ADU Construction in Lomita
A Lomita ADU with a roof and drainage planned around the rebuild: Class A covering, sized gutters, downspouts led clear of both foundations.
Rain on a Lomita backyard unit lands on a small roof and has to leave it without soaking the ground the main house will need. We pitch that roof so water falls to the side away from the property line, catch it in a gutter sized for a hard storm, and send each downspout to a pad or a drain line that carries it clear of both foundations, the new one and the one still to come.
A roof chosen for the rebuild
After a fire, the covering on a new roof is a decision worth making carefully, and we specify a Class A rated assembly on the ADU from the start. A pitched roof with asphalt shingles or concrete tile sheds water quickly. A low-slope roof can work too, but it needs a membrane, crickets behind any parapet and scuppers that are kept open. Inland sun and dry wind age sealant and flashing faster than the field of the roof, so we detail the edges, the vent boots and the wall flashing with materials that tolerate heat.
Where the water goes on a shared lot
The building department that serves Lomita checks the drainage on the site plan, and so do we. Finished ground around the unit falls away from its walls, at least 6 inches over the first stretch of yard. Downspouts empty onto splash pads or into solid pipe that leads to the street side or to a dry well where the soil drains well enough. None of it is allowed to send runoff onto a neighbor. Because the main house will be built later, we route those pipes where its footings will not cut through them.
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ADU Construction in Lomita: questions
Yes, provided the city signs off on the order and the unit is permitted and finished as its own project. In a Lomita rebuild we lay out its downspouts and drain lines with the main house already drawn in, so the yard drainage built for the small house keeps working when the larger roof goes up beside it.
We ask two things of the design: that the unit keeps to one level, and that its floor stays at or below 500 square feet. Then we check the Lomita lot for setback room and a clear sewer path, and quote agency fees and the construction separately from the package.
Often the walls are sound and the floor is the open question. We check the slab for a vapor barrier and a footing along its edge, then the roof: a garage built with open rafters may need new ceiling joists before it can hold insulation, drywall and light fixtures.
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