Do you find yourself wishing you could host more often, but you’re missing that extra guest room and/or bathroom? Craving the solitude of your own primary suite? Or maybe a home office to give you some privacy for Zoom calls? As a starting point, take a step back and imagine you are shopping for a new home. Are you shopping for a 4 bedroom / 3 bathroom home with a family hangout room? A 3/2 with a small office nook? While specific details will be important down the road, it's the big picture that drives feasibility and cost. Put the high-level details down on paper and share those with your architect to get the ball rolling!
2. What Are the Local Zoning Regulations?
Zoning codes vary depending on where you live. Nearly all cities in the Bay Area allow second story additions. However, factors like height restrictions, setback requirements, neighborhood review, floor area restrictions, etc. may affect your plans. Some cities have complex daylight requirements that can increase structural complexity of a second story addition. Others restrict the number of bedrooms. In our experience, a deep dive into your city's zoning codes is a necessary first step. Once your design drawings are prepared, you will also need to obtain approval from your planning department. Often, the process of obtaining approval can take many months and cost thousands of dollars. It's important to hire a design team that is experienced in not only interpreting the zoning codes but also navigating the approval process. Be sure to ask your design team detailed questions about this process and have them explain the steps. The more you are educated, the less unpleasant surprises you’ll have along the way.
3. Where Do I Put The Staircase?
While it may seem odd that this question is number three on our list, it's often the most important factor when deciding on a second story addition. A staircase can take up a substantial amount of your existing space and may require extensive remodeling on the first floor. It eats up a lot of square footage! Will the staircase take over a portion of your existing floor area? Will it be added off the back or the side of the house? If you have to cannibalize area from an existing bedroom, that might mean you're replacing that bedroom upstairs. Adding the staircase outside the existing footprint of the house could add even more cost for new footings and walls. You may not know where the staircase can go yet, but it's an important detail in your decision to add a second story.
4. Does My Home’s Structure Support a Second Story?
With current building codes, existing homes in the Bay Area nearly always require substantial structural upgrades. Many older homes require significant improvements to the foundation system underneath the proposed second story. Between the second story and the foundation, the existing framing may need to be modified for shear walls (these keep your home from falling over in an earthquake), your new staircase, and/or the addition of beams to support load-bearing walls above. An assessment of your current foundation and framing can be done by a qualified structural engineer or architect before you decide to proceed with your plans. This will help determine what modifications will be required, impacting both the cost and timeline of your project.
5. How Much Will It Cost, and Can I Afford It?
It goes without saying that a second story addition is a major investment. We've seen construction costs range from $350,000 for a small second story addition to $1 million+ depending on scope and location. A second story will almost always cost more than a first floor addition. Typically we estimate that a second story addition could be at least 20% to 30% more than the same square footage added to the first floor. You will also need to factor in 10 to 20% for professional fees. This includes your architect, structural engineer, site surveyor, energy consultant, soils report and other consultants. Midway through the design process, we recommend reaching out to a contractor for a gut check on construction costs. It's good to know whether you are within your budget before finalizing structural engineering and permits. The more developed your plans are, the more accurate a construction estimate will be. Knowing whether a second story is within your budget is a bit of a Catch-22, and the only way to get a reasonably accurate estimate is to have schematic plans prepared for review by a contractor.
6. Will I Need to Move Out During Construction?
As much as you may want to watch your home transform around you and save money by staying in your home, it's likely that you'll need to move out during most of the construction. Not only will the roof be removed, but the ceiling in the area of work will be gone as well. Even after the second story is framed, it may not be possible to move back in as noise, dust, and other factors may prevent you from doing so. This, of course, can be challenging and inconvenient. Save yourself some stress down the line and make a plan now to incorporate the cost of temporary housing into your overall budget. Consider it an adventure!
7. How Will the Addition Blend with the Rest of My Home?
It's important to consider the curb appeal of your home. Pay attention to the details like the architectural style, rooflines, windows, and exterior finishes when drawing up plans. Many second story additions look better when stepped back from the front and sides of the existing home. This provides relief from the increased height of the house and walls. Variation in depth is also important. You don't want one flat surface extending across the length of your facade. Your architect will help ensure that both function and aesthetics are beautifully and creatively respected in the design of your home addition.
8. Will This Improve My Home’s Resale Value?
While a second story can surely add significant space and value, it’s important to consider and understand your neighborhood market. It may be helpful to consult with a real estate agent regarding the current and future realities of your neighborhood homes. The increased investment may not see an immediate return. Ask yourself if you will be in the house long enough to not only benefit from the quality-of-life improvement, but the investment as well. It's also important to take a look around your neighborhood. Are large additions, specifically second story additions, common on your street? Would a second story make your home the most expensive on the block? Your home may be beautiful and the envy of your neighbors, but will it fit the neighborhood? Future buyers will likely consider their context when selecting a home, so be mindful that the aesthetic and size works in the greater fabric of your area.
9. Who Will Manage the Project?
Selecting the right team is an important part of the process. You’ll want to ensure that whomever you hire is well-versed in second story additions and are experienced in handling unforeseen obstacles, delays, expenses, etc. Do you like the idea of hiring one firm that will handle every step of the way, including design, permitting, and construction? Or, would you prefer to hire an architect and then have the ability to get competitive bids from multiple contractors once the plans are done? There’s no “right way” to do it, but make sure it’s the way YOU feel most comfortable and confident.
