L.A. PLAN MAN - ADUs, Plan Drafting & Permit Expediting

L.A. PLAN MAN - ADUs, Plan Drafting & Permit Expediting Construction plan drafting, permit expediting, ADU planning & engineering coordination in So Cal.

# ADU Grants in California: The Complete Guide to Funding Your ADU in Los Angeles & Southern CaliforniaOne of the bigge...
05/31/2026

# ADU Grants in California: The Complete Guide to Funding Your ADU in Los Angeles & Southern California

One of the biggest questions homeowners ask before building an ADU is:

**“How am I going to pay for this?”**

And honestly, it is a fair question.

Accessory Dwelling Units (ADUs) have exploded in popularity across Los Angeles and Southern California because they create:

* Rental income
* Housing for family members
* Long-term property value
* Flexible living space
* Multi-generational housing opportunities

But building an ADU is still a major construction project.

Between:

* Construction costs
* Architectural plans
* Permit fees
* Engineering
* Utility upgrades
* Site work
* Financing expenses

many homeowners quickly realize that funding an ADU can be one of the biggest hurdles in the process.

The good news is that California, Los Angeles, and some local organizations have created programs designed to help homeowners offset some of these costs through:

* Grants
* Forgivable loans
* Subsidized financing
* Rental assistance programs
* Affordable housing incentives

The bad news?

Many of these programs:

* Have strict eligibility requirements
* Open and close quickly
* Are misunderstood online
* Are partially paused or limited
* Require careful planning to qualify

This guide breaks down the real programs, the real requirements, and the real opportunities available for homeowners looking to get financial help building an ADU in Southern California.

At LA PLAN MAN, we help homeowners navigate the ADU process from:

* Plan drafting
* Permit submission
* Permit expediting
* Consulting
* Engineering coordination
* Pre-construction guidance

Understanding available grant and funding opportunities early can dramatically affect how homeowners approach their ADU project.

---

# Why California Is Pushing ADUs So Aggressively

California is facing a severe housing shortage.

Los Angeles alone continues to struggle with:

* High housing costs
* Rental shortages
* Homelessness
* Limited affordable housing inventory

ADUs have become one of the state’s preferred solutions because they allow homeowners to create additional housing without building large apartment complexes or changing neighborhood character dramatically.

The state has aggressively updated ADU laws over the past several years to make ADUs:

* Easier to approve
* Faster to permit
* More financially attractive

Many cities and agencies now see ADUs as a key tool for:

* Affordable housing
* Senior housing
* Homelessness prevention
* Multi-generational living

That is why grant programs and incentive programs continue to appear throughout California.

---

# The Reality of ADU Grants: What Homeowners Need to Understand First

Before diving into specific programs, homeowners need to understand something important:

# # Most ADU “grants” are not blank checks for construction.

This is one of the biggest misconceptions online.

Many programs:

* Only cover pre-development costs
* Require income qualification
* Require long-term affordable housing agreements
* Operate as forgivable loans
* Require renting to voucher tenants or vulnerable populations

Very few programs simply hand homeowners large amounts of unrestricted cash.

That does not mean the programs are not valuable.

In many cases, they can save homeowners tens of thousands of dollars.

But understanding the structure of these programs is critical before making financial decisions.

---

# The CalHFA ADU Grant Program

The California Housing Finance Agency (CalHFA) created one of the most talked-about ADU funding programs in the state.

The CalHFA ADU Grant Program historically provided homeowners with:

* Up to $40,000 in grant funding
* Focused on pre-development costs
* Intended to help low- and moderate-income homeowners

The official CalHFA program stated that the grant could reimburse pre-development and non-recurring closing costs associated with constructing an ADU. Eligible costs included:

* Architectural plans
* Permits
* Soil tests
* Property surveys
* Energy reports
* Site preparation
* Impact fees

---

# Important Reality Check: The Program Is Currently Paused

One of the biggest misconceptions online is that homeowners can simply apply today and immediately receive $40,000.

As of the latest official updates, CalHFA announced that the most recent round of ADU grant funding has been fully allocated.

That means:

* The program is not currently accepting new reservations
* Future funding depends on state allocations
* Homeowners should monitor official updates carefully

This is extremely important because many third parties online falsely claim they can “guarantee” access to ADU grant money.

