The Highland Park ADU
Garage conversion · NELA · 480 sqft · 14 weeks
the assignment
A Highland Park couple wanted to convert their detached 1940s garage into a long-term rental that pencils. The trick was getting real ceiling height and real daylight out of a 480 sqft box, inside a Highland Park HPOZ that watches the alley side as carefully as the street.
Spec sheet —
- Insulation
- Closed-cell at roof deck, R-30
- Heat
- Mitsubishi single-zone heat pump
- Range
- Bertazzoni 24" induction
- Floor
- Engineered white oak, 5"
- Permits
- LADBS 24016-20000-02218 + HPOZ-2024-712
Challenges
- Existing slab below current code
- Low ceilings inside the original garage
- Highland Park HPOZ — alley-facing changes still get OHR review
Solutions
- Slab tested + topped with insulated overlay, hydronic-ready
- Vaulted to the ridge, exposed rafters, two flush skylights to keep the roofline clean
- Layout pushed all plumbing to one wall — no envelope changes visible from the alley
Timeline
14 weeks · 5 milestones · 2025
- Week 1–3Jun 2
Permits, demo, slab prep
- Week 4–6Jun 23milestone
Re-frame ceiling, skylights, rough MEP
- Week 7–9Jul 14
Insulation, drywall, paint
- Week 10–12Aug 4
Cabinets, tile, finish MEP
- Week 13–14Aug 25milestone
Appliances, final inspection, rent-ready
“It rented in 48 hours. We're already planning the second one.”