While this may feel like a long list to consider, an experienced architect can help educate you on the journey. It’s a major undertaking and therefore important to ask questions now and take the time to meditate on your goals. A second story addition can be an amazing enhancement of your lifestyle and home’s value!
Many homeowners are beginning to implement passive home technology to improve their living spaces. Applying lessons from passive home design to your home will not only reduce energy bills; they can create a comfortable, healthy, sustainable living spaces and contribute to a better quality of life. By harnessing natural energy sources, optimizing the envelope of your home, and selecting energy efficient appliances, you can significantly reduce your environmental footprint while enjoying a more comfortable and cost-effective living environment.
How can you implement passive home technology? Let’s dive into some of the strategies and benefits of passive home design.
What Is Passive Home Technology?
Passive home technology focuses on creating buildings that require minimal energy for heating or cooling. There are many ways this can be accomplished. By using high-performance building materials and efficient heating and cooling systems, passive homes can maintain a comfortable indoor climate while reducing overall energy costs.
While the goal of some passive homes is to reduce a home’s energy needs by up to 90% compared to conventional homes, not all strategies need to be used to realize the benefits.
Key Elements of Passive Home Technology
To implement passive home strategies effectively, let’s break down the key elements that define a passive house:
Thermal Insulation The key strategy for passive home design is to increase insulation wherever possible. Insulation keeps a home warm in the winter and cool in the summer by reducing heat transfer between the inside and outside. Examples of insulation beyond the typical pink stuff you’ll find in many walls are materials such as spray foam or rigid foam boards. Some materials can be applied underneath siding and roofing to increase insulation beyond the cavities in your walls.
Airtightness Air leaks are one of the leading causes of energy loss in conventional homes. Passive homes are built to be airtight, meaning they are designed to keep air from leaking in or out. This is achieved through careful construction techniques and materials that seal cracks and gaps, such as weatherstripping around windows and doors. Reducing drafts leads to enhanced comfort, and can be as simple as installing a seal under a drafty exterior door.
High-Performance Windows and Doors Old and drafty windows can be a large factor in the energy efficiency of your home. In passive homes, windows are typically triple-glazed and have high-performance coatings to limit heat transfer. Consideration may also be given in the design of your home to strategically take advantage of passive sun exposure to increase solar gains, such as maximizing southern-facing windows to capture warmth from the sun during colder months. High-performance windows also help maintain consistent indoor temperatures by minimizing drafts.
Ventilation with Heat Recovery Even in airtight homes, fresh air is essential. Passive homes typically use mechanical ventilation systems that ensure a constant flow of fresh air and recover heat from the exhaust air. This type of ventilation system, known as an Energy Recovery Ventilator (ERV), transfers heat from the outgoing air to the incoming air, helping maintain a comfortable indoor climate without the need for additional heating. It ensures that warm, stale air is replaced by fresh air without wasting energy.
Solar Gain and Shading Passive homes often incorporate features that maximize natural sunlight, such as south-facing windows or carefully placed overhangs and shading devices. Solar gain—sunlight entering the home through windows—can be a valuable source of heat, especially in winter. However, during the warmer months, shading strategies (such as awnings or deciduous trees) are used to block excessive sunlight and reduce the need for cooling.
Benefits of Passive Home Technology
Improved Comfort One of the biggest advantages of passive home technology is its ability to maintain a consistent and comfortable indoor environment year-round. Thanks to the superior insulation, airtightness, and strategic window placement, you will experience fewer temperature fluctuations and drafts. The result is a more comfortable living space with less reliance on heating and air conditioning.
Significant Energy Savings Passive homes are designed to be extremely energy-efficient, requiring far less energy to heat and cool than conventional homes. In fact, passive homes can reduce energy consumption by up to 90%. This translates directly into lower utility bills, making passive home technology an excellent long-term investment. Over time, the savings on energy costs can offset the initial upfront investment in passive home features.
Environmental Benefits One of the core principles of passive home technology is its environmental impact. By reducing energy consumption, passive homes contribute to a significant reduction in greenhouse gas emissions, helping homeowners decrease their carbon footprint. Moreover, by using sustainable materials and optimizing the use of natural resources, passive homes align with broader goals of environmental sustainability.
Healthier Indoor Environment The focus on airtightness, fresh air ventilation, and non-toxic building materials means that passive homes offer improved indoor air quality compared to traditional homes. The ERV systems maintain fresh air circulation without compromising energy efficiency, ensuring that the air inside is cleaner with less allergens. Additionally, passive homes are less prone to issues like mold or moisture buildup, which can cause health problems.
Long-Term Durability and Value While some passive home strategies may require a higher initial investment, the long-term benefits—energy savings, durability, and increased home value—should eventually outweigh the upfront costs. The durability and energy efficiency of passive home technologies can increase the resale value of the home, making it a smart investment for the future.
Implementing Passive Home Technology in Your Home
If you’re considering incorporating passive home technology into your existing home on a budget, it’s important to start with the strategies that will net the biggest impact:
Upgrade Insulation and Seal Gaps Improving your home’s insulation is one of the easiest and most cost-effective ways to begin improving your energy efficiency. Add more insulation to your attic, walls, and floors, and make sure to seal any gaps around windows and doors. An energy audit, which may be required by code for your remodel or addition, can help you identify areas where air leaks may be occurring. Ask your architect, contractor or energy auditor where to add insulation or seal gaps. For existing homes, increasing or adding insulation in your attic can often be an important and simple step toward reducing your energy costs. When remodeling, ask your contractor to use a product like Great Stuff ‘Gaps and Cracks Insulating Spray Foam’ wherever possible to reduce air leaks.