CalHFA itself has publicly warned homeowners about scams involving people claiming they can secure grants for a fee.

---

# Who Qualified for the CalHFA ADU Grant?

Historically, the program focused on:

* Low- to moderate-income homeowners
* Owner-occupied properties
* Applicants working through approved lenders or program participants

Income caps and requirements varied depending on household size and county.

Some sources have indicated eligibility thresholds near or below 80% of Area Median Income (AMI).

---

# What the CalHFA Grant Did NOT Cover

This is where many homeowners became confused.

The CalHFA grant generally did not pay for:

* Full ADU construction
* Labor costs
* Full contractor costs
* Finish materials
* Complete build-outs

Instead, it primarily targeted “soft costs” and early-stage development expenses.

Still, for many homeowners, eliminating $40,000 in upfront planning costs was extremely valuable.

---

# The LA ADU Accelerator Program

One of the most innovative ADU-related housing programs in Los Angeles is the LA ADU Accelerator Program.

This program is not a traditional construction grant.

Instead, it is a housing partnership initiative designed to help:

* Older adults facing housing insecurity
* Homeowners willing to rent ADUs

The program pairs homeowners with older adults aged 62+ who need stable housing.

---

# How the Program Works

Homeowners agree to rent their ADU to a pre-screened tenant participating in the program.

In exchange, the homeowner may receive:

* Stable rental income
* Qualified tenant referrals
* Landlord support
* Tenant case management
* Assistance coordinating housing support services

The tenant generally contributes approximately 30% of their income toward rent, while program support helps bridge the gap to market rent levels.

---

# Key Requirement: Long-Term Commitment

The biggest consideration is that homeowners must commit to participating in the program for a set period of time.

The exact terms may vary depending on the program structure and updates, but homeowners should understand:

* This is not free money with no obligations
* The program is tied to affordable housing goals
* There are occupancy and rental commitments involved

---

# Eligibility Requirements for the LA ADU Accelerator Program

According to the City of Los Angeles:

* The property must be within the City of Los Angeles
* The ADU must already be legally permitted or in the process of receiving a Certificate of Occupancy

This is important because homeowners sometimes mistakenly believe the program funds unpermitted units automatically.

---

# Los Angeles County ADU Pilot Programs

Los Angeles County has also operated pilot programs aimed at creating ADU housing opportunities connected to homelessness prevention and housing voucher systems.

Historically, some County initiatives offered:

* Up to $75,000 in forgivable loan assistance for new ADUs
* Up to $50,000 for preserving existing unpermitted ADUs

These programs generally required homeowners to:

* Rent to formerly homeless individuals or voucher recipients
* Commit to long-term affordability requirements
* Maintain participation for multiple years

These types of programs are often tied to:

* Housing Choice Voucher programs
* Section 8 partnerships
* Affordable housing goals

Unfortunately, many of these pilot programs are extremely competitive, limited in funding, or temporarily paused depending on budget cycles and County priorities.

---

# Pasadena’s Second Unit ADU Program

Some cities offer unique local programs beyond Los Angeles.

Pasadena has operated programs that provided:

* Significant construction financing
* Very low interest rates
* Deferred payment structures

Certain Pasadena ADU initiatives reportedly offered financing up to $225,000 at 1% simple interest with no payments due during the first several years.

However, these programs typically require:

* Renting to Housing Choice Voucher tenants
* Long-term affordability commitments
* Strict qualification standards

These are not general unrestricted homeowner grants.

They are affordable housing participation programs.

---

# Non-Profit and Community-Based ADU Assistance Programs

In addition to state and city programs, some nonprofit organizations periodically offer:

* Technical assistance
* Low-interest loans
* Subsidized financing
* Housing counseling
* Construction guidance

Organizations such as Habitat for Humanity affiliates and Neighborhood Housing Services sometimes assist low-income homeowners pursuing ADU projects.

Availability varies significantly by region and funding cycle.

---

# Other Ways Homeowners Are Funding ADUs

Even when grant programs are unavailable, homeowners still have several financing options.

Many homeowners combine:

* Savings
* Home equity
* Construction loans
* Cash-out refinancing
* HELOCs
* Family financing
* Rental income projections

with available incentives or cost-saving programs.

