Architects are licensed professionals that have gone through rigorous education, training and testing on building life safety and construction methods. Our stamp hold us liable to the work we produce for the safety of the public. When you hire a drafter, they may be able to create a floor plan or renderings of your future project but when it comes time to go through plan check you may run into major issues. 

Property owners often come to me with drafters that have either not been able to finish getting through city comments or they have done the initial work but left the owners to do plan check on their own. Most cities require stamped drawings from an architect to obtain your permit unless its a project small enough not to warrant one. It seems like it would be easy to just have an architect stamp someone else's work and move on, however once that occurs we are liable for all of that person's work - right or wrong. It requires us to start over with our own drawings, understanding of the project and even going to do our due dilegence by visiting the site, etc. Drafting drawings also don't have properly vetted construction details to build the project. 

Architects are valiable in not only navigating city permitting but construction with your contractor. We are there throughout construction for unforeseen conditions and to coordinate with engineers if needed for additional detailing. 

The California Architects Board offers a Consumer guide to hiring an architect here.
​AIA San Diego also explains this further here.

 The process for the city of San Diego to permit an ADU or JADU is outlined below. This process typically takes 5-7 months, sometimes longer with complicated projects. Keep in mind, if you need to upgrade your water line due to adding more toilets etc over the limit of your current one, you will need a Right of Way permit. Also, if you need to demolished your garage while prepping to build the ADU, you may need a demo permit in some cases as well. All of these can run simultaneously to make the process go faster. Below is a graphic that explains the process. Other cities in Southern California and the County of San Diego are similar, with minor changes in the order of what is shown below. The County of San Diego does not do online permitting, so the process takes a little more time and cost due to hours spent in person and printing costs. 

If you have any questions, please reach out! [email protected]

haylDid you know, if you own a multi-family property, you can add up to 25% of your total current units as ADUs? And...in most cities you are allowed to use uncovered parking spaces to develop these ADUs as well as:

• Recreation Rooms
• Offices
• Garages
• Covered parking spaces
• Uncovered parking spaces
• Any enclosed space not being used at a minimum of 150 sf

Steps to create your ADUs:
1. Engage an architect and reviewing all planning and zoning requirements for that city/county.

2. Gather your Grant deed, title report and schedule a site visit with the architect and engineering team.

3. Working with your architect to design and layout your ADUs per your goals. Some items to decide on:
- How many bedrooms do you want based on rent return?
- Will you do a full kitchen or an efficiency kitchen which has a hot plate and sink only?
- Do you want to create outdoor space for the unit?
 - Will your appliances use gas or electrical service?
- What is currently available sewer and will you need a pump if your ADU is below sewer line? Suggest to hire a plumber to put a camera scope through the line. 
- Verify existing plumbing fixtures on site, how many washer/dryers, dishwashers, etc - Architect/engineer to verify if current water service is a large enough capacity to handle new demand added. If not, you will need to upgrade water service with the city/county.
- What will the design aesthetic be? Will it match existing property or be a different style?

4. Sign up for new service as soon as possible with SDGE as wait times can be long - only owners can sign up through their website. Your electrical contractor or engineer can verify existing space in electrical panels or on site service to see if you have possibility of enough power to create sub panels for each ADU. Generally min. 150 amps per panel, most do 200 amps. Note, adding a separate meter takes longer and costs more than feeding from existing service. 

5. Release your architect to prepare construction documents, including engineering if needed. 

6. Submit your plans to your local juridiction for review.

Contact Simbiotek to get your project started.
[email protected]