What Homeowners Should Know About ADUs

Dec 15, 2025 | Articles

What Homeowners Should Know About ADUs: A Guide to Accessory Dwelling Units

BY LMD Architecture  |  Manhattan Beach,  California

As housing needs evolve in California, many homeowners are searching for flexible ways to expand their living space without leaving the communities they love. One of the most effective, and increasingly popular, solutions is adding an Accessory Dwelling Unit, or ADU. At LMD Architecture Studio, we design ADUs that not only meet regulatory standards but also enhance everyday living in meaningful, lasting ways.

What Is an ADU?

An Accessory Dwelling Unit (ADU) is a smaller, independent residential structure located on the same property as a primary home. ADUs can be attached or detached, located above a garage, or stand alone as compact backyard residences. Typically ranging from a few hundred to around a thousand square feet, they are designed to function as complete, efficient living environments — including a kitchen, bathroom, sleeping area, and private entry.¹ ²

ADUs are also known as casitas, guest houses, granny flats, or secondary units, but all share the same purpose: flexible, fully equipped living space that complements the main residence.

Why ADUs Are Becoming a Smart Investment and Way to Increase Square Footage in California

With changing demographics, rising housing costs, and updated statewide legislation encouraging ADU construction, these small-scale homes are quickly becoming a smart long-term investment for many property owners.³ ⁴ Here are the key benefits:

  • Extended Family Living ADUs support multigenerational households by offering a balance between proximity and independence. They are ideal for aging parents, young adults, or family members who need nearby support while still enjoying privacy.³
  • Added Property Value
    A well-designed ADU can significantly increase total property value and market appeal, especially in desirable areas where flexible living options are in high demand.² ⁴
  • Energy-Efficient Living
    Because of their smaller footprint, ADUs often require less energy to heat and cool. When paired with efficient materials and systems, they can dramatically reduce long-term energy consumption.⁵
  • Potential Rental Income
    Many homeowners build ADUs as long-term rental units or short-term housing for guests. ADUs also contribute to community-level housing affordability by expanding the range of available units.⁴
  • Additional Living Space on “Maxed-Out” Lots
    Some properties can’t expand their primary home due to local zoning or floor-area limits. In those situations, an ADU can be the key to adding meaningful living space without modifying the main structure — an approach increasingly encouraged by California law.¹

Crafting an ADU With Thoughtfulness and Integrity

Designing an ADU is about far more than additional square footage — it’s about creating a space that respects its surroundings, enhances the existing property, and meets the needs of the homeowner. At LMD Architecture Studio, Luis approaches every ADU with a blend of creativity, code expertise, and hands-on collaboration.

From navigating zoning requirements to coordinating with city officials and contractors, we guide homeowners through each step of the process, ensuring every ADU is functional, beautiful, and fully compliant with local and state regulations.¹ ⁶

SOURCES

¹ California Department of Housing & Community Development (HCD). Accessory Dwelling Unit Handbook; California Government Code §65852.2.
² American Planning Association (APA). Policy Guide on Accessory Dwelling Units.
³ AARP Livable Communities. “Accessory Dwelling Units: A Step-by-Step Guide to Design and Development.”
⁴ U.S. Department of Housing and Urban Development (HUD). ADU Guidance for Local Governments.
⁵ U.S. Department of Energy (DOE). Residential Energy Efficiency Data & Guidelines.
⁶ Manhattan Beach Municipal Code, Title 10 — Planning and Zoning (Accessory Dwelling Units).