In reality, many ADUs are funded through a combination of:

* Financing
* Equity
* Strategic planning
* Incremental cost reduction

not purely through grants alone.

---

# Why Planning and Permitting Matter So Much for Funding

One of the biggest mistakes homeowners make is assuming funding comes first.

In reality, serious lenders, programs, and consultants often need:

* Defined project scope
* Site feasibility
* Professional plans
* Permit strategy
* Construction budgets

before meaningful financing discussions can happen.

That is why planning is so important.

At LA PLAN MAN, we help homeowners develop:

* ADU plans
* Permit pathways
* Submission strategies
* Project coordination
* Pre-construction guidance

before they waste money going in the wrong direction.

---

# Common ADU Funding Mistakes Homeowners Make

# # Mistake #1: Assuming Grants Will Pay for Everything

Most ADU grants only offset portions of costs.

Homeowners should still prepare for:

* Construction costs
* Utility upgrades
* Site work
* Contractor expenses

---

# # Mistake #2: Believing Internet “Grant Gurus”

Many websites exaggerate or misrepresent available programs.

Always verify:

* Official agency websites
* Current funding availability
* Real qualification requirements

---

# # Mistake #3: Waiting Too Long to Plan

Funding programs often move quickly.

Homeowners without:

* Plans
* Budget clarity
* Permit readiness

may miss opportunities entirely.

---

# # Mistake #4: Building Without Understanding Long-Term Obligations

Programs tied to:

* Affordable housing
* Voucher tenants
* Homelessness prevention

often involve long-term commitments.

These programs can be excellent opportunities—but homeowners must fully understand the obligations before participating.

---

# Why ADUs Continue to Be One of the Strongest Real Estate Investments in Southern California

Even with rising construction costs, many homeowners continue pursuing ADUs because they can create:

* Monthly rental income
* Increased property value
* Housing for aging parents
* Housing for adult children
* Long-term flexibility

For some homeowners, the ADU becomes:

* Passive income
* Retirement support
* Family housing security
* Multi-generational living space

That is why understanding funding options matters so much.

The right combination of:

* Planning
* Financing
* Incentives
* Proper permitting

can dramatically change the economics of a project.

---

# How LA PLAN MAN Helps Homeowners Navigate the ADU Process

At LA PLAN MAN, we help homeowners throughout Southern California understand what it really takes to move an ADU project forward.

We provide:

* ADU plan drafting
* Permit submission
* Permit expediting
* Construction consulting
* Engineering coordination
* Guidance through city processes

We also help homeowners understand:

* Which funding pathways may fit their goals
* What information lenders and programs often require
* How to avoid common permitting mistakes
* How to prepare projects properly before construction begins

Because the truth is:

The homeowners who succeed with ADUs are usually the ones who plan intelligently before spending money blindly.

---

# Final Thoughts: There Is No Magic Grant — But There Are Real Opportunities

Many homeowners start searching for:
“Free ADU money.”

But the reality is more nuanced.

There are real:

* Grants
* Forgivable loans
* Subsidized financing
* Voucher-based programs
* Housing initiatives

available throughout California and Los Angeles.

However:

* Funding is limited
* Rules change frequently
* Programs open and close
* Eligibility matters
* Long-term obligations may apply

The best strategy is not chasing internet hype.

The best strategy is:

* Understanding your property
* Understanding your budget
* Understanding the permit process
* Understanding available programs
* Building a real plan

At LA PLAN MAN, we help homeowners move through that process with clarity and confidence.

If you are considering building an ADU in Los Angeles or Southern California and want guidance with:

* Plans
* Permits
* Expediting
* Consulting
* ADU project coordination

Contact LA PLAN MAN today and let’s start building the right path forward.

How Much Does It Really Cost to Build an ADU in Southern California?You’re probably asking yourself the same question al...
05/29/2026

How Much Does It Really Cost to Build an ADU in Southern California?

