Central Valley in California in the process of building a tiny home in my backyard.
I am in Sacramento, and I am doing a 520 sq ft. ADU for my parents. It is an attach garage. Cost is $70K using varies contractors.
What contractors did you use? Also in the Central Valley..
Is there significant costs in pushing out one of the walls (cost per sq ft wise). Have a 20x20 but would like to push out as much as possible.
Love the pocket door strategy, apartment-sized fridge, and dishwasher---so desired.
And the lights on dimmers--big bang for nominal dollars. ✔️
Have you shown this space staged?
Love to see what you, or an interior designer could show this space all dressed for daily, tiny space living 🎉.
Thanks Joy🎉🎉 No staged pictures, the day it was finished a roommate moved in.
Love how practical the design is..GREAT JOB 👍 I'd move in tomorrow 😆
Glad you like it! Just trying to keep the conversion and rent as cheap as possible.
Great Video. How long does it take you to complete a garage conversion?
Very efficient, final cost is amazing.
Very good example of how much one can save doing the work owner builder.
Thanks for the view!!
Looks great like always Derek! Also, huge appreciation for your engaging in the comments (your comment below re: costs if you hired the thing out is hugely helpful on top of the video). Probably the best knowledge-driven channel in the space right now, thanks for always sharing
Thanks for the kind words!! Just trying to share it all for others. When I started this journey in 1996, there was no help besides in books. Most diy ers learn only be seeing it done, at leaste I do. Thanks again for following along!
It's really great stuff, and seeing the results is massive in impact as compared to reading about ADU-specific items (though clearly both are helpful overall). I'm going to be attempting some ADU builds and conversions coming in 2023, excited to get the chance to put what has been learned here to good use!
@@CChaoticGaming great to hear! You can do it!!!
Love your work
Thanks for the kind words!
Same floors and washer/ dryer. Nice work!
Nice ! Great to hear you are an ADUer!
thanks for the vid. i'm starting to build some adus now.
Awesome, best of luck!
Thanks for sharing- saw you at the ORAAT event.
You're welcome, thank you! Great to connect.
This is really adorable!
Thanks! Keeping it simple.
Looks great! I'm about to convert a 20x30 garage that has 12' interior ceiling height, so I appreciate the takeaways in your video. The only thing I might have done differently is to make the washer and dryer accessible from inside the bathroom rather than the bedroom. I just like a really clean bedroom with as much wall space as possible.
Glad it was helpful! Yes, several people have said they prefer the w/d in bathroom.
Turned out very nice!
Hi Lorena! It is a great product for the price!
I've been saying for years...just put the kitchen all against one wall...to save space...LOVE it....
Yes!!! The one wall galley kitchen. Our go to on every ADU.
@ThatADUGuy no way around the restroom next to the kitchen? Must be most cost effective?
So happy to have found your channel! I began planning what we wanted to be an ADU in our 20x20 detached garage. We were converting half of it into a bedroom/bathroom/small kitchen combo living space. I'm wanting to do the work myself other than anything that would call for licensed professional. We follow laws and rules, so we made sure it was okay with our HOA. They are not permitting us to convert unless we sign a waiver that we tear it down upon moving out and that we can only rent it to our family (even though there are lots of renters here). Have you ever come across this type of challenge?
Yes, I would check with state law, and or get a seat at the table of hoa. Joint the board to make change.
@@ThatADUGuy will do! Keep up the inspiring work.
Another great adu project.
Turned out good, but had to break all my rules on this one.
Thanks for sharing.
My pleasure!! Just sharing the simple steps to show that anyone can take this on.
Looks nice. The bathroom is well designed, and the stacked washer/dryer is a great feature to have in a small, rented home. However, I am having a hard time imagining even a double bed, a small chest of drawers and one small nightstand with table lamp in the bedroom space. Did you make a drawing of where the bedroom furniture would go when you designed this space? I would not have put an egress door in this small bedroom because there is already an egress window. That egress door severely limits where you can place the headboard of a bed.