Install Energy-Efficient Windows and Doors While remodeling one area of your home, consider replacing single-glazed windows with double or triple-glazed, energy-efficient windows. The investment can have a dramatic impact on your home’s energy performance. Look for windows with a low U-value (which measures heat transfer) and consider adding window treatments or shades to control solar gain.
Invest in a Ventilation System with Heat Recovery Installing an ERV system can improve indoor air quality while conserving energy, helping you enjoy a comfortable living environment year-round. A bathroom remodel is the perfect time to add an ERV. It can be installed in place of a traditional bathroom vent fan and most ERV units aren’t much more expensive. For warmer months, having an attic fan or even a whole house fan installed can help keep your house cooler with minimal upfront cost.
Harness Solar Power and Reduce Solar Gain in the Summer Consider installing PV solar panels and switching to electric appliances such as a heat pump mini-split HVAC system, a hybrid heat pump water heater, and/or an induction cooktop/range. Solar panels have come down in cost and are easier than ever to install. Ask your contractor if they’re able to install a system for you. Even if you’re not able to install solar power, small changes like adding passive solar features like awnings and trees to reduce solar gain can make a difference in energy efficiency.
There are many ways to use passive home technology to improve your energy efficiency and quality of life when remodeling your home. By investing in insulation, airtightness, energy-efficient windows, and smart ventilation systems, you can reduce your environmental footprint and your energy bills. Be sure to ask your architect and contractor about strategies that may fit your needs during your next remodel!
There’s a joke in the industry, or maybe it’s a superstition – every restaurant with a Michelin star has an exquisite bathroom. If you’re planning to open a restaurant, you’ve certainly got a lot on your plate. You’ll want someone with adequate experience to design that bathroom and manage many of the other technical aspects along the way. I’ve highlighted 3 important reasons below why you need to hire an architect for your restaurant to increase your chances for success.
Elevate your Restaurant’s Dining Experience
We’ve all had that experience of walking out of a restaurant and feeling a bit dazed. Good restaurants will transport you away from everyday life for a couple of hours and make your return to reality a shock to the senses, in a good way. I call this Dinner and a Show. The dinner is self-explanatory and best left to the chefs. The show is the service and the ambiance. Dial in the food, the service, and the ambiance, and your restaurant can achieve culinary nirvana.
Of course, ambiance is my area of expertise. Like a broken record, I repeat the same two things at my clients over and over. 1. Lighting is the most important part of the design; and 2. Your customers have this ___ at home (fill in the blank – countertops, tile, furniture, etc). Those may sound like strange things to focus on, so I’ll explain them a bit further.
The right lighting can make a red checkered tablecloth the most inviting place to eat on earth. Illuminate the table and dim the surroundings, and all of a sudden your diners are focused on the food, the conversation, and the service. It doesn’t always require incredible surroundings to create an intimate and memorable experience if the lighting is focused on what’s important. Lighting can be fairly simple, but the best lighting is theatrical. It’s punching up the action or the concept of the restaurant – the bartender working her magic, an open kitchen, or a feature wall. Think of the dining room as a theater, where the guests are part of the play.
My other bit of advice, Your customers have this at home, is a reminder to elevate the finish materials and furniture selections. The point is this – your customers have left the comfort of their home in search of a different experience. If aspects of your restaurant remind them of home, it’s just not as unique and exciting. Whenever possible, avoid using typical residential materials like quartz countertops, inexpensive subway tile, or furniture from common showrooms.
Permitting your Restaurant
Permitting is the least fun topic but also the most critical to your ROI and timeline to open. Permitting for a restaurant, in my experience, is one of the most challenging steps for restauranteurs. The process is often long and it can be difficult to understand why. We’ll wait weeks and weeks for any progress to be made by the governing agencies.
The reality is, it is a complex dance between the health department, building department, and the design team. There are often requests for additional information, or “plan check comments” from each department. Your architect and other consultants need to coordinate to respond to these comments, and then submit revised drawings. This is known as a “plan check response”. Once the revision is submitted, the waiting game begins again. With any luck you’ll be issued your permit.
Getting through these hoops takes an architect experienced in working with the various regulatory agencies. When your timeline to open is such a critical part of profitability and success, you want to know that your architect can navigate these agencies and minimize the number of plan check comments and responses. Time lost is not worth the money saved by hiring a less experienced architect.
Custom Details
The details of your dining room are a further expression of your unique dining experience. Just as you should avoid using materials you might find at home, custom details will elevate the experience and delight your patrons. This includes things most people won’t try at home, like bold colors and patterns, industrial materials, or even your logo in neon to capture attention.
Architects are trained to understand balance, scale, materiality, and assemblage. It is nearly impossible to convey how to assemble custom elements without drawing them out. In that regard, it’s understandable how a restaurant built without an architect could feel pedestrian and simple. When there is nobody capable of detailing how to fabricate elements in a unique way – countertops, tables, tile, shelving – they will inevitably be off-the-shelf.
