Feasibility • In-House Lending • Turnkey Builds by Mars Construction, CSLB #1138550

Find Out What Your Lot Allows — In 60 Seconds.

Skip the guessing game between disconnected architects, lenders, and contractors. Get your instant zoning check, impact fee waiver status, and in-house HELOC payment blueprint all in one place.

No Impact Fees Under 750 sq ft Zero Replacement Parking Needed Mars Construction CSLB #1138550 (A, B, C-36, C-20)

Step 1 of 3: Property Details

Allows 1 ADU plus 1 junior ADU
Rent the ADU out for monthly income
The Integrated Advantage

Why Let's Talk ADU Is Different

The traditional ADU process is broken. Architects draw plans contractors can't build, and banks reject loan applications because they don't understand ADU income. We unified all three under one roof.

The Fragmented Traditional Way

  1. 1
    Step 1: Hire a Draftsman / Architect ($8,000–$15,000)

    They design beautiful custom plans without knowing your budget, sewer depth, or contractor build costs.

  2. 2
    Step 2: Scramble for Bank Financing

    Banks tell you to borrow against primary equity without counting future ADU rental income, causing debt-to-income denials.

  3. 3
    Step 3: Bidding Wars & Contractor Surprises

    General contractors bid 40% higher than the architect estimated, triggering change orders and 18-month build delays.

Average Result: $18,000 wasted on stalled blueprints & 14+ months of stress.
All-In-One Unified

The Let's Talk ADU Unified Model

  1. 1
    Feasibility & Fast-Track Plans

    Instant setback validation, pre-approved city plans, and physical sewer/electrical panel checks before spending on engineering.

  2. 2
    In-House ADU Lending Pre-Approval

    We structure HELOCs, 2nd mortgages, and construction-to-perm financing that can qualify you using cash out refinance.

  3. 3
    Turnkey

    Guaranteed fixed-price construction at approximately $250/sq ft can go up and down depending on your situation. We pull city permits, trench utilities, pour foundations, and deliver turn-key finishes.

Guaranteed Fixed-Price ContractPermit-to-Key: 3–6 Months
Disclaimers & licensing detailsFixed pricing and timelines are set in your written construction contract after the site walk and final plans. Cost can change with site conditions, utility upgrades and city requirements. Permit-to-key time depends on city plan check and inspections. Loans are subject to credit, income, property and underwriting approval.
See It Before You Build It

What Could Your Property Become?

Pick what you have today, then drag the slider to see the difference.

The same garage converted into a studio ADU with a glass entry door and windows Old detached garage with a worn roll-up door and cracked driveway

Garage Conversion

1Feasibility

2Financing

3Build

Check How Much You Can Borrow
Disclaimers & licensing detailsFor illustration purposes only. The costs, rents, rates and payments shown for each example are not actual numbers, quotes or loan offers. Your numbers depend on your property, your build contract and loan approval.
In-House ADU Financing

The ADU HELOC: Fast, Flexible, Higher Leverage

Financing is a fully automated revolving line designed for speed, flexibility, and higher leverage options.

Key Advantages

  • Fast, fully automated approvals
  • High LTVs including investment properties
  • Flexible income options including self-employed borrowers
  • Multiple ways to access and repay funds

How much could you borrow?

A quick estimate from your home's value and what you still owe on it.

Estimated line you could open Enter your numbers

Up to 89% of your home's value for a primary home and 75% for an investment property, keeping at least $30K of equity, from $5,000 to $1M.

    Apply for Loan Pre-Qual
    Disclaimers & licensing detailsProgram terms as of November 2026 and subject to change. The estimate above is not a pre-qualification, approval or offer to lend. Credit, income, DTI, cash flow and home value (by AVM) are verified during underwriting. The first credit check is a soft pull; a hard credit pull may be needed later to finish the loan. Rates, APR and fees depend on your credit and loan. A HELOC is secured by your home. Loans offered by E Mortgage Capital Inc., NMLS #1416824.
    Real Time Financial Simulator

    Calculate Your HELOC Payoff & Monthly Cash Flow

    See how fast rental income can completely wipe out your HELOC balance.