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Differences Between Design-Build & Architects

Dec 4, 2025 | Articles

What are the core Differences Between Design-Build & Architects

BY LMD Architecture  |  Manhattan Beach,  California

You may have seen companies that provide “design and build services”. While this may seem like an all-in-one, efficient way to complete a project, hiring an architect can save you time, hassle, money and even avoid legal issues. Here are the key defenses between an architect and a designer:

Architect's Role

An architect’s primary responsibility is to protect the public’s health, safety, and welfare. This is why the profession is highly regulated. Their training encompasses the entire building, from the foundation to the roof. An architect’s work includes:

  • Structural Integrity: Designing, in coordination with a Structural Engineer, the framework of a building to ensure it can withstand loads, wind, and seismic activity.
  • Building Systems: Incorporating and coordinating mechanical, electrical, and plumbing systems into the design.
  • Building Codes and Zoning: Navigating complex regulations to ensure the project is legally compliant and can be permitted for construction.
  • Project Management: Overseeing the entire construction process, including managing contractors and resolving issues on-site.

The Designer's Role (Interior Designer Or Building Designer)

The term “designer” can refer to many specializations, such as an interior designer, kitchen designer, or building designer. Unlike an architect, a designer’s focus is typically on the aesthetic and functional aspects of a space, rather than the structural and technical requirements of the entire building.

  • Interior Designers focus on a building’s interior spaces, including the layout, finishes, lighting, and furniture. They work within the existing or architect-designed shell of the building.
  • Building Designers often work on residential projects and can create plans for homes. However, they may need to hire a licensed architect or engineer to review and stamp their plans if the project involves structural changes or is required by law.

While there is some overlap in their creative skills, the key distinction is that an architect is legally responsible for the technical integrity and safety of a building, whereas a designer’s role is typically focused on the visual and functional aspects of a space.

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4 Common Fee Structures for Architects + What to Expect

Dec 4, 2025 | Articles

4 Common Fee Structures for Architects + What to Expect

BY LMD Architecture  |  Manhattan Beach,  California

One of the first questions asked by our clients is, how much will the architectural process cost? Fees vary by project size and complexity. Some firms design their fees hourly, by SF or a flat fee for the entire project. Architectural fees are not one-size-fits-all and can vary significantly based on a number of factors, including the project’s size, complexity, location, and the architect’s reputation. There are several common ways architects structure their fees, which are often discussed and agreed upon at the beginning of a project.

Below are a few of the most common fee structures for architectural projects:

1. Percentage of Construction Cost

This is one of the most common methods, especially for larger new construction projects. The architect’s fee is a percentage of the total construction cost.

  • Typical Range: For residential projects, fees can range from 10% to 20% of the construction cost. For larger or more complex commercial projects, this percentage may be lower.
  • How it works: The fee is often broken down and paid at different project phases (e.g., 15% for schematic design, 40% for construction documents, 20% for construction administration, etc.). As the construction budget is refined, the fee is adjusted accordingly.

PROS

  • Aligned Interests: This method aligns the architect’s interests with the project’s success. The architect is incentivized to create a design that is efficient and cost-effective, but also to ensure the project is built to a high standard, which can increase the overall value.
  • Flexible to Scope Changes: The fee automatically adjusts if the project’s scope or budget changes. If the client decides to add a new wing or use more expensive materials, the architect’s fee increases proportionally, fairly compensating them for the extra work.
  • Relatively Simple to Calculate: It’s a straightforward calculation based on a known final cost, making it easy for clients to understand the relationship between the project’s value and the architectural service cost.

CONS

  • Unpredictable Final Cost: The exact fee is unknown until the project is complete, which can make budgeting difficult for the client.
  • Potential for Conflict: A less scrupulous architect could be incentivized to increase the construction cost to inflate their fee, creating a conflict of interest. This is a common concern, though professional ethics generally prevent it.
  • Budgeting Challenges: It can be difficult to budget the architect’s fee accurately in the initial stages when the construction cost is still an estimate.

2. Fixed Fee (or Lump Sum)

In this model, the architect charges a single, set price for the entire scope of work.
  • Best for: Projects with a well-defined scope where the client is unlikely to make significant changes. This provides cost predictability for the client.
  • Considerations: The contract must clearly define what services are included. Any changes to the project scope after the contract is signed will likely result in additional fees.