On the flip side, custom details for restaurants that are unexpected will be delightful to your guests. A curved bartop can establish a softer, more inviting approach to the bar. Extra chunky wood dining tables add a touch of luxury and permanence. A pop of color in a hallway can be enough to suggest the way to the bathroom.
Of course, there are other details outside of what an architect does that are as important to the overall experience and should not be overlooked. Dinnerware, logo, and your music playlist will all contribute to the vibe. I would strongly suggest that you still consult with your architect on some of these items as well. After all, your brand experience will be judged on the overall cohesion of style. Finding the right architect is one of the most critical decisions you will make at the start of your new restaurant.
Living in a location as beautiful as the Bay Area has many benefits. Gorgeous scenery and temperate weather year-round are just a few of the reasons many choose the area for designing their dream home and settling down. Thanks to an outdoor room, you can bring the outdoors in – or perhaps the indoors out – and enjoy resort-style living from the comfort of your home.
Outdoor living rooms and other outdoor spaces have become increasingly popular in recent years thanks to new materials that make indoor-outdoor living more practical. They are a great extension to any home and can provide great spaces for working, entertaining, and raising a family.
What is an Outdoor Room?
Patios, decks, porches, and outdoor rooms have some features in common and are often mistaken for one another. They all extend your living space outdoors and offer a space to enjoy the wonderful climate of the Bay Area. But outdoor rooms are much more versatile than patios, porches, and decks. Plus, they can be put to use during most weather conditions. Greenhouses, screened-in porches, and sunrooms are all common types of outdoor rooms.
Outdoor rooms have walls and roofs that provide shelter from various weather conditions but typically provide for an easy blending with the outdoors. They can be added to your existing home structure, working in harmony with your home and adding architectural interest. Or, they may be freestanding structures connected to the main home by a walkway.
Other common features of an outdoor room include:
Extensive e windows or sliding panels that open to provide direct access to the outdoors.
Screens that keep bugs and debris out while still allowing fresh air to flow into the space.
Lighting and electricity to make them useful at all hours of the day, perfect for late-night entertainment.
Fireplaces, outdoor heaters, and/or ceiling fans.
Why Build an Outdoor Room?
There is nearly an endless list of reasons why outdoor rooms are a good idea. But, what it comes down to is outdoor rooms take advantage of the benefits of your outdoor environment. In her book, Your Brain on Nature, physician Eva M. Selhub, says that nature effectively “turns off the stress response which means you have lower cortisol levels, lower heart rate, and blood pressure and improved immune response”. Imagine those benefits being part of your workday in your new outdoor office. Or think of what that would mean for an outdoor yoga or art studio. Even entertainment spaces gain a relaxed atmosphere simply by being connected with the outdoors. So why should you consider building an outdoor room? Because it will be good for you and your family’s lifestyle.
Popular and Unique Uses for Outdoor Rooms
Outdoor rooms come in all shapes and styles. Some of the most popular examples you’ll see for outdoor rooms are outdoor living rooms, office spaces, art studios, garden rooms, his and hers spaces, and gym studios. Because outdoor rooms aren’t limited to any particular use, all you need to decide is what type of space want.
Do you want a place to bring people together? Or one to find solitude? Are you looking for a better way to make room for your hobbies? Or are you trying to find your footing on the best environment to work from home in? Whatever you’re looking for, there is a way to make your outdoor room a perfect oasis for your needs.
The Outdoor Living Room
Outdoor living rooms are probably the most popular choice and a great choice for families. They can function as a place to relax, spending time outdoors with indoor comforts right at your fingertips. Sofas, sectionals, sound systems, and even televisions can all be part of your outdoor living room. They can be a great place for game nights, kids’ sleepovers, and for watching movies with the stars as your backdrop. Alternatively, outdoor living rooms can become a great place for parents to spend time together after the kids are asleep without the worry of being too loud. If you like to entertain, you need an outdoor living room.
Outdoor Office Spaces Make for Improved Productivity
Many people once tethered to their computers or offices have recently been granted freedom to work wherever they’d like. Take advantage of this opportunity with an outdoor room functioning as an office or workspace. Working outdoors and connected to nature can help to reduce stress and actually improve your productivity and ability to focus. Outdoor rooms offer the best of both worlds with wi-fi, shade, and anything else you need to work comfortably.
Garden Rooms Blur the Line Between Any Indoor and Outdoor Space
Garden rooms are one of the most beautiful and unique types of outdoor rooms. They provide a serene sanctuary for your houseplants and allow plenty of natural light to flow into your home. They’re a perfect addition to add off living rooms or kitchens, and can even be home to an indoor vegetable garden or herb garden. Garden rooms are great for adding water features and relaxing nooks, like a hammock. Their window-filled design makes them perfect for soaking up the rays all year long.
Outdoor Rooms Foster Creativity
Between the natural light and the calming effect of nature, an outdoor studio makes sense for artists and crafters alike. Nature is a great source of inspiration, and having the outdoors right at your fingertips is sure to positively influence your work. You can set up an easel with the perfect view just ahead, or add a large workbench for painting and drawing.
The She-shed or a Man Cave Outdoor Room
Depending on your lifestyle, you might consider his or her spaces. When sharing the same space throughout your entire home, compromises are always made. Giving one another spaces without compromise can actually foster togetherness as it acknowledges your individuality. A man cave outdoor room makes for a fun space to house poker games or to watch the big game. A she-shed, known for its goal to create an atmosphere of calm, is a clear example of a great outdoor room. Dartboards, wilderness-inspired decor, or places for mom to wind down with a great book and a glass of wine can all find homes in an outdoor room.
