Quick Facts
- Type: New Construction ADU
- Size: 1,100 sqft
- Timeline: About 6–7 months from permit issuance to final inspection
- Estimate: Property-specific written estimate
- City: Reseda
The Goal
The homeowners on Lull St in Reseda wanted more than a rental studio — they wanted a genuine second home in the backyard: room for multigenerational living today and top-of-market rental income later. That meant maxing out the detached-ADU footprint California law allows (up to 1,200 sq ft) while keeping the build permit-ready and inspection-clean under LADBS review. The brief was clear: three real bedrooms, two full bathrooms, and finishes that would rent at the top of the San Fernando Valley market.
Scope of Work
- Ground-up new construction on a new foundation — no existing structure reused
- 1,100 sq ft floor plan with three bedrooms and two full bathrooms
- Complete framing, roofing, and weather envelope built to current code
- Full kitchen plus in-unit laundry designed for family-scale living
- New water, sewer, and electrical service coordinated with the main home
- LADBS plan check, permits, and final inspection handled in-house
About This Project
This Reseda project on Lull St is one of the largest ADUs in our portfolio: a ground-up 1,100 sq ft new construction unit with three bedrooms and two bathrooms.
At this size, an ADU is a genuine second house — big enough for a full family, multigenerational living, or top-of-market rental income in the San Fernando Valley.
The build is all new from the foundation up: framing, roof, full kitchen, two complete bathrooms, and all systems to current code.
Watch the video walkthrough to see the finished home. Projects like this show the upper end of what California ADU law allows — and what Vision ADU can deliver.
Challenges We Solved
Maxing the footprint without triggering extra review
At 1,100 sq ft the unit sits near the top of the detached-ADU size allowance, so the plans had to respect setback and lot-coverage limits precisely. Vision ADU laid out the floor plan against LADBS ministerial-approval rules from day one, so the size that made the project valuable never became the thing that slowed it down.
Sizing utilities for a three-bedroom load
A full-family ADU pulls far more water, sewer, and electrical demand than a studio. The team coordinated a new service capacity with the existing main-home connections so the finished unit could run its own kitchen, laundry, and two bathrooms without overloading the property.
Keeping Valley-summer comfort in a larger envelope
Reseda summers are hot, so a 1,100 sq ft unit needed a heating and cooling plan that stayed efficient. Insulation, glazing, and the mechanical layout were specified to hold comfortable temperatures without runaway utility bills for whoever lives there.
Project Gallery
The Outcome
- A permitted, inspection-passed three-bedroom second home delivered turnkey
- Layout suited to multigenerational living or family-scale rental
- Video walkthrough documents the finished, move-in-ready unit
- One of the largest ADUs in the Vision ADU portfolio
Typical rental income: A three-bedroom, two-bath ADU of this size in the Reseda / San Fernando Valley area typically rents in the range of roughly $3,200–$4,200 per month, depending on finish level and market timing.
Property value: A permitted, full-size detached second home typically adds meaningful resale value and gives the owner flexibility between family use and rental income.
Budget and rental figures are typical ranges for this project type and city, not a client's private cost or a guarantee. Vision ADU provides a written, itemized estimate after a free site evaluation.
Frequently Asked Questions
How big can a detached ADU be in Los Angeles?
California law allows detached ADUs up to 1,200 sq ft, and cities cannot set a smaller cap for a unit built to statewide standards. This Reseda project at 1,100 sq ft sits near that upper limit, which is why it lives like a full second home rather than a compact rental.
How long does a large new-construction ADU like this take?
A ground-up ADU of this size typically runs about 6–7 months of construction after permits are issued, plus the LADBS plan-check period before that. Larger units take longer than a garage conversion because everything — foundation, framing, roof, and systems — is built new.
What does a 1,100 sq ft ADU typically cost in the Valley?
The construction budget for a three-bedroom, two-bath ADU depends on site conditions, utility distances, structural requirements, and finish selections. Vision ADU provides a written, itemized estimate after a free site evaluation.
Can an ADU this size be rented out?
Yes. A three-bedroom unit is one of the strongest rental configurations in the Valley because it serves families, not just singles or couples. Local rules on short-term versus long-term rental still apply, so confirm your city's current ordinance before listing.
See More
- View the full project in our portfolio
- Building a Complete 320 sq ft Detached ADU on a Tight Coastal Lot in Huntington Beach — Huntington Beach, property-specific written estimate
- A Full Inside-and-Out Home Remodel on Mines Blvd in Whittier — Whittier, property-specific written estimate
- A Studs-Out Gut Renovation of an 1,800 sq ft Home in Pacific Palisades — Pacific Palisades, property-specific written estimate