Living area is defined in state ADU law as “the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.”

“ASHRAE Guideline 0.2-2015 Commissioning Process for Existing Systems and Assemblies”
requires the following items as part of Retro-Commissioning:

• Define Owner’s EBCx goals and objectives.
• Select the Initial EBCx Team.
• Collect and analyze historical energy use.
• Study the building and its operational characteristics with regard to energy use, occupant health and productivity, and equipment and structural reliability and longevity.
• Develop CFR
• Review building documentation such as building plans, specifications, O&M manuals, and maintenance records.
• Perform diagnostic monitoring and establish trend logs to documents building performance for several weeks.
• Visually inspect systems for correct installation and operation.
• Perform simple repairs required to keep equipment operating, reduce energy use, and allow more accurate data gathering such as trend logging.
• Perform functional tests.
• Identify potential modifications that will reduce energy use and/or cost (includes a descriptions of the measure, estimated energy savings, cost estimate, and simple payback).
• Perform an engineering and economic analysis of potential modifications.
• Prepare a rank-ordered list of appropriate modifications.
• Implement recommended modifications.
• Prepare the draft EBCx Report, which includes the Implementation Report.
• Revise O&M procedures to improve efficiency and equipment longevity.
• Update facility personnel training programs for current and revised systems. Implement retraining of O&M staff as required.
• Transition to Ongoing Commissioning (OCx) with the OCx Plan. Ensure persistence of benefits with measurement and verification (M&V) strategies such as trend logging and monitoring.
• Prepare the final EBCx Report, including the Lessons Learned Report.

Definitions:
CFR: Current Facility Requirements
EBCx: Existing-Building Commissioning
M&V: Measurement and Verification
OCx: Ongoing Commissioning
O&M: Operation and Maintenance

”ASHRAE Guideline 0.2-2015 Commissioning Process for Existing Systems and Assemblies” requires the following items as part of the Audit:

• Convene kick-off meeting to form team. Develop a procedural plan.
• Collect and analyze historical energy use.
• Study the building and its operational characteristics with regard to energy use.
• Identify potential modifications that will reduce energy use and/or cost (includes a description of the measure, estimated energy savings, cost estimate, and simple payback).
• Perform an engineering and economic analysis of potential modifications.
• Prepare a rank-ordered list of appropriate modifications.
• Prepare a report to document the analysis process and results.

The BBSC consists of five citizens appointed by the Mayor and confirmed by the City Council. The BBSC is granted the authority, by the Los Angeles Municipal Code (LAMC) and by the City Charter, to hear many kinds of appeals related to Building ordinances.

Read more about the BBSC.

The minimum size of an efficiency unit is 220 square feet, plus a code compliant closet and bathroom; however, the Ordinance does not specify any minimum square footage requirements  for an ADU or JADU, except for Movable Tiny Houses (MTHs). This provision refers to any other current or future zoning ordinances that would prohibit an efficiency unit ADU

Once you have your plans ready for submittal, you can submit them through our Eplan portal using the address '1 Standard Plan Way'. Please include in the work description, 'ADU Standard Plan Program: X-Story, X-bedroom(s) with options. (XXX sf)'. You will need to submit plans for each unit you are proposing. 

The evaluation time frame is based on the complexity of the product. Contact the Engineering Research Section for the current status. The process to obtain a Los Angeles City Research Report consists of the following steps:

1. Determine if a LARR is required or not using the Information Bulletin P/BC 2020-119.
2. Submit the following information to the Los Angeles City Department of Building and Safety Engineering Research Section: product literature describing how your product is to be used, substantiating data (i.e. test reports by approved 3rd party testing agency, engineering analysis), a completed application form for new LARR, along with a check in U.S. dollars drawn on a U.S. bank.
3. Once this information is received, your application package will be reviewed for completeness. If any deficiencies are determined, a letter will be sent to the applicant stating the deficiencies requiring correction or completeness.
4. After determining the application package is complete, the application will be logged in and assigned a log number and placed in line for review.
5. The substantiating data submitted will be evaluated to determine if it is at least the equivalent of the prescribed devise, material, or method of construction specified by the Los Angeles City Building Code in terms of quality, effective time period of fire resistance, strength, effectiveness, durability, and safety.
6. After reviewing the substantiating data, the research engineer assigned to the application will write a letter stating their comments and the information needed to complete the evaluation and/or correct the evaluation, if necessary.
7. Upon resolution of all comments a draft copy of the Los Angeles City Research Report will be written. The draft copy of the Research Report will be e-mailed to the applicant for their review and comment. In addition, a supplemental fee will be sent to the applicant to bill the additional reviewing hours for the report approval beyond the first 6 hours.
8. After all comments from the applicant have been resolved and the supplemental fee has been paid by the applicant, the Research Report will be submitted to the Chief of the Engineering Research Section for final review and approval. A signed copy of the Los Angeles City Research Report will be mailed to the applicant and a copy will be posted on the LADBS web site.

The evaluation time frame is based on the complexity of the product.  Contact the Building Research Section for the current status.

The process to obtain a Los Angeles City Research Report consists of the following steps:

1. Determine if a LARR is required or not, using the Information Bulletin P/BC 2020-119
2. Submit the following information to the Los Angeles City Department of Building and Safety Building Research Section:
   1. Product literature describing how your product is to be used
   2. Substantiating data (i.e. test reports by approved 3rd party testing agency, engineering analysis)
   3. A completed application form for new LARR (PC-STR.App18)
   4. A check in U.S. dollars drawn on a U.S. bank.
3. Once this information is received, your application package will be reviewed for completeness. If any deficiencies are determined, a letter will be sent to the applicant stating the deficiencies requiring correction or completeness.
4. After determining the application package is complete, the application will be logged in and assigned a log number and placed in line for review.
5. The substantiating data submitted will be evaluated to determine if it is at least the equivalent of the prescribed device, material, or method of construction specified by the Los Angeles City Building Code in terms of quality, effective time period of fire resistance, strength, effectiveness, durability, and safety.
6. After reviewing the substantiating data, the research engineer assigned to the application will write a letter stating their comments and the information needed to complete the evaluation, if necessary.
7. Upon resolution of all comments, a draft copy of the Los Angeles City Research Report will be written. The draft copy of the Research Report will be e-mailed to the applicant for their review and comments. In addition, a supplemental fee will be sent to the applicant to bill the additional reviewing hours for the report approval beyond the first 6 hours. 
8. After all comments from the applicant have been resolved and the supplemental fee has been paid by the applicant, the Research Report will be submitted to the Chief of the Building Research Section for final review and approval. A signed copy of the Los Angeles City Research Report will be mailed to the applicant and will also be posted on the LADBS website under "LA Research Reports".

The Zoning Code Manual and Commentary PDF is an interpretation of the Zoning code. It is a useful tool to answer more specific questions regarding Zoning.

• To obtain a building permit, you will need to provide a completed Building Permit Application, a copy of the LA City approved stamped ADU Standard Plan, and plans indicating how the Standard Plan will be adapted to a specific site. This should include the necessary details indicating how and where the structure will be built in a specific location (i.e. plot plan showing setbacks, etc.).
• All applications and plans must then be submitted at one of our offices or uploaded/submitted via Eplan. No structural calculations are required. The Department will review all of the plans and issue a building permit once it is verified site-specific factors for the property, including compliance with the Zoning Code and foundation requirements.