What to Know About Setbacks & Fire RatingsApril 7th, 2022
The placement of your detached accessory dwelling unit (ADU, also known as a guest house, casita, in-law suite, or granny flat) can be just as critical as your choice of floorplan and finishes, as there are a number of regulations property owners are required to comply with. Don’t know what they are? Look no further; below is a complete guide to everything you need to know about ADU setbacks and implications on your construction project..
What is a setback for an accessory dwelling unit?
The term “setback” refers to the specific distance your ADU must be set from your property line or an easement (an easement refers to a space on which you cannot build without a variance). Setbacks are determined based off of local jurisdiction ordinances, building type, and what your property is zoned for. California legislation allows for ADUs to be set four feet from the rear and side property lines. However, SnapADU often chooses to set ADUs back six feet to more easily comply with local fire rating requirements. For ADUs that have garages attached to them, keep in mind that only the ADU itself will enjoy reduced setbacks. Any garage attached to the ADU will be required to comply with the underlying setbacks for the zone, which may be something more like 10′ or 15′ for the rear setback, and 5′ or 7′ for the side; check your local zoning code for specifics, as this will vary within each city and within each zone.
What are the setback requirements for ADUs in San Diego?
California law has set reduced setbacks for ADUs, stating that side and rear setbacks may be 4’ from the property line. Cities in San Diego County have set their own maximum sizes for ADUs, most at 1000 or 1200 sqft. This means that, so long as your ADU complies with those size requirements, you can build at just 4’ from the side and property line. Additionally, the City of San Diego has set 0’ setbacks; you can build an ADU right up to your side or rear property line.
In practice, however, we do not recommend building closer than 6′ from the property line for a few reasons.
- First, the access for construction is typically an issue when you build at a zero property line; we need at least three to four feet of access to build (it’s of course possible to build in more cramped conditions, but it’s also much more expensive, as much work becomes manual).
- Second, you will very likely need a survey if you intend to encroach on the property line. Surveys will add several thousand to the cost of the build.
- And third, you will most likely trigger fire rated construction – both for the ADU and your primary dwelling – if you are within 6′ from the property line (the regulations state 5′, but overhangs are included, making this 6′ at the eaves). This will typically add several thousand to the cost of the build for items like fire-rated eaves.
How do setbacks affect my ADU build?
Making considerations for setbacks will not really affect your build under normal circumstances. However, there is the potential that your ADU building location will trigger a survey, which will add on additional cost to your build. Surveys mark out your actual property lines to ensure you are building in the correct area. Items like fences may be inaccurate to your property lines, which means many inspectors will not simply measure from a fence unless the property line has been established. There are three types of surveys that could be triggered during your build. The first is a property line survey which marks out your property lines, as mentioned before. The second is a building survey, which marks property lines as well as building location. The information is then provided to the contractor, to ensure accuracy in building. Third and final is a topographic survey, which encompasses the previous two with the addition of your property’s topography.
What size should my ADU be? What is a good size ADU to build?
The size for your accessory dwelling unit largely depends on your intended use for the space. However, there are certain considerations you might want to make before choosing. If you intend to rent out your new ADU, you will get the most bang for your buck by building up to the minimum square footage per bedroom. For example, the minimum square footage for a two bedroom ADU is 600 sqft (a more spacious typical two bedroom is around 800 sqft). This allows the homeowner to save money on the build, due to the smaller size, while also maximizing rental income with a greater number of bedrooms available. The minimum for a three-bedroom is around 900 sqft, and the minimum for a four-bedroom is about 1150 sqft.
Example: ADU square footage and bedroom counts
ADU SIZE KEY: *** Spacious ** Comfortable * Tight
Is a survey required for my ADU?
Although surveys are not required, they are strongly recommended. Completing a preliminary survey before the beginning of the build can potentially save you time and money, should an unexpected survey be trigged by a city inspector once the build is already in progress. This is something the homeowner is able to pursue on their own before even hiring a contractor. The size of your lot is a main factor when considering a survey’s necessity, as a large lot is less likely to trigger a survey. If you live in a dense neighborhood, or just have a smaller lot, it could be in your best interest to look into a survey independently before the beginning of the build to save money and time. If triggered and then declined, this will make it more difficult to continue the build and may set your timeline back. Learn more about when you need a survey for your ADU.
What is a fire rating?
The term “fire rating” refers to the local requirements that ensure your accessory dwelling unit meets the fire code. The specific term is used in the California building code and touches many components of your build. Based on building material, requirements are listed to protect your structure’s integrity in the event of a fire. If your property is in a “high fire zone,” you will likely be required to have a higher fire rating for your ADU. Another situation that can trigger a fire rating is the proximity to existing structures and/or the property line. Building a structure with a higher fire rating means that your guest house will need to be built with components that can withstand a fire for a certain amount of time. This includes materials like tempered glass, boxed in eaves, and fire-rated stucco. Fire rating is something your contractor will take into consideration when planning for your build during the design process. Whenever possible, we locate ADUs beyond the distances that would trigger additional fire rating, since this can add $5-10K to the build cost.
When are fire sprinklers required in an ADU?
Fire sprinklers are not generally required in an ADU, unless the primary dwelling also has fire sprinklers, which is often the case in multifamily developments or high fire zones. We can include the design & install of a fire sprinkler system when we plan an ADU. The design & install of a fire sprinkler system will cost roughly $4-8K depending on the size of the dwelling unit. Another factor here is that adding a sprinkler system will increase the water line size requirements. Additionally, if your ADU is larger than 1200 sqft – which is allowed in Poway – you will need to include a fire sprinkler system in your ADU.