Berkeley
SFR + permitted ADU rented at $2,400/mo.
Outcome: Sold at $1.42M (+9% over comparable non-ADU comps).
+9% ADU premium
For buyers and sellers of homes with ADUs
A Bay Area home with a legal ADU sells at a 8-15% premium — IF the paperwork is clean.
California's ADU laws have created a new asset class — primary residence + rental income unit on one lot. Roger Grubb knows how to value ADUs correctly, verify permit status, and handle the tenant + insurance + financing wrinkles that catch most realtors off guard. (510) 504-0402.
Who is writing this
Roger has closed multiple ADU-included sales in Berkeley, Oakland, Pinole, and Hercules. He knows which permits matter, how to verify Certificate of Occupancy, and which Bay Area cities have local ADU rules that supersede state law.
The process
One person. End to end.
- 01
Verify ADU legality
Permitted, unpermitted-but-legalizable, or unpermitted-and-blocked. Each affects value by 5-30%.
- 02
Underwrite the rental income
Realistic rent on the ADU, not seller's rosy projection. Roger pulls comps.
- 03
Tenant logistics if occupied
Estoppel, rent ledger, deposit transfer. Same rules as a duplex.
- 04
Financing path
Most lenders treat ADU income as supplemental qualifying income IF documented.
- 05
Insurance + disclosure
ADU has separate disclosure requirements. Roger's checklist catches all of them.
Cost
What it costs
Standard commission. No additional fee for ADU-specific work.
When to call somebody else
This is probably not the right move if…
- You want to build an ADU on a home you already own. Roger refers you to a builder/architect.
- The ADU is fully unpermitted and the city has issued violations. Resolve those first.
The record
Recent transactions in this exact situation.
Oakland
SFR + unpermitted-but-legalizable detached unit.
Outcome: Closed at $1.15M with a $20K credit for legalization costs.
Negotiated legalization credit
Pinole
New-build SFR with garage-converted ADU (legal).
Outcome: Sold to investor-buyer for rental income; $785K.
Investor-targeted ADU sale
Frequently asked
Questions before you call.
Do ADUs add value to a Bay Area home?
Yes — typically 8-15% over comparable non-ADU homes if permitted. Unpermitted ADUs add less (sometimes nothing or negative).
Can I rent the ADU after I buy?
Depends on city. Most allow it. SF requires owner-occupant for short-term rentals.
How do I verify an ADU is legal?
Building permit + Certificate of Occupancy. Roger pulls both during diligence.
Do lenders count ADU rental income?
Most do as supplemental income, with 2 years documentation or a market-rent appraisal.
What's the difference between an ADU and a JADU?
JADU (Junior ADU) is interior conversion ≤500 sqft. ADU can be detached, up to 1,200 sqft typically.
One call.
(510) 504-0402
Roger answers his own phone. The first 20 minutes are free, no pitch.
After-hours emergency? Call or text (406) 205-9003 — 24/7.