Glendale Junior ADU Remodel
An attached garage and unused bonus room converted into a 480 sq ft Junior ADU on a hillside Glendale lot — navigating structural constraints and earning a multigenerational family its own private living space.
All-inclusive project cost covering design, engineering, permitting, construction, and certificate of occupancy.
Challenge, Solution, and Result
Structural Unknowns in a Hillside Attached Conversion
The homeowners wanted to move their aging parents into a private unit within the existing home's footprint — avoiding the cost and timeline of new construction. The attached garage and adjacent bonus room were the obvious candidates, but a preliminary inspection revealed that one shared wall between the garage and bonus room was load-bearing in an unconventional way, tied to the hillside retaining stem wall. No structural drawings existed for the original 1962 construction, requiring a full field investigation. There was also a question about whether the existing electrical panel — a 100A original unit — could support the new unit's HVAC, kitchen, and laundry loads without a full panel upgrade.
Structural Engineer First, Creative Framing Solution
We brought our structural engineering partner on-site before any design work began — an approach that costs slightly more upfront but prevents redesign mid-construction. The engineer documented the unconventional load path, designed a new LVL header and temporary shoring sequence, and confirmed the stem wall was stable. The solution eliminated the wall while transferring loads cleanly to a new point-loaded post system hidden within the new partition wall. On the electrical side, our team calculated the JADU's actual load requirements and determined a 200A main panel upgrade was necessary but could be performed during construction without disrupting the main residence for more than a single day. We coordinated the panel changeover with Southern California Edison 6 weeks in advance.
A Private Suite for Two — Completed in 6 Months
The finished JADU gives the homeowners' parents a genuinely independent living space: a private entry from the side yard, a full kitchen, a comfortable bedroom with a walk-in closet, a full bathroom with grab bars and a roll-in shower, and a small living area with southern exposure windows. The parents moved in within 6 months of the initial consultation — significantly faster than any new construction alternative. The homeowners estimate the arrangement saves the family $2,800–$3,200/month compared to assisted living or care facility costs, providing both financial and emotional value that far exceeds the construction investment.
Build Highlights
The specific decisions, solutions, and features that defined this project.
Phase-by-Phase Breakdown
From initial design through certificate of occupancy — every phase, every duration.
Structural Investigation & Design
3 weeksStructural engineer field investigation, load path documentation, LVL header design, and panel load calculation. Architectural design incorporated structural findings without requiring layout revisions.
Permitting
9 weeksJADU permitting in Glendale moved faster than a full ADU — simpler scope and Glendale's familiarity with attached conversions. One correction round related to accessibility documentation. SCE panel upgrade pre-application submitted in parallel.
Construction
10 weeksStructural work first: shoring, LVL installation, post system. Then new wall framing, window openings, rough electrical (including panel day), plumbing rough-in, HVAC rough-in, insulation, drywall, tile, cabinetry, and finish work.
Final Inspection & Occupancy
1 weekGlendale final inspection — all items passed. Certificate of occupancy issued. Parents moved in 4 days after final inspection.
Project Cost: $91,000
All-inclusive — covering architectural design, engineering, permitting, full construction, and certificate of occupancy. No surprises, no change order culture.
- Architectural design and engineering
- All permit fees and city approval management
- Full construction — foundation through finish
- Final inspection and certificate of occupancy
- LocationGlendale
- Project Cost$91,000
- Use CaseMultigenerational — parents' suite
- Timeline6 months
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Related City Guide, ADU Model & Projects
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