I also would have gone with a 36-inch-wide opening between the bedroom and the living area and placed it in the corner of the bedroom near the closet so I could add a regular hinged door that would swing against the sliding closet door. That would have saved money and created more wall space in the small bedroom for adding a chest of drawers. Using just one side of that bedroom closet for clothing storage really is not enough storage space for a modest amount of clothing for even one adult, certainly not for two adults. A full-time resident needs a chest of drawers for storing undergarments, socks, winter hats/gloves/scarves and assorted wardrobe accessories.
A narrower bedroom door would also have created more wall space in the living area. And this would have given you more options for where to place a sofa and a wall-mounted TV.
All good points! Thanks. The 36" man door into the bedroom was the entry to the garage from outside the main house and not needed for egress. I went rounds about removing it for the reasons you mentioned, but ended up keeping it and know it can be blocked if needed.
Turned out great!
Thanks!!
Just keeping it super simple.
How much $ is it going to be leased for?
My son is just finishing up a conversion of his detached garage into a 540 sq ft ADU. Your videos have really helped him, thank you!
Awesome to hear this!! Thanks for sharing Matt!
@@ThatADUGuy my pleasure. He took your advice and did an open concept with a loft above the bedroom for storage. Maybe I can send you some pics to your FB page.
@@Socalarborist that would be great! Or email a couple to thatADUguy@gmail.com
@@ThatADUGuy just sent! 👍💪
Thanks! This one took about 30 days.
How much will be if I need two rooms something like that?
Thank but i am in San Mateo California. Big difference?
About 3 x @@visittavee7773
Looks nice just feel you could of went bigger in the bedroom
Yes, but i try to put as many sf as possible into the living room.@@mdezee1
Looks great! I wish I had someone you to built mine.
Hi Reta, thanks! It turned out great, for the price.
Thanks for the great videos. If there wasn't sufficient/any sewer fall, would this project have been unviable?
Not at all, we just would have had to install a grinder and a pump, to get it to the gravity line.
Derek, thanks for sharing. Love following along on your builds.
What do you think this will rent for? Regardless the rent, it’s got to be a great ROI at that cost. But more importantly, a much needed service in your community.
Glad the share Matt, thanks! This would rent to a roommate for 700-1100 depending on your market.
@@ThatADUGuy Santa Cruz CA this could bring $2,000. Yes, depending on neighborhood.
@@toddwilliams5905 nice! That would be an amazing ROI, even if it cost you 4x to build out.
This is perfect.
Yes, turned out great! affordable detached bedroom.
$30K is definitely my budget for my ADU and this just verified it can be done tastefully and affordably. @@ThatADUGuy
I shouldn't complain about the Home Depot lvp which has held up ok in a rental. My preference is the sheet vinyl that is thicker flexible type.
Good share, thank you!
It came nice granite stone🎉🎉🎉🎉🎉🎉 congrats 👏
Thank you!
Great video! Where do you get the [pocket door? nd how is the lock on it for the bathroom? Thinking about that as an option for my house.
Thanks!
Thanks for the support of the channel Chris. I get the pocket door and internal frame from my local lumber yard (Ashland Lumber) but you can find both at box stores. As for lock set, I use the new round style lockset made by quickset. here is my affiliate link.
amzn.to/3R60t37
Thank you!@@ThatADUGuy
Thank you!!!!
You're welcome Matt
Many comments on the size of the bedroom. What about putting a Murphy bed/sofa combo in the living area -- since that has the most floor space? Then use the smaller room as a mudroom/ dressing area. This would allow for dressers or storage shelves plus more room to enter through that second egress door.
Great ideas, thanks! This one was tight for sure at 20x20.
Sofa bed or Murphy bed sounds good. @ADU guy - this space of 20x20 ft (6x6 m) is the main home (not an accessory unit) in my country. The poor/ lower middle class are used to living in much smaller spaces. That space would be enough for a whole house: 2 bedrooms, 1 T&B, kitchen, living/ dining area. Heck, some developers make apartments or "row houses" which are 4x5.5 m (around 13 x 18 ft). A whole family of 4 could live in your ADU. I'm also amused that some ppl find the fridge too small. For me, that's a normal sized fridge. Those 2-door fridges are too big.
Just giving a different perspective. Congrats on your build!
