Garage to Bedroom (Raised)
(Note: A pseudonym is used to protect the identity of the homeowner.)
Now in their 60s, the Castillos have lived in their home since 1992. Their total household income is less than $20,000/year, qualifying as “Extremely Low Income” (0-30% AMI). The original 2 bedroom/1 bath home has a large backyard and at one point, the family had a garage conversion, attached ADU, and detached ADU on their property to house family members and others they met through their church. When RTP met the family in Fall 2016, the city had been working with the family to fix or remove the illegal units on the property for more than a decade. The units were eventually red-tagged by the city, forcing the people living in the units to find other affordable housing options in the expensive Bay Area market. The red tags were a double whammy for the Castillos since they lacked the resources and knowledge to make the needed corrections to their property, and the loss of rental income made it even more difficult for them to make ends meet. Manuel is disabled and unable to work due to back and shoulder injuries, relying on social security income and Carla works as a housekeeper to help pay the bills.
The existing ADU & detached ADU relied on plumbing and electrical connections from the main house that had not been upgraded yet to support the additional units. In addition, the units did not have adequate foundations and structural support and violated a number of building and fire codes. After coming to terms with the safety issues involved and recognizing that the attached & detached ADUs could not be salvaged for a variety of reasons, the family finally agreed to demolish the illegal structures on the property. With the help of volunteers from their church, they demolished the attached ADU that had been build on their concrete patio and attached to the back of their home. RTP agreed to assist the Castillos with the removal of the detached ADU and to legally convert the garage to a living area similar to how it was already being used – a bedroom, dining room, bath and laundry area on a raised floor attached to the main house. The detached ADU was demolished in August 2018, and the uneven concrete at the back of the home where the attached ADU was demolished was also removed so the family could begin planning to finance and build a legal attached ADU in the future.
There are a variety of lessons that we anticipate learning from this property that will benefit other homeowners that need to make changes to their properties, including:
- Cost of planning and related demolition to remove illegal units from a property.
- Full sets of architectural drawings and details, that benefit from having professional drawings and support in the permit submission process.
- Structural reinforcement required for raised floor conversions, in situations where homeowners would like the converted rooms to be on the same level as the rest of their home.
- Electrical, heating, window/door, and insulation upgrades as required by Title 24 in the Building Code.
- Other current building and fire code upgrade requirements, including wired smoke and CO detectors, an illuminated address sign, etc.
Timeline:
June 28, 2018: Demo Permit ($561.75) to remove illegal detached ADU
August 13-14, 2018: Demo completed
July 19, 2019: Submittal Package to City of EPA Planning Department.
July 23, 2019: Digital set of plans resubmitted to City of EPA.
August 16, 2019: RTP notified of existing demo permits that did not have final inspection.
August 19, 2019: Demo Permit Extension Requested for DE-2018 permit.
August 20, 2019: Demo Permit Extension Approved for DE-2018 permit.
August 23, 2019: Additional Demo Permit Extension Requested for Homeowner. Code Enforcement Site Review & Permit Inspection review
August 26 ,2019: City of EPA Planning Department approved plans submitted.
August 26, 2019: Demo Permit Extension Requested for DE-2017 permit.
September 3, 2019: Final Inspection for DE-2017 & DE-2018 permit
September 27, 2019: Initial Building Permit application submitted to Planning Department
January 21 , 2020: Building Permit application submitted to Building Department
February 4, 2020: Initial comments received from 4Leaf/Building Department on application
March 3, 2020: Building Permit received
March 16, 2020: Construction begins with demolition of the garage conversion.
March 18, 2020: Possible asbestos tile identified on garage floor below raised floor that was demolished. Sample taken to EMSL for testing.
March 20, 2020: Asbestos confirmed and Synergy Enterprises contacted for remediation.
March 27, 2020: Asbestos remediated by Synergy Enterprises.
March 28, 2020: Garage concrete floor removed to create adequate crawlspace height below new raised floor to be built.
March 30-April 4, 2020: Construction on hold while Contractor completed another project.
April 6: Prep work and new concrete foundation prepared.
April 7: Inspection called in, but Contractor was told inspections postponed due to COVID-19 Shelter in Place.
April 8: RTP discussed situation with Building Official to resolve inspection exemption for the project.
April 27: Plan revisions submitted to Building Department re: removal of concrete garage floor to provide adequate crawlspace height, relocation of water heater to exterior of the home, and change in entry porch/steps from wood to concrete.
May 8: Plan revisions approved by Building Department, digitally approved revisions printed, dropped off, and signed for pick-up.