You’re probably asking yourself the same question almost every homeowner asks at the beginning of the ADU process:

**“How much is building an ADU actually going to cost?”**

It sounds like it should be a simple question. Unfortunately, in Southern California, the honest answer is:

**It depends.**

That may not be the answer people want to hear, but it is the truth. Building an ADU is not like buying a car where every model has a fixed sticker price. An ADU is a real construction project, and the final cost depends on the property, the design, the existing conditions, utility access, city requirements, engineering needs, soil conditions, finishes, contractor pricing, and how well the project is planned before construction begins.

As a general ballpark, many homeowners should expect an ADU in Southern California to cost somewhere between **$80,000 and $250,000 or more**, depending on the type of ADU and the scope of work. Smaller garage conversions may fall toward the lower end, while larger detached ADUs, complex hillside properties, or higher-end builds can exceed that range. Current Southern California ADU cost guides often show garage conversions, attached ADUs, and detached ADUs varying widely based on size, finishes, and site conditions.

That is why the smartest first step is not simply asking, “What does an ADU cost?”

The better question is:

**“What will it cost to build the right ADU on my specific property?”**

That answer requires proper planning, realistic budgeting, contractor input, and a complete understanding of what the city will require before permits are issued.

At **LA PLAN MAN**, we help homeowners, owner-builders, investors, and contractors throughout Southern California understand the ADU process before they waste time, money, or momentum. We provide ADU plan drafting, permit submission, permit expediting, consulting, and coordination with the right professionals so your project can move forward the right way.

---

# Why ADU Costs Vary So Much in Southern California

One homeowner may hear that an ADU can be built for $90,000. Another may get a quote for $300,000. Both numbers may be possible depending on the project.

The problem is that many people compare ADU prices without comparing the actual scope.

A simple garage conversion is completely different from a brand-new detached ADU with a full foundation, new sewer line, separate electrical service, kitchen, bathroom, HVAC, Title 24 energy compliance, engineering, grading, and custom finishes.

In Southern California, ADU costs are affected by several major variables:

* Type of ADU
* Size of the unit
* Existing site conditions
* Utility access
* Soil and grading conditions
* Engineering requirements
* Permit and plan check requirements
* Finish level
* Contractor experience
* City or jurisdiction requirements

California has made ADUs more accessible through state laws and local ordinances, but “easier to approve” does not always mean “cheap to build.” The California Department of Housing and Community Development maintains an ADU Handbook that explains statewide ADU rules and updates, while the City of Los Angeles has its own ADU ordinance and requirements that must be reviewed for Los Angeles projects.

---

# The Main Types of ADUs and How They Affect Cost

Before you can understand cost, you need to understand what kind of ADU you are building.

# # 1. Garage Conversion ADU

A garage conversion is often one of the more affordable ADU options because the structure already exists. However, that does not mean it is simple or automatically cheap.

A garage conversion may still require:

* New insulation
* New windows and doors
* Plumbing
* Electrical upgrades
* Heating and cooling
* Fire separation
* Structural repairs
* Foundation evaluation
* New slab work
* Sewer connection
* Full permit plans

If the garage is old, poorly built, damaged, unpermitted, or not structurally suitable, costs can increase quickly.

The biggest mistake homeowners make is assuming, “The garage is already there, so this should be easy.”

Sometimes it is. Sometimes it is not.

# # 2. Attached ADU

An attached ADU is connected to the existing home. This can sometimes reduce certain costs because the ADU may tie into existing systems more easily. However, it also creates design and code issues because the new unit must work with the existing structure.

Attached ADUs may involve:

* Structural tie-ins
* Roofline modifications
* Fire separation
* Utility extensions
* Foundation work
* Existing wall modifications
* Privacy and access planning

Attached ADUs require careful drafting and planning because the new space must function independently while still connecting properly to the existing house.

# # 3. Detached ADU

A detached ADU is a separate structure on the property. This is often the most flexible and desirable ADU type, but it is also commonly the most expensive.

Detached ADUs may require:

* New foundation
* New framing
* New roof
* New plumbing and electrical runs
* Sewer trenching
* Utility upgrades
* Title 24 energy compliance
* Structural engineering
* Site drainage planning
* Separate access path
* Fire-rated construction depending on location

A detached ADU is essentially a small new house. That means it must be budgeted like a real construction project, not a backyard shed.

# # 4. Junior ADU

A Junior ADU, or JADU, is typically created within the existing home. These can sometimes be more affordable, but they come with their own limitations and rules. A JADU may be a good option for certain homeowners, but it is not the right fit for every property or every rental strategy.

