Expert Above Garage ADU Construction in Los Angeles
In a city as dense as Los Angeles, land is gold. You want the extra living space, a rental unit for income, a private suite for in-laws, or a home office, but you don’t want to sacrifice your backyard garden or the kids’ play area.
The solution is looking up.
At Ground Up Builders, we specialize in the most space-efficient expansion available: The Above Garage ADU. By utilizing the “air rights” over your existing garage, you can double the utility of that footprint. You keep your parking, you keep your yard, and you gain a stunning, private apartment with views that ground-floor units simply can’t match.
As a family-owned general contractor serving Los Angeles for over 16 years, we have mastered the complex engineering and design required to build these “sky apartments.”
What is an Above Garage ADU?
An Above Garage ADU involves building a fully independent second-story living unit on top of your existing detached or attached garage.
It is distinct from a standard garage conversion (where you live in the garage). In this scenario, the garage typically remains a garage. You park your cars downstairs, and your tenants or family live upstairs. This is the ultimate “have your cake and eat it too” scenario for LA homeowners who refuse to compromise on parking or storage.
Why Build Up Instead of Out?
While slightly more complex than a ground-level build, the benefits of an Above Garage ADU are unmatched in the Los Angeles market:
1. Zero Footprint Impact
In neighborhoods like Santa Monica, Silver Lake, or West Hollywood, lots are often narrow. Building a standalone unit might eat up your entire backyard. An above-garage unit preserves your green space for barbecues, pools, and landscaping.
2. Superior Privacy
Separation is key for multi-generational living or rental scenarios. An above-garage unit naturally feels distinct from the main house. With a private exterior staircase and no shared walls (if detached), it offers a true “neighbor” feel rather than a “roommate” feel.
3. Better Views and Light
Second-story units get better sunlight and cross-breezes. Depending on your location, whether it’s the hills of Pasadena or the flats of the Valley, going up 10 feet can unlock views of the mountains or city lights, instantly increasing the rental desirability and value of the unit.
4. Preservation of Parking
Unlike a standard conversion where you often lose your covered parking, this method allows you to keep your garage for cars, storage, or a workshop.
The Engineering Challenge: "Can My Garage Support It?"
This is the most common question we get, and the honest answer is: Probably not as it stands today.
Most garages in Los Angeles were built decades ago with 2×4 framing intended to hold up a light roof, not a fully furnished apartment with a kitchen, bath, and people.
This is where Ground Up Builders shines. We don’t just slap a box on top of a weak structure. Our process involves:
- Structural Assessment: We check your existing foundation and framing.
- Retrofitting: In almost all cases, we reinforce the existing garage. This might involve thickening the foundation footings, “sistering” studs (adding new wood next to old wood), or installing steel moment frames to support the new load and resist seismic activity.
- Code Compliance: We ensure the entire structure meets 2025 Los Angeles building codes, including fire separation between the garage (where cars/gasoline are) and the living unit above.
The Ground Up Builders Process
Building a second story requires precision. We manage the entire lifecycle of the project so you don’t have to worry about the details.
Phase 1: Feasibility & “Air Rights” Check We visit your site to check for power lines (a common issue with second stories), solar access, and local height restrictions. Most LA zones allow for structures up to 25 feet or higher, which is ample for a two-story build.
Phase 2: Architectural Design We design the unit to feel spacious.
- Staircase Placement: We strategically place the exterior stairs to maximize privacy and curb appeal.
- Vaulted Ceilings: Since we are building the roof from scratch, we often design high, vaulted ceilings that make a 500 sq. ft. unit feel like a luxury loft.
- Balconies: If setbacks allow, we add a small deck or balcony for indoor-outdoor living.
Phase 3: The “Heavy Lifting” (Permitting) Above-garage units require structural calculations and Title 24 energy compliance. We handle the submission to LADBS (Los Angeles Department of Building and Safety). We navigate the setbacks (usually 4 feet from rear/side lines) and utility easements on your behalf.
Phase 4: Construction We build with speed and respect. Since the work is happening above a garage, we can often keep your main driveway clear for use during much of the process. We handle all utility trenching, framing, soundproofing (essential between the garage and the apartment), and luxury finishing.
Why Ground Up Builders?
Building a second story is not a job for a handyman; it’s a job for a structural expert.
- 16+ Years Experience: We have seen every type of garage foundation LA has to offer. We know what works and what doesn’t.
- Family Owned: We provide a level of communication and care that massive corporate builders can’t match.
- One-Stop Shop: Design, Engineering, Permits, Build. We do it all.
- Financing Available: We offer flexible options to help you fund your investment.
Ready to Level Up?
Don’t let your garage be just a place for cars and clutter. Transform the air above it into a high-value asset.
Contact us today or call at (844) 247-6863 for a FREE structural feasibility consultation. Let’s build your future, from the ground up.
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