Build Upward. Keep Your Yard.

Both paths are possible, and the right answer depends on your garage's current structure. If the existing walls, footings, and framing are sound, we reinforce them with new shear walls, hold-downs, and upgraded connections, then build the second story on top. If the garage is deteriorated, under-built, or was never permitted, we may recommend rebuilding it first — usually a 2–3 month task that adds cost but gives you a solid base for the ADU above. We determine this during the feasibility site visit.

Not necessarily. In most cases, the garage remains fully functional below the ADU. We design the structural reinforcement to preserve the open parking bays — using steel moment frames or engineered beams when standard columns would intrude. In some layouts, one or two columns are unavoidable; we plan their placement to minimize impact on parking. If you would rather repurpose part of the garage for storage or a workshop, we can incorporate that into the design as well.

California zoning generally permits ADUs up to 16 feet in height (or 18 feet if the unit is within a half-mile of a major transit stop) as a matter of right, with some jurisdictions allowing up to 25 feet. A typical above-garage ADU is a single second story, resulting in a total structure height of 18–22 feet from grade — well within what most jurisdictions permit. If a variance is needed for your specific lot, we handle the application and supporting documentation as part of the project.

Structural reinforcement is included in the fixed price we quote at contract signing. We do not line-item structural work as a change order later. The only exception is if, during demolition of an existing garage, we discover a condition that could not reasonably have been observed during the feasibility site visit — for example, a rotted sill plate hidden behind drywall or a footing that was never properly poured. In that case, we document the condition with photos and present a written change order before proceeding.

Both options are possible. For rental use, separate electrical and gas meters are typically required so the tenant can be billed directly — the utility service is trenched from the street or main panel to the unit. For family use or an office, sharing service with the main house is usually allowed if your existing panel has capacity. Water and sewer are typically shared with the main house. We design the utility strategy around your specific use case and coordinate all connections with your utility provider.

From the day you first contact us to the day the unit is ready to occupy: typically 10–14 months. That includes 3–10 days of feasibility, 4–6 weeks of design, 60–90 days of permitting, and 7–10 months of construction. Above-garage ADUs take longer than conversions or attached units because of the structural work, but they finish faster than most two-story detached builds of comparable square footage.

Front-yard garages can still work for an above-garage ADU, but the design must address privacy and the ADU's relationship to the street. In most jurisdictions, front-yard garages are legal ADU locations if the unit has proper setbacks, a compliant entrance, and screening from the street where required. The exterior staircase often runs along the side rather than facing the street directly. We have built several successful front-garage conversions in the Bay Area and Los Angeles — the design solution varies, but the legal pathway exists.