Get Moving in an Outdoor Room
You could also consider creating a home gym or yoga studio in an indoor-outdoor room, creating a beautiful place to enjoy your daily workouts. Even if you don’t have running trails or a park within an easily accessible distance from your home, you can use an outdoor room to create the next best thing. Pull-up bars, mats for stretching, or even special features like climbing walls can be enough to persuade you to cancel your gym membership altogether.
Creating a Comfortable All-Weather Outdoor Room
Even though the Bay Area is fortunate to have a relatively temperate climate, fluctuations in temperature can make spending time outdoors uncomfortable at times. This is the beauty of an outdoor room. Outdoor rooms provide shade from the afternoon sun. Then, ceiling fans are an option many homeowners consider to create a cross breeze from open windows. Also, in cooler weather, heating units or even outdoor fireplaces can help to warm the space and add rustic charm.
Get Started With Designing Your Own Outdoor Room
Creating the perfect outdoor room for you and your family is a great investment that will serve you for years to come. Make use of additional outdoor space and create a functional area that allows you to spread out and spend time doing the things you love. With so many creative choices at your fingertips, you’re sure to be inspired to create a great outdoor room that works for you and the lifestyle you dream of.
As short-term rentals have become more and more popular, you may be wondering how you can create your own. You know it can be time-consuming and a big investment. However, turning an ADU into a short-term rental is an exciting opportunity to generate substantial extra income. Plus it has the potential to significantly increase your property value.
However, using spaces for anything beyond their original purpose means you need to keep laws and regulations for short-term rentals in mind. These are usually local laws, specific to the city or county your rental unit is located in. Then, regulations can differ even between cities in the same county. Not following the laws governing short-term rentals can lead to legal trouble and hefty fines. Avoiding these issues, however, is simply a matter of a little research and good planning.
Types of Additional Dwelling Units
Accessory dwelling units usually come in three different forms: interior conversions, attached, and detached. While the laws regulating these different situations are usually similar, not noting the differences can lead you to a headache later.
First, Interior ADUs are most commonly found in previously unused attic or basement spaces. Homes with interior conversions usually have two entrances. This is done to avoid tenants accessing keys for your main home. Interior ADUs must be inspected and meet current standards, which could include a sprinkler system or separate electrical service. You should check with your local guidelines to make sure that your interior ADU is up to code.
Next, Attached ADUs are attached to the same structure of the main dwelling. These have an entrance separate from your main home but connect with a hallway or door. As with interior ADUs, there are specific regulations to be followed. For example, they may need separate heating and cooling systems to prevent air exchange between the main dwelling and ADU.
Finally, Detached ADUs are often the most lucrative short-term rentals. They are separate from the main dwelling on your property, meaning they offer greater privacy to the tenants. For instance, a detached ADU may be located over an attached garage, in a guest house, or another standalone structure. Then, Detached ADUs often have regulations involving sewer or water service and if it’s allowed to be connected to the service of the main dwelling.
Short-Term Rental Laws in the Bay Area
Cities in the Bay Area have various sets of regulations for short-term vacation rentals. It’s important to make sure your rental meets all of the requirements for your area before listing the unit.
In San Francisco, for example, local laws require people operating short-term rentals to be permanent residents of the city. Furthermore, the city also differentiates between “hosted” and “unhosted” rental units. First of all, hosted units are defined as rentals where the owner is in the unit as it’s being rented. Then, unhosted units are rentals where the owner is elsewhere. Unhosted rentals are less common with ADUs. But, it’s important to note these rentals often have a cap on the number of days they can be rented per year.
Short-term vacation rentals usually have various other legal requirements. These may include:
Obtaining a business license
Reporting the number of days the unit is occupied per year
Registering the unit as a short-term rental
Collecting hotel tax
Securing proper liability insurance coverage
Some Bay Area cities may have more requirements than what’s been stipulated by the county. For instance, Oakland allows short-term rentals with the requirement that stays be longer than one week despite its county more generally allowing short-term rentals.
How to Find Short-Term Rental Regulations for Your Area
The Bay Area regulates short-term ADU rentals independently by county. Keeping up with and understanding current regulations in your area will ensure your plans are following all requirements for your property.
The chart below is current to the date of this publication. It should give you a general picture of if ADU’s can be used as a short-term rental in your county. In many cases, your city or local jurisdiction may have more requirements than listed here.
Short-term rentals, depending on the location, have the potential to be extremely popular. However, some ADUs are not suitable for short-term rental use due to restrictions in your area. Luckily, there are plenty of other ways to put your ADU to use.
For example, an alternative option is to consider creating a long-term rental unit. Long-term rentals usually have an annual lease but can also be month-to-month. A great positive is long-term rentals can create more reliable income than short-term rental units. Plus, with long-term renters, management can be simpler for the day-to-day, making the potential load on your family lifestyle much lighter.
Alternatively, some homeowners won’t use the space as a rental unit at all. For instance, guest suites or housing for older family members are other common uses for ADUs, providing value to your property and your lifestyle.
