Building an Accessory Dwelling Unit: An Unexpected Journey

Joshua Leibner and Katherine Henninger value living modestly. Henninger, a professor of English at Louisiana State University, mentions, “Josh will drive across town to use a Groupon. Art is the only thing he doesn’t mind spending money on.” This mindset initially clashed with the cost of adding an accessory dwelling unit (ADU) beside their Northeast Los Angeles home.

The couple initially believed the ADU would cost around $300,000. Instead, they faced expenses nearing $600,000. “If we had known it would cost that much, we would not have gone through with it,” Leibner acknowledges.

Navigating Unexpected Costs

The couple’s 1,300-square-foot Midcentury Modern house, bought for $615,000 in 2011, inspired them to consider an ADU after seven years. It features a floor plan reminiscent of John Lautner’s designs. “We were so fortunate to be able to do that,” Henninger reflects on the purchase.

They saw the ADU as a flexible space for family or potential tenants. Leibner explains, “We wanted a place both for ourselves and others, ideally with an artistic touch.” Their three-bedroom home, perched on a ridgeline, limited their space. The only viable ADU location was over their detached garage.

Artistic Inspiration Leads the Way

After seeing architects Brennan Buck and David Freeland’s work at the Smithsonian’s Renwick Gallery, the couple enlisted them in 2018 to design the ADU. The semicircular design of their house led the architects to choose a vertical studio above the garage. The structure features a pitched roof, creating a unique experience for their family, including their son Marlowe.

The 400-square-foot ADU includes niches for a kitchenette, sleeping loft, living room, and bathroom. Large windows create a soothing cross-breeze, essential for hot Los Angeles days. “It seems small, but the high ceilings make the place feel so much bigger,” Leibner remarks.

Creating Unique Spaces

Their ADU showcases artwork by “Missionary” Mary L. Proctor, Robert Rauschenberg, and Frank Romero, making it personal. A unique pendant light from Cambodia adds drama. “It was in the garage forever,” Henninger laughs. “We almost had to build a place for it.”

A fireplace in the main house cleverly blocks views of the ADU, while a translucent window band highlights the roof’s shape. This design ensures privacy between the main house and ADU.

Pandemic Challenges and Community Engagement

The project’s cost escalated due to the pandemic, with window and lumber prices soaring. Despite difficulties, they hired commercial contractor David Bond. Initially shocked at the $315,000 estimate, they negotiated a final cost of about $350,000.

Subcontracting allowed them to handle tiling and finishes. When it came time for renovation, they posted their garage materials online. This approach minimized waste, impressing the architects with its community-mindedness.

An Unexpected Path to Income

With family health issues on the East Coast, the couple rents their home and ADU while caring for relatives. “This is our home,” Henninger says, emphasizing the personal investment in their space. Leibner highlights a positive outcome: the ADU provides rental income to offset its costs.