Budget Breakdown: An Architect Overhauls His Garage Into a Finely Tuned ADU for $75K

Valery Augustin rolls up his sleeves and converts his two-car structure into a long-term rental in Los Angeles.

Budget Breakdown: An Architect Overhauls His Garage Into a Finely Tuned ADU for $75K

Valery Augustin rolls up his sleeves and converts his two-car structure into a long-term rental in Los Angeles.

Architect Valery Augustin of DNA Architecture + Design and his wife, Kim, an art historian, had just 60 days to find another home when the owner of their beloved three-bedroom rental decided to sell. "We had this great deal on a house in West Los Angeles," Valery says. "We were paying something ridiculous—like $2,000 per month."

They considered trying to hold onto the home, but it wasn’t meant to be. "The asking price was so far above our max ceiling," Valery says. "We thought, okay—we’re not going to be able to stay here."

At first, the couple searched for other rentals—but after 20 days they changed course and set their sights on purchasing a home of their own. "The plan was to build an accessory dwelling unit, because it was a stretch for us to buy a house," Valery explains. An ADU would help offset the mortgage cost—so he says they "scraped all the pennies together" and started touring properties.

"I wanted something bold and fresh," architect Valery Augustin says about the hue of his ADU’s front door, painted Tangerine Dream by Dunn Edwards. The door is flanked by horizontal redwood slats and gray acrylic stucco. 

Photo: Undine Pröhl

In the end, the pair fell for a 1940s bungalow with a detached garage in their preferred neighborhood, just 15 minutes from the beach. "Ladera Heights is a diverse community located in the heart of Los Angeles," Valery says. "The neighborhood reflects our multicultural family, and that mattered a lot to us." Young families, nearby parks, and walkability heightened its appeal. "We put in one offer, and we got lucky," Valery says excitedly.

$5,100
HVAC
$1,450
Insulation
$5,825
Electrical
$1,800
Framing Lumber
 $5,000
Site Work
$1,800
Landscaping
$1,200
Sewer Connection
$4,000
New Roof
$1,250
Redwood Fencing & Facade
$1,600
Custom Stainless Steel Awnings
$270
Exterior Lighting
$7,517
Finishes
$740
Windows
$6,200
Control Joints & Sealing
$1,400
Paint
$6,500
Interior Furnishings
$980
Doors
$900
Skylights
$6,034
Kitchen Appliances
$9,705
Cabinetry & Hardware
$349
Kitchen Sink & Faucet
$2,600
Kitchen Counters
$748
Bathroom Faucet & Vanity
$1,800
Shower Fittings, Tub, & Toilet
Grand Total: $74,768

Once they had keys in hand, the couple set about transforming the existing garage into the ADU of their dreams. From the start, Valery wanted abundant natural light and a fully featured kitchen outfitted with highly durable surfaces. "Stylistically, I always look at open space, natural light—the simple things," he says. "Daylight makes any space feel larger than it is, so I try to emphasize that in the design."

The couple also wanted to provide privacy for their family and renters. And since they were working with a tight budget, they needed to make cost-effective choices—Valery decided to serve as the project’s general contractor to help offset expenses.

The garage door became the new unit's front entry, Augustin says of the ADU's orientation. The unit maintains the same square footage, and features a private seating area in the back.

The garage door became the new unit’s front entry. The new structure maintains the same square footage and features a private patio in the back.

Valery Augustin 

Demolition debris accumulates in the driveway, while a new concrete slab is about to be poured. The pair needed a new roof, too, which ate up $4000 of the budget.

Demolition debris accumulates in the driveway as the team prepares to pour a new concrete slab. The ADU needed a new roof, too, which ate up $4,000 of the budget.

Photo: Undine Pröhl

See the full story on Dwell.com: Budget Breakdown: An Architect Overhauls His Garage Into a Finely Tuned ADU for $75K
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