Inconspicuous as any other garage, this ADU is an inspiration to me. While it was built as an unpermitted ADU, like 2/3rds to 3/4ths of Portland’s ADUs, it functions like an accessory dwelling unit for all intents and purposes.
Living area on the lower left, closet on the right, sleeping loft above, kitchen to the far right
The homeowner, whom I’ll call Rachel, purchased the house in large part because of the-ADU potential that she saw in the garage. Upon purchasing the house, she inquired with the city planning department about whether the garage could be converted to an ADU. Based on some pictures of the existing walls/foundation, the city said that the garage was not structurally sound and that the structure/foundation would need to be replaced in order to permit it as an ADU. purchased the house in large part because of the-ADU potential that she saw in the garage. Upon purchasing the house, she inquired with the city planning department about whether the garage could be converted to an ADU. Based on some pictures of the existing walls/foundation, the city said that the garage was not structurally sound and that the structure/foundation would need to be replaced in order to permit it as an ADU.
Upon purchasing the home, the garage looked just like any other typical garage
The garage interior was nothing special
Several builders checked out the structure and confirmed Rachel’s inclination that she would be able to make the garage structurally solid without tearing down the garage and starting from scratch, so she proceeded with the conversion. $23,000 and six months later, she had finished the conversion. The plumbing and electrical work was done to code, but was also not permitted. The unpermitted ADU now has a 385 square-foot footprint plus a sleeping loft.
Living room area beneath the sleeping loft
View from the living room area toward the kitchen. The bathroom is on the other side of the fridge and stove.
Initially, Rachel lived in the ADU for two years and rented out the main house, which almost covered the cost of her home mortgage. Recently she moved, and now she rents out the house and ADU separately to two single moms who have young children (that are the best of friends). The two moms and their two children share a backyard complete with a playground, chickens, ducks, and a dog. The two moms are extremely grateful to ‘live with’ one another on the same property, but to ‘live independently’. They babysit for one another, share meals, combine errands, and care-take the property together. This symbiotic living arrangement would be difficult to match without a house and an ADU.
The interior space of this unpermitted ADU is charming and lovely in its own right. It is a wonderful, cozy, and personal space, perfect for a single person or two intimate people. Architecturally, scissored trusses, a bathroom, a loft, and three windows were added. A kitchen and bathroom were built with simple framing, plywood, and tile, and fully plumbed. The existing garage wall framing was used and the studs were sistered. The ceiling finish is simple and lovely—free burlap coffee bean bags stapled to framing members. The walls and ceiling are insulated with closed cell spray foam, and a single cadet heater adequately heats the whole structure. It’s quiet although it’s urban. The talavera tile work in the kitchen and bathroom and trusses give the space an artistic flare.
Tiled bathroom shower stall on the right. Sink area to the left.
Tiled countertops over plywood in the kitchen
Rachel would have permitted it if it would have been affordable for her to follow the regulatory path. However, she has no regrets about having built her beautiful little urban “cabin”. Rachel loved living in her cabin for two years. Now, she’s happy to be able to provide a unique living arrangement for two single moms who couldn’t have found such a perfect living arrangement anywhere else. The rental income from the house and ADU cover the property mortgage and provide Rachel with additional income each month.
Nice story, Kol.
While we do need to take up the difference between permitted and unpermitted development somewhere else on this site, to me this post is about social benefits, and they could easily have occurred with a permit. This story brings out some of the dynamics that make accessory dwelling unit development special — different than both SFR development and bigger multiunit development. First, this development allowed “Rachel” (one person) to move into a dwelling that was green and right-sized for one person. At the same time, she was able to provide rental housing to a slightly bigger household. Then when she moved out, the relationship of the two dwellings to the common yard allowed a really positive relationship to develop between two households. I think this kind of thing happens all the time with ADUs, but isn’t really recognized because so much of the discussion is about the conceptual benefits or risks for municipalities. Stories like these show how it works for individuals. Thanks!
I’m in a similiar position…under the permitting radar…as it’s too expensive converting my ADU – garage – to bring it up to current codes for habitation. I read this article twice, studied the photos and have began work already. I’m pretty sure it will work for me, screw the city standing there with their hand out asking for fees.
Lots of folks have gone this route with ADUs. In fact, most have gone this route.
If you’re in Portland, it is worth noting that the permit fees are quite low right now with the SDC waiver for ADUs. The fees would likely run $2-$5k, which is really not bad.
That said, making a garage structure comply with the life safety codes for a residence can be very expensive, depending on the condition of the foundation and integrity of the framing. The municipal codes are there to ensure safety for future residents and neighbors of the structure–the codes can be stricter than some may think are necessary. But, as the entity that is legally responsible for approving the project, it is understandable why the municipality would want strict building codes.
Hi Moxie, thanks for joining the conversation. I’m curious — since you’re working without permits, what steps are you going to take to assure the place is safe and energy efficient?
Gee, I wish I had neighbors like Rachel’s who would turn a blind eye to such a conversion and not report it. I’d love to convert my garage to an ADU but can’t due to setback rules, among other things. If I tried to do it without permits my neighbors would be all over it.
Also, Rachel is assuming a lot of legal and financial risk. What if one of her renters harms themselves on the property? They could sue and Rachel wouldn’t have a legal leg to stand on. And if her mortgage holder got wind, they could foreclose. And when she goes to sell the house, all those unpermitted improvements could prove problematic. Don’t think it won’t happen. My parents in the Bay Area converted the daylight basement family room of our house into an in-law unit. They rented it out without problems for a few years. Then their tenant got upset with them about something and reported the unit to the city. The city came made my dad rip out the kitchenette and put the kabosh on renting it out. My parentls were elderly so didn’t bother trying to make it legal.
I’m just sayin’…
Lisa, you’ve stated some of the reasons why a person developing an ADU would want to go the permitted route rather than the unpermitted one.
Some of the fears you list are more realistic than others, though. The scenario where neighbors complain and then the city comes out to inspect is very realistic — I’ve observed it a number of times in Portland property records. However, the mortgage holder foreclosing? No way. The mortgage holder will not pay any attention as long as payments are being made.
As far as an ADU on your own property goes, if you are in Portland you might consider going for a variance to counter the setback rules. It adds expense and delay, but variances for ADUs are very often approved. Good luck!