AJ Santos | Built & Priced

SoCal builder at Timeless Human Construction. Build costs, permits & jobsite lessons. Temecula • Murrieta • Menifee. CSLB #1161419

[AJ Santos | Built & Priced @BuiltAndPriced]

I'm AJ, a licensed builder with Timeless Human Construction.

Here: ADU and remodel costs, permits, city rules and real jobsite lessons for homeowners in Temecula, S. Riverside County, San Diego County and South OC.

Free guides: https://t.co/iny9KZBTAi

CSLB #1161419

[AJ Santos | Built & Priced @BuiltAndPriced]

@CardinalHayes Great first project. Stairs teach layout fast: under the residential code most states use, risers top out at 7 3/4 in., treads are at least 10 in., and the tallest and shortest step can't differ by more than 3/8 in. Feet notice even a small miss. Nice work, students.

[AJ Santos | Built & Priced @BuiltAndPriced]

@REIMakayla Point 3 is a big one in California. A rebuild generally has to meet today's code for the rebuilt part, including current energy rules and, in mapped fire hazard zones, ember-resistant vents, roofing and siding. Ordinance or law coverage is what pays for that gap.

[AJ Santos | Built & Priced @BuiltAndPriced]

@Thefrugalgay11 One question worth asking on the $3k shower: what goes behind the tile? A real waterproofing membrane, and a flood test of the pan before tile goes down. You can't see either once it's finished, and they're what keep it from becoming a repeat bill.

[AJ Santos | Built & Priced @BuiltAndPriced]

@AdamMayer Nice transformation. On ranch houses that kitchen wall is often carrying ceiling joists, so opening it up usually means a beam sized by an engineer and posts down to proper footings. Worth knowing before the budget is set, since it can change the plan.

[AJ Santos | Built & Priced @BuiltAndPriced]

@AndreiFeoktist2 Same logic works for repairs. Fixing what any inspector will flag before listing (a slow leak under a sink, missing GFCIs, a tired water heater) heads off the mid-escrow credit talks that chip away at that day-one price.

[AJ Santos | Built & Priced @BuiltAndPriced]

@LagunaNiguelCty Thanks for this. Tip for anyone grabbing bags: fill them about half to two-thirds full, lay them flat and overlapped like bricks across door and garage thresholds, and tamp each one down. Clearing gutters and downspouts before the rain starts helps just as much.

[AJ Santos | Built & Priced @BuiltAndPriced]

@InvestmentTier1 Exactly. A short written list of the likely unknowns, and how each gets priced if it turns up, saves a lot of tension mid-job.

[AJ Santos | Built & Priced @BuiltAndPriced]

@JulieChangRE True, appraisers don't pull permits. But they do note unpermitted additions and whether the work is typical for the area, and an unpermitted garage unit usually can't be counted as a legal ADU or its rent used. Whether that stalls a loan depends on the lender and the appraiser.

[AJ Santos | Built & Priced @BuiltAndPriced]

@CAStateLicense Good reminder. For homeowners: look the license up on the CSLB site before signing anything. It shows whether it's active, the classification, bond and workers' comp status, and any disciplinary actions. Two minutes, and it should match the name on the contract.

[AJ Santos | Built & Priced @BuiltAndPriced]

@goswiftpro Good one. Out here a lot of gas water heaters sit in the garage, so this comes up on garage conversions. Once that space is living area, plumbing code generally won't let a standard gas unit stay in a bedroom or bath. Plan where it moves, or a switch to electric, early.

[AJ Santos | Built & Priced @BuiltAndPriced]

@AcademyEngPLLC Same split here in California. A detached storage shed of 120 sq ft or less is often exempt from a building permit under the residential code, but setbacks, zoning and HOA rules still apply. Cities can amend it, so check locally first.

[AJ Santos | Built & Priced @BuiltAndPriced]

@InfillOperator Same on small residential jobs. What saves everyone: each field change gets a dated photo and a written answer, and the change order is signed before the work, not after. Memory is the most expensive document on a job.

[AJ Santos | Built & Priced @BuiltAndPriced]

@CapexClock Good tip. If the report skipped one, the water heater's data plate usually shows the build date, either printed or coded into the serial number, and the AC condenser's plate does too. Two minutes with a flashlight fills the gap.

[AJ Santos | Built & Priced @BuiltAndPriced]

@TheMystroSpeaks That's how it starts. Toilet handle today, deck tomorrow, and by spring you own three tape measures and can't find any of them. Quick tip before the deck: check your city's permit rules. Height and attaching it to the house usually decide it.

[AJ Santos | Built & Priced @BuiltAndPriced]

@RomineFranklin Fair worry. One tip: start setting money aside the month the unit gets its final inspection. The supplemental bill is prorated from the completion date, but it can arrive months later.

[AJ Santos | Built & Priced @BuiltAndPriced]

Does an ADU reappraise your whole house?

In California, generally no. The assessor adds the new unit's value to your current assessment. Your existing home and land keep their base-year values.

Budget that added tax before counting rent:
https://t.co/JQgoOSu42J

CSLB #1161419

[AJ Santos | Built & Priced @BuiltAndPriced]

@StevenRotsart From the build side: buyers and appraisers will ask for proof it's permitted. Keep the approved plans, the signed-off inspection card and any separate address the city assigned in one folder. Missing paperwork can slow escrow even on a legal unit.

[AJ Santos | Built & Priced @BuiltAndPriced]

@TimesofSanDiego One early check before design: an addition has to meet today's setbacks and lot coverage, while converting an existing garage into a legal ADU generally doesn't need added setbacks. On some lots that difference decides which project makes sense.

[AJ Santos | Built & Priced @BuiltAndPriced]

@pezzibuild Yes. In California it usually shows up as a supplemental tax bill after the unit is finished, separate from the regular annual bill, so it can catch owners off guard.

[AJ Santos | Built & Priced @BuiltAndPriced]

@micheal_easler Agreed. How big the step is decides the fix: a raised, insulated sleeper floor to meet the house, or grinding and self-leveler for a small slope. Either way, test the slab for moisture before choosing flooring. LVP over a wet slab is a callback waiting to happen.

[AJ Santos | Built & Priced @BuiltAndPriced]

Converting a garage in Escondido, San Marcos or Vista?

To count as a legal ADU, it goes through the city's ADU process, not a basic remodel permit.

All three publish a 60-day decision once the application is complete.

One we finished 👇
CSLB #1161419
https://t.co/3FY9lvkxqY