---

# Why the $80,000 to $250,000 Range Is Only a Starting Point

A ballpark range is helpful, but only if homeowners understand what it does and does not include.

An ADU budget may include:

* Design and drafting
* Engineering
* Title 24
* Permit fees
* Plan check corrections
* Site preparation
* Foundation
* Framing
* Roofing
* Electrical
* Plumbing
* HVAC
* Insulation
* Drywall
* Windows and doors
* Kitchen
* Bathroom
* Flooring
* Paint
* Fixtures
* Utility connections
* Final inspections

When someone gives a low ADU number, you need to ask:

**What is included?**

Just as important:

**What is not included?**

Some low estimates may exclude plans, engineering, permit fees, utility upgrades, finish materials, sewer work, grading, or required code upgrades. That can make the number look attractive in the beginning but painful later.

---

# The Hidden Costs That Surprise ADU Homeowners

Many ADU budgets go sideways because homeowners only think about visible construction. They picture walls, flooring, cabinets, paint, and fixtures.

But ADU costs often increase because of the things you do not see at first.

# # Utility Connections

Utilities can be a major cost driver.

Your ADU will need access to:

* Water
* Sewer
* Electrical
* Gas, if applicable
* Heating and cooling

If your existing utilities are nearby and sufficient, costs may be manageable. If the ADU is far from connection points, or if service upgrades are needed, costs can increase substantially.

# # Sewer Line Location

The sewer connection is one of the most important early questions.

Where is the existing sewer line?
How deep is it?
Can gravity drainage work?
Will trenching be required?
Is there hardscape in the way?
Will a pump system be needed?

These questions can significantly affect the budget.

# # Electrical Panel Capacity

Many older Southern California homes do not have electrical systems designed to support an additional dwelling unit.

If the existing panel does not have enough capacity, an upgrade may be required. That can add cost and coordination time.

# # Site Conditions

Flat, accessible lots are usually easier to build on.

Sloped lots, hillside areas, tight access, poor soil, retaining walls, drainage problems, and limited workspace can all increase cost.

# # Soil, Grading, and Drainage

Some projects may require soils reports, grading plans, drainage solutions, or structural engineering beyond what the homeowner expected.

This is especially important in hillside areas and older neighborhoods.

# # Fire and Safety Requirements

Depending on the property location and design, additional fire-rated construction, access requirements, or safety measures may apply.

# # Finish Level

A basic rental ADU and a high-end family guest house are very different budgets.

Cabinets, countertops, tile, flooring, appliances, windows, doors, fixtures, lighting, and exterior finishes can dramatically affect final cost.

---

# Why the Cheapest ADU Quote Can Be the Most Expensive Mistake

The ADU market has grown quickly, and many contractors, designers, and consultants have jumped on the bandwagon.

Some are experienced.
Some are not.

This matters.

An inexperienced contractor may underbid a project just to get the job, then later discover that the plans, permits, utilities, engineering, or site conditions are more complicated than expected.

That can lead to:

* Change orders
* Delays
* Failed inspections
* Poor workmanship
* Permit problems
* Budget overruns
* Disputes

Before hiring anyone, homeowners should verify:

* Contractor license status
* Insurance
* References
* ADU experience
* Completed project examples
* Familiarity with local jurisdictions
* Clear written scope of work

This is especially important in Los Angeles and surrounding cities because ADU rules, submittal requirements, and plan check expectations can vary by jurisdiction.

---

# Why Plans Matter Before You Get a Real Construction Estimate

A contractor can give a rough ballpark early on, but a meaningful estimate requires a defined scope.

That means having proper plans.

Without plans, everyone is guessing.

A complete ADU plan set helps define:

* Size
* Layout
* Foundation
* Framing
* Roof design
* Electrical layout
* Plumbing layout
* Mechanical systems
* Windows and doors
* Materials
* Code requirements
* Engineering needs
* Energy compliance

The more complete your plans are, the more accurate your contractor bids can be.

This is one of the biggest ways LA PLAN MAN helps clients avoid confusion.

We help turn the idea into a real plan package so contractors are not pricing vague assumptions. Better plans create better bids, fewer surprises, and a smoother permit process.

