Month 3 Update: Building an ADU in San Luis Obispo
We’re three months into building our Accessory Dwelling Unit (ADU) in San Luis Obispo, designed as a rental for Cal Poly or Cuesta College students. It’s an exciting project, and while things are moving forward, there have been a few challenges and learning experiences along the way. Here’s where we stand:
Framing almost Completed, Trusses on the Way
The framing is going up, and the trusses are scheduled to arrive next week. Walking through the structure with my contractor last week, we reviewed all the details to ensure everything aligns with our plans. Clear communication with the contractor has been invaluable, especially for a project with so many moving parts.
Utility Upgrades: A Necessary Expense
One of the more costly aspects of this build has been upgrading utilities—something that’s common in San Luis Obispo for ADUs. These upgrades include:
• Sewer Connection: Installing a new sewer line.
• Water Line: Upgrading from a ¾-inch to a 1-inch line.
• Power Supply: Increasing electrical capacity to accommodate the ADU.
Each of these tasks involves coordination with multiple contractors and utilities, including PG&E. Planning ahead and obtaining at least three bids for each aspect was crucial. While the bids were similar, we chose a contractor with an existing relationship with our builder. This ensures better coordination and reliability, especially when contractors are busy with ADU projects across the area.
The Importance of Quality Fixtures
I’ve ordered most of the interior fixtures, including plumbing, lighting, fans, appliances, and sinks. Instead of rushing through a big-box store, I visited Ferguson in San Luis Obispo and worked with Laurie Owen, a fantastic consultant. She helped me select durable, mid-to-high-quality items that balance cost with longevity.
With students as tenants, it’s important to invest in fixtures that can withstand wear and tear. For example, spending a bit more on toilets and cabinets can save money in the long run by avoiding frequent replacements. The goal is to create a space that’s functional, durable, and easy to maintain, no matter who rents it.
Unexpected Challenges and Solutions
Every project has its surprises. For us, the most significant was discovering a deep and complex root system from an old oak tree. The engineering team required deeper digging, which had to be done by hand. Fortunately, our contractor managed the situation well, finding a nearby location to temporarily store the extra dirt and coordinating its return later. The one thing you can't control is the mandatory direction from the engineering company you hire, which is required step by San Luis Obispo planning.
Safety and Site Checks
Regular site visits are key to ensuring everything is on track. During my last visit, I:
• Checked safety measures, like fencing to keep people away from dug-out areas and asked contractor to improve this important safety feature.
• Requested updates to the project timeline and expense sheet, accounting for unexpected changes.
• Confirmed that progress aligns with our expectations.
Lessons Learned in Month 3
1. Plan for Utility Upgrades: In San Luis Obispo, ADU projects often require sewer, water, and power upgrades. Budget for these early and get multiple bids.
2. Value Relationships: Choosing subcontractors who have a good working relationship with your general contractor can save time and reduce delays.
3. Invest in Durability: For student rentals, prioritize quality over low cost, especially for high-use items like toilets and cabinets.
4. Stay Involved: Regularly visit the site to catch issues early and ensure everything aligns with your vision.
Looking Ahead
With the framing almost done and trusses arriving soon, we’re making great progress. I’ll continue to share updates as we move into the next phases of construction. If you’re considering building an ADU in San Luis Obispo, I hope these insights help you navigate the process!
Stay tuned for next month’s update as we get closer to making this rental ready for its first tenants.