Your Additional Dwelling Unit is Well Worth the Hassle
A good way to ensure that your ADU follows all of the regulations is to work with an architectural firm that is experienced in building ADUs for use as rental units in your area. This will help you comply with local ADU laws and avoid delays or unexpected costs during your project. You’ll also have advice on how to best maximize your property value and start taking advantage of income-generating ADUs.
Even if short-term rental ADU’s aren’t an option in your area, the value of adding an ADU to your property can still be huge. For example, recent studies have shown constructing an ADU increases the resale value of your home by a whopping 51%. Also, building an ADU may also be more affordable than you think. With pre-designed house plans and budgeting calculators, the options are wide open.
Regardless of your goals, building an ADU has enormous payoff benefits worth your investment.
The decisions you’ll make as you go through your home renovation project will probably feel endless. But that’s what is so exciting about a home remodel. You finally get to decide what’s important to you and what your space will be down to its very bones. As you dive in, you may find yourself interested in implementing green architecture into your design plans. You have the ability to choose to prioritize design efficiency, lowering energy and water usage, reducing waste, and improving the overall environment of your indoor spaces.
Incorporating environmentally-friendly design into your home isn’t limiting. Rather, it opens doors to create a space that uniquely improves upon the lifestyle and health of your family while lowering environmental impact. When you consider green architecture you’ll walk away with a beautifully finished space that truly works for you.
What is Green Architecture?
Green architecture, also known as sustainable architecture, is an architectural design that keeps the environment in mind. Architects working on green homes use innovative design techniques to reduce the harmful effects construction can have on the environment.
quality of indoor environments (such as air and light quality).
structure and material life-cycles.
and decreasing the use of natural resources.
As such, sustainable design goes beyond initial construction or renovation. It reduces the impact you have on the environment while living in your home.
What Does Sustainable Architecture Look Like for You?
Sustainable architecture can take a variety of forms and work with just about any style of home. Many people think of green architecture as only ultra-modern and sleek. However, rather than being a specific aesthetic, green architecture emphasizes using natural materials and maximizing the architectural design based on the natural environment and terrain. The goal of green architecture has nothing to do with a modern home versus traditional design or mid-century versus Victorian. This means that no matter your stylistic preferences sustainable design is for you.
Sustainability Starts on the Exterior
A simple example of sustainable architecture in action is in material selections for your exterior. Exterior siding made of sustainably sourced wood is both cheaper and has a considerably reduced carbon footprint compared to man-made materials. Additionally, sealants, paints, stains, and other advances make wood easier to maintain with a longer life cycle. Then, try to use rapidly renewable plant materials (bamboo) or source from sustainably managed lumber forests. By doing so your exterior renovation will hit at least three of the main goals of green architecture.
You can take this same approach as you look to create outdoor spaces and remodel your patio and deck spaces. Choosing sustainable sourced wooden decking over vinyl has the same environmental awareness power as selecting wood siding. Plus, with wooden decking, you won’t have to deal with it overheating like vinyl. As you plan, selecting materials based on their sustainable sourcing, maintenance, and recyclability is what green architecture is all about.
Green Architecture in Kitchens
In a study conducted by Statista, they found 27% of kitchen remodels are done because of the original kitchen breaking down. It’s pretty typical for homeowners to remodel their kitchens every 10 to 15 years due not only to style changes but wear and tear on materials. And as a place your family spends a lot of time in, it uses a lot of resources. With that being said, a green remodel of your kitchen isn’t just a nice idea for the environment, it’s economical.
To reduce the need for vents and fans that can use a substantial amount of electricity, large, energy-efficient windows can be used to control smoke and steam in kitchens. This option also increases light and airflow through your kitchen. A creative green architecture option to consider in kitchen renovations is incorporating outdoor access. Kitchen herb gardens are especially popular. You might also consider an outdoor kitchen or dining space that connects seamlessly to your main kitchen. This improves upon your living environment tenfold by providing greater access to natural light and airflow.
Additionally, a great way to improve upon the overall sustainability of your kitchen is with your appliances. You can consider choosing energy-efficient models. To save money and reduce your environmental impact, look for those that are ENERGY STAR rated.
Creating an Efficient Home Addition
When deciding on the location for your home addition, consider the shape and natural environment of your property. The addition needs to be practically placed with the other rooms in your home. However, if you keep the principles of green architecture in mind, you’ll prevent your addition from noticeably increasing your energy bills.
Placing your renovation in an area that maximizes sunlight reduces the need for electric lights in the space during the day. Alternatively, those living in hot climates may want to choose a shaded area to save money on air conditioning bills.
It’s also important to take the natural terrain into consideration when planning an eco-conscious home addition. Keeping the natural terrain shape and vegetation intact helps to preserve the area you live in. Creative foundation techniques can be used to work with ground that isn’t level or is on an incline. Preserving the landscape also helps with drainage and preventing soil erosion. These are important factors to take into consideration when creating an addition that will stand the test of time.
The Benefits of Green Architecture
Of course, one of the primary benefits of green architecture is the impact it has on the planet. Sustainable design helps to protect the earth, so you can feel proud of the choices you’re making for your renovation. According to the U.S. Green Building Council, energy-efficient architecture leads to lower CO2 emissions, less energy usage, as well as less water consumption. Additionally, green design helps to reduce air pollution in the home, making your home safer for you and your family.