@@kitty_s23456 thank you for your thoughtful reply! I love hearing of more people living in much smaller places. Great share, thank you!
@@ThatADUGuy you're welcome. In my country, the smallest apartments for rent that I've seen are 12 sqm (3x4m) = 10x13.2 ft. They are studio apartments with own T&B + kitchenette, usually are rented unfurnished.
Some apartments are 15 sqm (3*5m), studio type or 20 sqm (4*5m), 1 BR. Typical condo units (studio type) are 24 sqm (4*6m). It's a densely populated country and many ppl are used to living in small spaces. They are shoebox apartments & similar to ones I've seen in NYC (Cash Jordan channel).
The tiny houses on the channel Tiny House, Giant Journey - some of those houses, I don't consider as tiny at all. When I visited the US, I was surprised at how big everything was - houses, lawns, roads, apartments, even people. Lol. Cheers!
What a nice build out. How long does it take for you to do these?
Thanks! This was about 30 days but was almost as easy as it gets with sewer, water setup and power already ran.
Nice! Thank you for replying@@ThatADUGuy
It’s pretty but the bedroom closet could have been better thought out. Most people need a little bit more long hanging space than that. You could have done a smaller opening into the bedroom too and used a pocket door there as well to have more wall space. It also needs another closet for coats, vacuum cleaner, mops and other stuff like that. But all in all it’s really nice.
Great ideas, thanks!
I lived in a one car conversion once. Wow! was it tight.
Hi there! I bet!
Very cool conversion. Can you elaborate on decision to put the washer/dryer in the bedroom? Couldn’t you turn it 180 to face it into the bathroom, maybe across from the sink? That could help on noise if you’re running laundry when trying to sleep
Great question. Just personal pref. I have build them both ways, but in a small living space, i find it better to keep it in the closet. Less travel with clean and dirty clothes, easy to fold on the bedroom bed, exaust can go straight out the exterier wall, less 220 wire or gas line and most W/D will not fit through a 2 four (28") pocket door.
@@ThatADUGuy good point on fitting through the pocket door. I was just brainstorming what the majority of tenants might prefer. Thanks for the feedback!
@@robertm8138 anytime!
Place looks so easy to keep clean. That's easily a $2300-2700/month pad on Furnished Finders.
Thanks dude! Yes, hard surface floors are the way to go. Great investment too, less than those numbers as a long term market rate rental, but hoping to house the local workforce.
QUESTION: Do you include an exhaust vent (outside) with the microwave...for the counter top burner?
No, not in this case due to current city code. If a kitchen was an allowed use then yes, micro fan would be ducted to outside, also know as VTO (vent to outside)
I understand the code said no stoves / full kitchen, but why not?
Nice! I would prefer laundry access from the bathroom or the kitchen. A mudroom closet/area at the front door is a must.
Good input, thank you!
I know many have mentioned the laundry to be in the bathroom and I agreed. But then I realized that everything I need to was would be in the bedroom. So easy to wash it, dry it, and put it away. It’s actually very practical.
With handycapp bar
Good job first of all however I would have substituted the dishwasher for a electric stove with a hood vent and some cabinets on top after all this space is ment basically for a one or two person maximum no need for a dishwasher 😊
Thanks for the tips! in this case, due to zoning regulations, we are not allowed to have a stove or a range hood.
@ThatADUGuy where I'm at is the same for zoning. If it has a stove, toilet, shower ,etc its considered a dwelling and not allowed. However, take one of those out and it's considered a structure and is allowed. Most people remove the stove, pass inspection, then put in a stove.
@@slylock4275 yes, kind of silly. We just use a countertop, 110v, plugin two burner induction top.
BEAUTIFUL ❤️❤️❤️❤️
Thanks Mandy!
So are dishwashers that popular? I’m just curious if a resident wouldn’t prefer more storage space. Also, is the microwave an oven and hood vent?
Yes, they are in our market. Also, the DW is storage for clean or dirty dishes. Not a hood vent, just a micro. Many are a combo but not this one due to zoning code. City makes you sign a doc saying you will not have a stove or vent hood so we follow the rules.
Nice!
Thanks Duffy!!