    Start From an ADU Model

    Payoff Acceleration Strategy

    Time Until Debt-Free Asset —

    Total Interest Paid:—
    Interest Saved vs Standard:—
    Day-1 Added Equity:—
    Estimated Monthly Payment—Interest-only, years 1‑5
    Monthly Cash Flow—Rent after costs and the payment

    Want to run this specifically on your parcel?Our in-house lending specialists will pull your primary mortgage balance and structure a custom zero-down HELOC.

    Request Loan Pre-Qual
    Disclaimers & licensing detailsFor illustration only. The rates shown are example interest rates, not an APR or a rate quote. HELOC rates are usually variable and can change. Interest-only payments don't reduce what you owe, and payments go up when repayment begins. "Zero-down" means no cash down payment; the loan is secured by your home, and not repaying it could put your home at risk. Your rate, APR, fees and terms depend on credit, income, home value and lender approval.
    Proof in Real Numbers

    Recent Southern California Case Studies

    Transparent, audited pro formas with zero marketing fluff. Real contractor pricing and actual market rents.

    Pasadena (Zip 91105)4.9-Year Loan Payoff

    400 sq ft 2‑Car Garage Conversion

    Near Huntington Hospital & ArtCenter • High-yield Studio Suite

    All-in $100,000Rent $2,350/mo See the full numbersHide the numbers
    All-In Turnkey Cost:
    $100,000
    Long-Term Rent:
    $2,350 / month
    Medium-Term (30+ Days):
    $3,100 / month
    Contributory Appraisal:
    $220,000 (+$120k Equity)
    Payoff Strategy: 100% of net rent ($2,035/mo) paid down the $100k HELOC in exactly 59 months (4.9 years).
    Borrowing Carry: Total lifetime interest capped at only $21,437 before generating debt-free cash flow forever.
    See a sample floor plan for a 400 sq ft garage conversion
    20'-0"20'-0"BATH7' x 7'-6"KITCHENSTUDIO20' x 20'NEW ENTRY
    Sample layout for this type of unit, for illustration only. Not the actual plan of this project.
    Zoning: Pasadena R-1 Setback Compliant
    Inglewood (Zip 90303)$0 Impact Fees

    749 sq ft Detached 2-Bed / 1-Bath

    Preserved Existing 2-Car Garage + Brand New ADU

    All-in $187,250Rent $2,550/mo See the full numbersHide the numbers
    All-In Turnkey Cost:
    $187,250 ($250/sq ft)
    Monthly Market Rent:
    $2,550 / month
    Initial IO HELOC Carry:
    $1,248 / month
    Contributory Appraisal:
    $275,000 (+$87.7k Equity)
    Smart Sizing: Kept footprint to 749 sq ft to legally trigger the 100% California impact fee waiver, saving $5,200 in city fees.
    Cash Flow: Generates $770/month net cash flow during the 5-year draw period, or full payoff in 8 years.
    See a sample floor plan for a 749 sq ft 2-bed
    32'-0"23'-5"BEDROOM 112' x 11'-8"BEDROOM 212' x 11'-9"BATH6' x 8'-6"HALLLAUNDRYKITCHENLIVING / DINING16' x 23'-5" open planENTRY
    Sample layout for this type of unit, for illustration only. Not the actual plan of this project.
    Zoning: Inglewood R-1 Setback Compliant
    Disclaimers & licensing detailsResults from specific past projects, shown as examples. Costs, rents, appraisals and payoff times vary by property, market and financing, and your results may differ. Past results don't guarantee future outcomes. The floor plans are sample illustrations, not the actual plans of these projects.
    Save Up to $8,000 in Architecture

    Pre-Approved City Fast-Track Plans

    Cut 6 to 10 weeks off city plan checks by building with standardized architectural blueprints pre-reviewed by local building departments.

