BOSS Homes ADUs for the San Gabriel Valley
This is our home ground. Our factory is in Montebello, at the western edge of the San Gabriel Valley, and the panels for your ADU would be manufactured a few miles from where they are installed.
We build the panels, hold the contract and assemble on your lot with our own crew. Nobody is closer to this valley than we are.
LOCAL RULES
What you can build in the San Gabriel Valley
The rules themselves are state rules and they are the same in every one of these cities. A jurisdiction cannot require more than four feet from your side and rear property lines, cannot impose a minimum lot size, cannot require owner occupancy, and must approve a compliant application ministerially, on objective standards, without a public hearing. You are protected in building at least 800 square feet even where local coverage rules would otherwise interfere.
The complication here is not the rules, it is the map. There are more than thirty incorporated cities packed into this valley, several of them only a few square miles, each running its own building department. Alhambra, Monterey Park, San Gabriel, Rosemead, El Monte, Baldwin Park, West Covina and Covina are all separate permitting authorities with separate fee schedules. Neighboring streets can sit in different cities.
Pockets of unincorporated Los Angeles County are scattered between them, which puts those properties with County Regional Planning and County Public Works instead, under a different pre-approved plans program with its own rules. The first question on any project here is which of those you are actually in. It is not always what the mailing address suggests, and getting it wrong costs weeks.
Housing a parent or an adult child
Multigenerational households are common across this valley, and a large share of the ADUs we are asked about here are meant for family rather than for rent. That changes the brief. Single level matters. A wider bathroom door matters. Siting the unit close to the main house matters more than privacy from it. We design for that when it is what you are building for.
WHAT WE BUILD
ADUs for San Gabriel Valley lots
Eight models, studio through three bedroom. With the lot sizes out here, the whole range is usually workable.
One bedroom, 360 to 500 sq ft
Rendering. One Bed Plus, 16' x 32'.
BEST FOR: A PARENT OR AN ADULT CHILD ON THE PROPERTY
This is the size we are asked for most often in this valley, and almost always for family rather than for rent. A separate bedroom and a full bathroom is what makes the arrangement work for years rather than months, and at 16 by 24 or 16 by 32 feet it sits on a standard valley lot without taking the whole yard.
- One Bed Core at 16′ x 24′, One Bed Plus at 16′ x 32′
- Separate bedroom, full bath, walk-in closet on the Plus
- From $142,495 installed, including civil work and assembly
Two and three bedroom, 750 to 1,200 sq ft
Rendering. Two Bed Core, 20' x 40'.
BEST FOR: POSTWAR TRACT LOTS WITH A REAL REAR YARD
Baldwin Park, West Covina, Covina and Azusa were built out on regular lots with genuine depth behind the house. A 20 by 40 or 26 by 30 foot unit fits those comfortably, with two full bathrooms, which is what makes it work for an adult child with a family of their own rather than a single occupant.
- Three two bedroom layouts, one three bedroom
- Two full bathrooms on most configurations
- From $228,395 installed, including civil work and assembly
Studios, 220 to 320 sq ft
Rendering. Studio Core, 10' x 24'.
BEST FOR: THE DENSER OLDER LOTS AT THE WESTERN END
Alhambra, Monterey Park and San Gabriel were developed earlier and tighter than the valley further east, and lot coverage there is already high. A studio is the model that fits what is left, and it is also the usual choice when the unit is an office or a workshop.
- Studio Core at 10′ x 24′, Studio Plus at 12′ x 28′
- Full bathroom and kitchen in both
- From $110,695 installed, including civil work and assembly
HOW IT IS BUILT
Seven trades, one panel
Our wall and roof panels are manufactured in Montebello with framing, sheathing, insulation and the electrical and plumbing rough-ins already integrated. Light gauge steel framing around a PIR insulation core, cement board outside, drywall inside, so the finished room feels like any other room in your house. Your panels are being built in the factory while your foundation and utilities go in on site, rather than one after the other. ASTM E84 Class A fire rating, meets Wildland Urban Interface requirements, evaluated under IAPMO UES ER-0658.
WHAT PEOPLE SAY
Homeowners, cities and builders
Overall we had an amazing experience working with BOSS. Delivery deadline was met to avoid any delays with our project deadline, with very detailed direction in regard to assembly.
Bernardo Navarrete, City of Baldwin Park
I’m glad I chose BOSS Homes for my tiny house. They delivered a high-quality product at a fair price, and their team was knowledgeable, responsive, and easy to work with.
Paul Meredith, Homeowner
The BOSS system has been intelligently and strategically designed so the site assembly was remarkably simple.
Michael Waters, Swinerton Builders
Areas we serve
We serve the whole valley, including Alhambra, Monterey Park, San Gabriel, Rosemead, Temple City, El Monte, South El Monte, Baldwin Park, West Covina, Covina, Azusa, Glendora, Duarte, Monrovia, Arcadia, San Marino, Sierra Madre, La Puente, Industry, Walnut, Diamond Bar, Hacienda Heights, Rowland Heights, Whittier, Montebello, Pico Rivera and Pasadena.
Questions
Common questions in the San Gabriel Valley
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Which city am I actually in?
Worth checking before anything else. There are more than thirty cities in this valley plus scattered unincorporated county pockets, and the mailing address does not always tell you. It determines which department issues your permit.
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Are the rules different city to city?
The substance is not. State law sets setbacks, size protections and the review process across California. What differs between Alhambra and El Monte is the fee schedule, the portal and the queue.
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I want to house a parent. Does that change the design?
It usually does, and we hear it often here. Single level, wider doorways, a shower rather than a tub, and siting the unit closer to the main house rather than as far from it as possible.
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How close is your factory?
Montebello, at the western edge of the valley. For most of these cities that is a short delivery.
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Have you worked with cities here?
Yes. We built Serenity Homes for the City of Baldwin Park, a sixteen unit village, and the city has spoken publicly about the experience.
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What sizes do you build?
From a 220 square foot studio up to a 1,200 square foot three bedroom, two bathroom unit. On the regular lots common across this valley, most of the range is workable.
No cost, no obligation
See what fits on your lot
Tell us where the property is and we will call you back to talk through what is possible.
Or call us now on 1-888-634-0338