Hi! I live in a single family home zone. If I build my garage into an apartment I guess I can’t have a main kitchen stove installed, correct ?
It depends. If your city/county allows for ADUs and you can meet the standards, then you can have a stove in your garage conversion, making it a dwelling.
With double sink
Today I went to a contractor and got a quote of 275k in CT for an 800sqft one story year round livable ADU. That does NOT include permits, electrical, survey, tree clearing, septic, heating etc… overpriced and I will keep shopping around for quotes. My mom wants to live on my property. But damn that’s expensive. You can buy a house already at that price. I was hoping 200k tops.
That sounds hight for the size and scope of work. Remember, it's free to seek other builders. 800sf is a big unit for one person. You could also shrink the size to lower the cost.
What amp service do you usually go with on a place this size?
100a
I thought about doing this to my 20x20 detached garage too but mine lack the ally assess. I wonder if my city would still allow this (Washington State)?
Yes they will! No alley access needed.
@@ThatADUGuy Very nice, I will have to check into this, thanks man!
Nice work Derek! How long did this take after you got the permits? Taking out the days you weren’t working on it.
About 10 days total working time.
When you say you cut the granite just like it was plywood, I hope you used water to prevent silica inhalation!
😂😂 yes, i have several videos on cutting granite, always using water.
Did you give it any access to the crawl above?
Yes, there is an attic access hole from the loft above the closet.
Great video! Is $30k your cost because you did a lot of the work yourself?
Thanks Eric! Yes, I like to do much of the work myself. You can add 30k if you hired the whole thing out or 15-20k is you self manage but dont do any hands on work.
I wish you put the washer dryer in the kitchen The bathroom. It’s a little to loud in the bedroom
Hey Joseph! Thanks for the view and comment! In my really small designs (500 sf and under) I try balance noise comforts with practicality while building property management into my units. I have found that the exterior wall of the bedroom closet is the most practical, mostly because of the short vent run (Little to no lint buildup in ducting for me to clean for years to come) and having the W/D in such close vicinity of were clothes are changed and stored. The decibel rating can fluctuate depending on the load size but I try to minimize the sound transfer with solid core closet doors.
How many square feet or garage measure in order to have two small rooms, one bathroom, kitchenette and living area? What is the minimum i need?
Depends, but 700 ish would work well
Is this $30k to a potential customer, or $30k in your bottom line costs?
My costs as a diy building hires sub contractors.
I have a 300sq storage area attached to my home I want to convert into an ADU but I don't know where to start.
Check out the bigger pockets ADU 101 playlist on my channel!
Great video! I just converted my garage to an ADU for $60K and made a budget breakdown video about it! In my video I also talk about how it'd be possible to cut the costs in half, so I agree that it'd be doable for $30K! I invite you to check it out!
Nice! Thanks for the view and feedback. I will check out your channel for sure!
the tiles don't look finished
Thanks for the feedback. They are handmade clay, glazed tiles from Moraco and I felt that leaving the raw edges would share that special touch and be different.
why a door in small bdrm? where´s the bed go now?
Great question. That was the original door to get into the garage. It is no longer used but As to taking it out, it can be blocked.
How much for a 360 square feet Garage conversion?
DIY would start around 30k, hired out twice that. That is for bare min finishes. If you DIY, there is a "garage conversion" playlist on my channel that will show you the steps. Thanks for the view, hope it helps!
That fridge would be the thing that kills the deal for me. I thought a 15³ ft refrigerator was bad when I found out my complex was replacing our standard size refrigerators with them when they needed it. I bought my own upgraded model rather than deal with such a smaller size refrigerator and especially the freezer. When you live on a budget you have to be able to buy meat when it is on the good sales and that requires a decent sized freezer. A 10³ ft fridge is at best ½ the size of a standard refrigerator. Who wants to shop twice a week because you can't even fit a full weeks groceries for 1 person in the fridge? I guess if you don't cook from scratch and just eaf a lot of packaged processed food from cans and boxes you might could do it but Yuck!!!
Good points Bo, thanks. I may start using a 36"x70" fridge box cabinet to fit a standard 20 cubic ft fridge.