Often overlooked, green design has a huge impact on family life. Living in harmony with nature can have a positive influence on social relationships. Creating a well-designed, sustainable space with good lighting and air quality can provide noticeable benefits for the people living in your home. This includes physical and mental health as stress and anxiety are reduced.
You Gain More Than You Spend
It’s true that using sustainable materials can sometimes be more expensive than less-sustainable alternatives. However, the price difference usually makes up for itself in the years following your project. Green materials often last longer than traditional building supplies. Energy-efficient appliances may have a higher price tag, but they’ll pay for themselves by saving money on your bills each month.
Plus, your sustainable renovation pays off in other ways, too. Some locations, like the Bay Area, offer incentives for those employing sustainable design or using renewable energy in their homes. Also, Leadership in Energy and Environmental Design (LEED) offers an internationally recognized green home certification. Achieving the certification means not only do you reap the benefits of a green home for yourself, but your certified green home may qualify for insurance discounts and tax breaks. Ultimately, LEED homes have higher property values, rent, and sell faster.
Green Remodels Need Great Architects
Having an accomplished team of professionals behind your renovation project is always essential. This is especially true when it comes to green architecture. Understanding the utility of unconventional materials and knowing how to best construct an efficient space is important. One size doesn’t fit all when it comes to creating a green renovation or addition. Having a great team behind you can help you reach your eco-friendly goals with a design that works for you.
The pandemic has brought about shortages in virtually every industry, from cleaning supplies to automobiles to, of course, construction materials. Even though lumber prices are expensive, it doesn’t necessarily mean you need to put off the home renovations you’ve been planning. You can consider rethinking your renovation plans to use other materials and achieve a beautiful, unique finished space. Just because lumber is a traditional material doesn’t that it’s your only option. Other building supplies can work just as well, or even better, for your project.
Knowing why lumber prices are elevated may help you make the best decision for your renovation. However, you also should know you can get around this issue. Rising lumber prices could increase in cost and extend timelines. However, lumber costs typically only account for 10% of most construction project budgets. With a little creativity you can still easily move ahead with your dream renovations both on time and on budget.
What’s Caused the Cost of Lumber to Rise?
Typically, lumber is pretty affordable. However, in just over a year lumber costs has reached an all time high, rising as much as 337%. As one of the most heavily-used raw materials, this presents a big problem.
The events that led to today’s lumber crisis started before the pandemic. Wildfires and tree-destroying insects damaged the industry’s tree supply throughout the 2000s and 2010s. Then, when the pandemic began, lumber mills expected decreased demand like with previous US recessions. This meant that not only was there a decreased tree supply, but mills drastically cut output.
However, things didn’t quite go as predicted. Due to a number of factors, the demand for lumber actually increased. With people spending more time at home than ever before, home renovations jumped drastically as every put off project became a priority. Then, new residential construction also skyrocketed, further increasing stress on the lumber industry’s production.
If you’re hoping to start a home renovation soon, the effect of lumber prices may be a concern. When and how much lumber prices will drop is still very much so up for debate. However, this doesn’t necessarily mean that you need to halt your home renovation plans. Luckily, though, the trend of lumber prices being lower in the fall than in the spring is expected to continue.
How Do Rising Lumber Prices Effect Renovations?
In short, rising lumber prices and shortages can increase project timelines alongside the cost of home renovations. According to Realtor.com the national average price for a kitchen renovation pre-pandemic was $20,474 (and even more in the Bay Area). With the effects of the current state of the lumber industry in place, the price for kitchen remodels can reach nearly $30,000. However, it’s important to remember these numbers don’t necessarily include your architect and project manager actively seeking solutions to your materials problem. So while it may seem stressful when you’re concerned about your remodeling costs, moving forward will be less expensive than risking the wait.
Alternatives to Lumber for Your Material Selections
One of the simplest solutions to the problem with lumber prices is to avoid using lumber wherever possible. Typically, lumber is heavily used in the renovation of kitchens and bathrooms. Most built-in cabinets are designed from high-quality lumber in order to withstand constant use. The good news is there are many materials that can fit your needs, whether your priority is budget or your project timeline.
Affordable lumber alternatives include concrete, metal, bamboo, plastics, and composites. These materials are all durable and make fantastic alternatives to lumber. Plus, you can create a unique-looking space while also saving money. Many alternative building materials also have a lessened impact on the environment.
Lumber Alternatives can be More Affordable, Durable, and Unique
If green, eco-friendly materials are important for you, you may consider cork. This is lightweight and a great choice for areas that are frequently exposed to water. You may also consider reclaimed materials, such as woods and metals. Not only will these supplies lessen the cost of your renovation, you’ll also reduce environmental impacts of your project. Sourcing reclaimed materials requires flexibility as availability changes rapidly in each geographic area. .
You don’t need to sacrifice durability in your pursuit of lumber alternatives, either. Stainless steel offers not only durability, but a unique design style. Stainless steel will last for virtually forever, something that can’t be said for most wooden kitchen and bathroom features that could be damaged by wear and moisture. Many homeowners turn to these materials even in “normal” times because of their sustainability.
Building materials like composites and different woods, such as bamboo, help reduce the need for traditional lumber. Plus, you’ll end up with a beautiful, unique look. Composites require less maintenance than traditional materials, making them a great choice for high-use areas. Bamboo is lightweight and typically more affordable than regular lumber. It’s also very fast-growing and therefore is more sustainable than other woods.