    Pasadena Standard

    Pasadena Studio Prototype

    374 sq ft • Studio / 1 Bath
    $93,500
    Cuts Plan-Check by 6 Weeks
    See plan details & quoteHide plan details

    Ultra-efficient studio layout designed specifically for garage footprints or small backyard setbacks in the City of Pasadena.

    Most Popular LA & Santa Ana Standard

    The Contemporary 2-Bed

    749 sq ft • 2-Bed / 1-Bath
    $187,250
    100% Impact Fee Free
    See plan details & quoteHide plan details

    The sweet-spot plan: Maximize 2-bedroom rental rates while remaining strictly under 750 sq ft to completely bypass city development impact fees.

    Anaheim & Burbank

    The Executive 2-Bed / 2-Bath

    990 sq ft • 2-Bed / 2-Bath
    $247,500
    Max Family Utility
    See plan details & quoteHide plan details

    Designed for dual master suites or multi-generational families. Includes dedicated laundry room and covered entry patio.

    Does your city have pre-approved ADU plans?

    Many Southern California cities now offer ready-to-build ADU plans that skip weeks of plan check. Tell us your address and we'll check your city's program for you, free.

    Disclaimers & licensing detailsPrices are estimates for each standard plan at about $250/sq ft and can change with site work, utility upgrades, city fees and finishes. Pre-approved plan availability and plan-check time savings depend on each city's program. Final layouts, sizes and code compliance are set by a licensed designer and approved by your city.
    Legal & Financial Clarity

    Frequently Asked Questions

    Everything you need to know about California ADU mandates, financing, and licensed construction by Mars Construction, CSLB #1138550.

    Do I really not have to replace my garage parking if I convert it?

    Yes. Under California state law (Gov. Code § 66310 et seq.), when a garage, carport, or covered parking structure is converted to an ADU, the local city cannot require replacement off-street parking. Additionally, if your property is within 1/2 mile walking distance of public transit (bus stop, light rail, etc.), the city cannot require any parking for the ADU.

    Why is 749 sq ft such an important cutoff in California?

    Under state statute, any ADU under 750 square feet is 100% exempt from local agency development impact fees. Once you build 750 sq ft or larger, cities can assess impact and school district fees (which can add $4,000 to $9,000+ to your permit costs). Designing to 749 sq ft gives you a full 2-bedroom unit while keeping city impact fees at exactly $0. (School district fees can still apply to ADUs over 500 sq ft.)

    How does in-house ADU lending work without refinancing my low first mortgage?

    If you have a 2.75%–3.5% mortgage from 2020–2021, you should never touch it. We arrange standalone second mortgages, standalone Home Equity Lines of Credit (HELOCs), or renovation loans that sit in 2nd lien position. This leaves your primary ultra-low interest rate intact while funding construction. Depending on the program, Fannie Mae and Freddie Mac guidelines can also let ADU rental income help you qualify.

    Will building an ADU trigger a full reassessment of my primary home?

    No. Under California Proposition 13 rules, building an ADU triggers only a blended/supplemental assessment on the new construction value itself (typically ~1.25% of the $100k–$187k build cost). Your primary home's existing low tax assessment base remains protected.

    Disclaimers & licensing detailsGeneral information about California ADU law, property tax and financing as of November 2026, not legal, tax or financial advice. Local rules vary, so confirm details with your city and a qualified professional.
    Mars Construction CSLB #1138550 Licensed Consultation

    Not sure if your electrical panel or sewer line can support an ADU?

    Request your free property feasibility walk. Speak with a construction lead and in-house loan specialist.

    • Main electrical panel capacity (200A)
    • Sewer invert depth and cleanout
    • Rear and side setbacks for your ADU

    Free ADU Feasibility & Sewer Scan

    Speak with a construction lead and in-house loan specialist.

    By clicking Schedule My Free Site Walk, you agree that Let's Talk ADU, Mars Construction Industries Corp and E Mortgage Capital Inc. may call and text you at the number you entered, including with automated technology, about your project and financing. Consent is not a condition of any purchase or loan. Message frequency varies. Message and data rates may apply. Reply STOP to opt out or HELP for help.