My husband works in contruccion so didn't cost me anything in labor only material is expensive but my home was so super easy to convert in a duplex garage will be more challenging but I'm ready to dig plumbing my husband also know that to are great luck l8fe is getting to expensive already and we need to make more money fortunately we have a low interest at 3.225 I'm not giving that specially now people are waiting for others to loose their homes you fight guys and girls out there wife don't work she will older kids don't work they will too even the pet's will be working yes guarding the home everyone will be working no choice not eating out no more cable no more on cell phones no buying expensive thing saving electricity water food or you be on the streets if you don't control your lives the bull stop today be a granite stones
Bamboo looks like hardwood but lasts longer
Great feedback, thank you! Yes, we have use it in the past.🎉🎉
Recorded horizontally😀👍
Thankf for the view!
No door hitting me in my back and side
No micawave oven cubby on top of my head
I don’t see a back splash in kitchen?
Good catch. Was not in yet. Thanks for the view!
Where is the bed going?? Block the door??
No, centered on window. Tight though.
Bathroom off the kitchen?
Yes, staying practical with wet wall over main waste line.
What does ADU stand for
Accessory Dwelling Unit
Where is place? The price is right.
Southern Oregon. Yes, good value for sure
No bathroom in front of house
How did you find a reliable contractor?
I do it myself. You prob can too! What area are you in?
@@ThatADUGuy I’m in Corona..
@@deeneiceg1 feel free to email me. I may be able to refer a builder. thatADUguy@gmail.com
How much would you rent this out for?
$1000/mo would be market rate in our area.
@@ThatADUGuy what area of the states. Just trying to gage pros and cons with cost and rental. Thanks.
@@javierjose6328 S Oregon
lol. you have a big dishwasher but no range?
Yes, we had to follow zoning code. No stove allowed.
I would like to convert my garage into a junior ADU please provide number
thatADUguy.com
Where are you located and do you a builder?
Im in S Oregon but I would use Realm to find you a builder. Link below:
I would highly recomment that you use Realm to help you find a qualified ADU builder, avoid common delays and most of all save money. Get started here
realmhome.com/l/ca_marketplace/?
Hi There, l will like to convert my house garage into a living space as well. Can you work with me. Thanks, Amma.
Sorry, I do not take on client work, We are to busy doing our own projects. I do consutations but all of the info people pay me for you can find for free here on this channel.
No lean
No bathroom in kitchen
I highly doubt that was 30k!! Maybe if it's an Owner builder. If your contractor charges you 30k, I'm pretty sure he'll lose on this project lol. Awesome job though nice ADU layout!!1
Thanks for the view. Yes, I am the owner builder and my lifes work is building affordable ADUs. Here is the step by step process to diy this project.
ruclips.net/p/PLjrDAf0tOC6o8gb91nRq1AwC1UPTBvLsM&si=etSILjyyGDFNkGSE
No live in with me at my door and more
the bedroom has a very awkward layout. No good place to put a bed when there's a closet, door, and window on every wall. Would also be uncomfortable to have a door to the outside in the bedroom. It almost would have made sense if you could use the 'storage' area as a loft, but with only 24 inches of height you can't put a bed up there
This one was more about cost. The door could have been taken out and covered up because it is not used and not needed for egress due to window. The best layout is a tapestry hung over the wall and the bed against the door
Why builders or Vloger never give details of the sewer line, connections to the existing house or street city line, expenses, city codes approvals, etc Build the ADU is secondary and in my opinion a piece of cake!!
Thanks for the feedback, I will be better about including that info. The details you want are not in the above video tour but are in the playlist: ruclips.net/p/PLjrDAf0tOC6o8gb91nRq1AwC1UPTBvLsM
Why would people build bathrooms next to the kitchen??? 🤮
This one was a little tight for sure. Thanks for the view and comment.
I'm assuming it's due to the plumbing
Where’s the air gap pendejo?
Rain screen? In attic? What air gap?
@@ThatADUGuy Dishwasher maybe? we can loop the drain if heght is there.
@@toddwilliams5905 yes, we always put in a DW.
I would live there in a heartbeat 💓🫶😻
Me too!!