Accessory shed vs- "In Law unit"...what kind of cost difference?

[mlm]

Last part of the home remodel is tackling the back yard. Minimum plans were a BBQ / Fire Pit area and a finished accessory shed. For the Shed we're looking for a simple back yard studio with a futon, TV, and probably a small refrigerator. There is a small permit to get electrical, but otherwise anything 120sqft or less is permit free.

But...what we'd really like is upgrading to a built in BBQ with a utility sink, and, since that requires extending the sewer line, extending the shed to what they call an "in-Law unit". If we did this then we'd extend to about 200sqft and have a half bath in the shed.

The part I'm looking for more information on is the plumbing, and where to go to get some ballpark and even contacts to get an estimate. We already plan on ripping out all the concrete. We also have entirely new plumbing in the main house. The biggest unknown I see is what it'll cost to get the plumbing routed for the sink an shed.

Send me your wisdom...and make it cheap :laughing

 

[Schnellbandit]

IMO, once you go the permit route, build as big as you can, prob 640-800 sq ft. if you have the space. That doesn't mean you completely build it out, make most of the space storage (a place to put a bike?). Don't go with minimum, later regrets.

But...Shower, sink, toilet and run water and sewer about 75' - $1700. Full day work, 2 guys, licensed. No leaks. +materials of course.

 

[bruceflinch]

Plumbing will be at least 3 days
Rough in, top out, & finish. Plus time for inspections.
Electrical will be at least 2 days.

 

[Cycle61]

If it's actually for your in-laws, build it as far away from the house as possible. Like Florida.

 

[Schnellbandit]

Plumbing will be at least 3 days
Rough in, top out, & finish. Plus time for inspections.
Electrical will be at least 2 days.

Watched a barn to granny conversion take place on a Sunday. Nearly 90' from sewer main. Started at 7, done by afternoon including trenching and runs for gas, water, electric. Everything covered up by end of day.

Can't say if they had inspections though. :laughing

 

[mlm]

Been looking closer at this and what we're looking at would still be an accessory shed since we have no wish to make this an actual living quarters, just like the idea of a 1/2 bath for the back yard.

Plumbing is the real questions. Fresh water supply will be simple since we have a new water main around the corner. Sewer access is on the opposite side of the house and not sure how that works snaking it around in a circle, or if you need to go under/through the foundation

 

[mlm]

Anyone know where I can find out about sewer access? Any information I need to know to determine if it's feasible?

Seems like the key is ensuring there is adequate slope for the sewage line, but not sure how to check.

 

[Yakoo752]

Tying into the sewer will likely require a permit

I’d start with the city and go from there

 

[mlm]

Original plan was just to move our 10x12 tough shed barn and finish the interior plus basic electrical. It's a simple run to a new panel and minimal permit (just the electrical).

But...a barn style shed isn't the look we want, so we've already committed to a new one and that opens up the decision process. It'd be really nice to have a simple 1/2 bath for the back as well as utility sink for the BBQ, and if that is a reasonable option then upping the shed size is on the table.

FWIW, The accessory shed can have up to 2 plumbing fixtures so that covers what we want. San Jose relaxed lot restrictions so we COULD do an in-law unit, but it has more restrictive setback requirements and we'd have to put in a full bath AND functional kitchen.

 

[Schnellbandit]

There is a Junior in-law unit in some counties where an efficiency kitchen is within a single room. Maybe that type of building type is allowable for you?

 

[mlm]

There is a Junior in-law unit in some counties where an efficiency kitchen is within a single room. Maybe that type of building type is allowable for you?

It's allowed. Problem is the setback requirements are 5 feet for any sort of in-law unit while an accessory shed can be against the property line. We're talking about a 24x60 yard, so space it limited. That, and we have no plans for this to be used as living quarters

 

[Schnellbandit]

Ah, understand (and prob should have sooner).

Just ideas, composting toilet for that 1/2 bath? Darn things do work. Gray water sink for the utility?

We use gray water for laundry, outside sinks and a garage shower. We have more prop to deal with but a util sink should be a piece of cake. Just have to watch what soaps you use and take care to sep out food scraps (we compost almost everything not eaten) and recycle to the max to the point we do not need trash pickup.

 

[mlm]

Ah, understand (and prob should have sooner).

Just ideas, composting toilet for that 1/2 bath? Darn things do work. Gray water sink for the utility?

We use gray water for laundry, outside sinks and a garage shower. We have more prop to deal with but a util sink should be a piece of cake. Just have to watch what soaps you use and take care to sep out food scraps (we compost almost everything not eaten) and recycle to the max to the point we do not need trash pickup.

Yeah, composting toilet is not an option (I'm already dealing with the cat box). Considered gray water drain, but not sure it's worth going for built-in (vs just using the hose)

FWIW, you'd appreciate the place our friend has in Santa Clara. He has 2 10x12 sheds right next to each other. They're basically attached, but technically meet permit free specs. Power is via extension cord and the work of art is the bathroom at the back. It's a separate addition, raised up enough to get some downward slope and the sewer line runs along the fence under his deck to the clean-out trap of his drain. :wow

We want something a bit cleaner :laughing

 

[zphreak]

If it's actually for your in-laws, build it as far away from the house as possible. Like Florida.

:rofl :thumbup