PROS

  • Predictable Cost: The client knows the exact fee upfront, which simplifies budgeting and financial planning.
  • Certainty and Simplicity: It provides a clear, transparent agreement for a defined scope of work.
  • Incentive for Efficiency: The architect is incentivized to work efficiently to maximize their profit, as their fee is not tied to the time spent on the project.

CONS

  • Rigid Scope: This model is rigid. If the client wants to make changes to the design after the contract is signed, the architect will need to issue a change order, leading to additional fees and potential delays.
  • Potential for Under-Compensation: If the project proves to be more complex or time-consuming than initially estimated, the architect may be under-compensated for their work.
  • Less Flexibility: It can discourage an architect from exploring alternative design options that might be beneficial to the client but would require more time and effort.

3. Hourly Rate

The architect bills the client for the actual time spent on the project.
  • Typical Range: Hourly rates can vary widely depending on the architect’s experience and location, generally ranging from $125 to $350+ per hour.
  • Best for: Smaller projects, consultations, or when the scope of work is not yet clearly defined (e.g., during a feasibility study). Many architects also use an hourly rate for construction administration, as the amount of time required for this phase can be unpredictable.

PROS

  • Fair Compensation: The architect is fairly compensated for every hour of work, regardless of the project’s complexity or changes in scope.
  • Ideal for Unpredictable Projects: This is a great model for projects with an undefined scope, such as initial consultations, feasibility studies, or minor renovations where the extent of the work is unknown at the outset.

CONS

  • Lack of Cost Certainty: The total cost is unknown and can potentially exceed the client’s budget if the project takes longer than expected.
  • Potential for Inefficiency: There is less incentive for the architect to work quickly, as their earnings are tied directly to the number of hours they bill.
  • Requires Constant Oversight: The client must carefully monitor the hours to ensure the project stays on track and within a reasonable budget.

4. Hybrid Approach

Many firms use a combination of the above methods to create a more flexible fee structure. For example, they might charge an hourly rate for the initial design and pre-design phases, switch to a fixed fee for the detailed construction documents and then revert to an hourly rate for construction administration.

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Architectural Project Phases and What to Expect During the Process

Dec 3, 2025 | Articles

Architectural Project Phases and What to Expect During the Process

BY LMD Architecture  |  Manhattan Beach,  California

The architectural process can be exciting, fun and a great way to keep your vision aligned with all parties involved. Working with an architect will not only help you visualize your project but will keep your budget in check and ensure your plans are legally compliant. Below are four typical phases that architects navigate when creating a structural design:

Phase 1 | Pre-Design

Before a single line is drawn, an architect will perform site analysis, evaluating the property’s characteristics like orientation, topography, soil conditions, and existing vegetation. They also help with programming, which is the process of understanding the client’s needs, desires, and budget to create a detailed list of requirements for the new building. This stage is critical for establishing a clear vision for the project.

Phase 2 | Design​

This is the most visible phase of an architect’s work. It typically involves three key steps:

  • Schematic Design:The architect develops broad concepts and initial sketches, exploring different layouts and massing options. This is where the overall form and function of the building begins to take shape.
  • Design Development: The chosen schematic design is refined and expanded upon. The architect selects materials, finishes, and systems (like HVAC and plumbing) and coordinates with engineers and other consultants to ensure the design is technically feasible.
  • Construction Documents: The architect creates a detailed set of drawings and specifications that a contractor will use to bid on the project and build the structure. These documents are also necessary for securing building permits.

Phase 3 | Construction Procurement​

Once the construction documents are complete, the architect can assist the client in finding and selecting a suitable contractor. This phase is where the project owner chooses a firm to build the project. The architect plays a key role in this by helping to manage the process and evaluate the proposals to ensure the client gets a fair price and a qualified builder.

Phase 4 | Construction Administration

During this final phase, the architect acts as the owner’s representative. They will make regular site visits to ensure that the construction is proceeding according to the design and specifications. The architect also processes contractor payment requests, reviews project schedules, and resolves any issues that arise during construction. This oversight is vital for ensuring the project’s quality and integrity from concept to completion.

Considering an Architect for your project?​

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