Budgeting Amidst Fluctuating Lumber Prices
A great way you can avoid unanticipated costs is by working with a project management service. Working with a project manager can help you navigate fluctuating costs and supply availability. With an expert at hand, not only can you avoid excess spending, but you gain more creative solutions, too.
Renovate Now or Renovate Later?
Moving forward with your renovation is exciting, especially knowing you don’t need to wait for the market to shift. Home remodels take time. From working with an architect on your plans through material selections, possible permits, and the build, it’s not an immediate process. So if you wait, you may actually miss out on drops in lumber prices or when materials become more easily accessible. Plus, you have to decide if it’s worthwhile for you to go without the changes you need to make on your home. It’s unnecessary to let lumber costs hold you back.
There may be more options than you know for how to make your renovation fit your budget . You don’t need to sacrifice style or function. It’s definitely worth a meeting with an architect or project manager. Using a project management service will help to relieve your stress surrounding your home remodel project and allow you to enjoy the experience of making your dream home a reality.
If you’re renovating your space into your dream home, understanding the logistics can be overwhelming. Getting your ideas onto paper to create something memorable can be difficult, but tapping into the power of an architect can bring those dreams to reality.
Most people associate architects with commercial entities, never realizing how accessible an architectural firm really is. Working with an architect can save time and money by quickly elevating the process. You’ll see how space can be transformed without guessing, which helps set the timeframe, budget, and direction for contractors.
Finding the right architect
Finding an architect might be easy – it’s locating the right one to meet your needs that could be tricky. You can contact the American Institute of Architects in your area, do an online search, or get a personal referral. Once you have at least three selected, there are a series of questions you should be asking to determine if they will be a good fit:
What is their specialization?
This is key. You don’t want anyone working on your home when they generally work on commercial or industrial projects. Therefore, the right architect will have experience in residential and home construction. Some of the best architects also offer project management services, including materials selection and daily operations. But beware: some contractors advertise as “design-build contractors” and instead outsource or subcontract to architects. They could offer a design but disappear after turning it over, leaving you to communicate with the actual builder.
Do they complement your style and vision?
You don’t want an architect who only wants to design what they imagine your home to be. The right architect will be able to understand your wants and needs,
What are their fees?
How does the architect determine their fees, and what do they charge for? For example, are they charging for the design outright? If not, do they charge based on a percentage of the construction costs? Is there a fixed fee, or is it variable based on the scope of work?
What influences an architect’s fees?
Many things can influence an architect’s fees, including the location of your home, the size, complexity of the work, the technology they use, their experience and following, changes to the original project, and other variables.
A good architect has a stellar reputation and offers quality in their design. They show creativity in what they do and have intelligent insight into the best uses of space within your home. They can provide several options on how to proceed. Remember, good architects also have great social skills and should communicate well with you and everyone else involved in your project. They have versatility and are available to discuss your concerns when you need to.
Most of all, good architects are able to dedicate time to your project without being overworked and have the experience and certifications to back their work. If you’re interviewing architects that don’t have these qualities, this is a sign that they won’t be a fit for you.
Need a Bay Area architect? Known as the best architect in the Bay Area, Drafting Cafe is a San Francisco architectural firm specializing in residential additions and remodeling.
Every home has different spaces that can be repurposed, but have you considered a crawl space conversion? This area is often overlooked, but converting a crawl space into a usable basement is a good idea for many reasons. Consulting an architect and design team that could help reimagine this area into a functional, beautiful space is the best way to ensure your addition remains a good idea for your needs.
Increased Family Value
A crawl space conversion is a great way to increase the square footage of your home. Once it’s built out, there are many ways that you can use the new space that can benefit your family. You might use it as a rental unit or to house a family member who needs assistance. You can turn it into an entertainment space to host larger groups indoors. An architectural designer can help you get the most out of your below grade space and consider what added value it can provide your family.
Return on Investment
Most homes with a crawl space converted basement command a higher sale price. This addition provides new space for multiple uses while avoiding the heavy tax penalties of an above-ground expansion – depending on your county codes.
Understanding the Cost Specs
Because basement conversion expenses vary widely based on the project’s scope of work and location, a project manager comes in handy throughout the process. On average, converting a crawl space into a full basement could cost up to or over $150,000. In California, costs are typically even higher.
Construction always starts with the dig out, where rocks and dirt are removed, and generally costs around $30,000. Also, most homes have to be raised or braced to start work. This is an additional $20,000 (or more) with extra costs for drainage and plumbing. You should also consider the wall framing, electrical, waterproofing, drywall, flooring, and painting. In all, this is a job for a professional team and not one to cut corners on. You will need an architectural designer, structural engineering, a builder and a project manager to keep everything going smoothly. These are complicated projects and having an advocate working across all the teams will help.
Feasibility
In some cases, it is not feasible to have the crawl space converted. There is some level of risk involved throughout the process as the home is raised or braced, but working with professionals with experience in this area will help. Do not leave this to just anyone. You will most likely need to relocate during the process which may cost additional money.
If you work with an experienced architect who has worked on crawl space conversions, they can make recommendations during the early phases of your project. If you need to make changes along the way, they can help maintain your vision and goals.
A crawl space conversion provides square footage and increased monetary and personal value but getting the right advice from an experienced team is critical. Only you can decide what makes sense for your family and within your budget.