---

# Permit Costs and Plan Check Delays Should Be Part of the Budget

Many homeowners focus only on construction cost and forget that permits and approvals also require time and money.

An ADU project may involve:

* Planning review
* Building plan check
* Structural review
* Title 24 documentation
* Corrections
* Resubmittals
* Permit issuance fees
* Inspections

The City of Los Angeles recognizes ADUs through its local ordinance, and LADBS identifies the City’s ADU Ordinance as Ordinance 186,481, which went into effect in December 2019. Homeowners should always verify the current local requirements for their property before relying on assumptions.

The official City of Los Angeles ADU information sheet is also a useful starting point for homeowners reviewing Los Angeles ADU requirements.

But reading the ordinance is only part of the process. The real challenge is translating those requirements into a plan set that can be submitted, reviewed, corrected, and approved.

---

# The Real Cost of Delays

When people think about ADU cost, they usually think about money. But time is also part of the cost.

Delays can affect:

* Contractor availability
* Material pricing
* Financing costs
* Rental income timelines
* Family housing needs
* Project momentum

For example, if you plan to rent your ADU for income, every month of delay may represent lost rental revenue. If the ADU is for a family member, delays can disrupt major life plans.

That is why good planning matters.

The goal is not just to build an ADU.

The goal is to build the right ADU with fewer surprises, fewer delays, and a clearer path to approval.

---

# How LA PLAN MAN Helps Homeowners Understand ADU Costs

LA PLAN MAN helps homeowners and owner-builders throughout Southern California by bringing structure to the early planning process.

We help with:

# # ADU Feasibility Guidance

Before you spend serious money, you need to understand whether your property is a good candidate for an ADU.

We help identify early issues involving:

* Lot layout
* Existing structures
* Access
* Utility locations
* City requirements
* Design goals
* Permit pathway

# # ADU Plan Drafting

We prepare professional ADU plans that help define the project and support the permit submission process.

This includes layout planning, construction drawings, and coordination with required consultants.

# # Permit Submission

Submitting plans correctly matters.

LA PLAN MAN helps organize and submit the required documents so your project enters the system properly.

# # Permit Expediting

When corrections come back, the project needs to keep moving.

We help track, coordinate, and push the permit process forward so avoidable delays do not take over the project.

# # Engineering and Consultant Coordination

Many ADU projects require outside professionals, such as:

* Structural engineers
* Title 24 consultants
* Soils consultants
* Surveyors
* Civil engineers
* Contractors

LA PLAN MAN helps coordinate the right people at the right time.

# # Contractor Connections and Construction Consulting

Once the plans are developed, homeowners often need help understanding the next step.

We can help connect clients with construction professionals and provide practical guidance so the project does not fall apart between plans, permits, and construction.

---

# Questions Every Homeowner Should Ask Before Building an ADU

Before you build, ask yourself:

1. What type of ADU makes the most sense for my property?
2. What is my true budget, including plans, permits, construction, and contingencies?
3. Are my utilities adequate?
4. Will I need engineering, soils, or grading work?
5. Do I want a rental unit, family unit, office, or long-term investment?
6. Have I checked the contractor’s license and references?
7. Do I have complete plans before requesting serious bids?
8. Do I understand the permit timeline?
9. Do I have a contingency budget?
10. Who is helping me manage the planning and permit process?

If you cannot answer these questions yet, that does not mean you should stop.

It means you should slow down and get the right guidance before spending money in the wrong direction.

---

# So, How Much Will Your ADU Cost?

A reasonable starting budget for many Southern California ADUs may fall somewhere between **$80,000 and $250,000 or more**, but the real number depends on your project.

A garage conversion may be less expensive.
A detached ADU may cost significantly more.
A hillside property may require more engineering.
A luxury finish package will increase cost.
A poorly planned project will almost always become more expensive.

The best way to control ADU cost is not to chase the cheapest number.

The best way is to start with a clear plan, understand the property, submit properly, hire experienced professionals, and avoid preventable mistakes.

---

# Final Thoughts: Build Smart Before You Build Fast

ADUs can be a powerful investment.

They can create rental income, add property value, provide housing for family, and make better use of your existing land.

But they are still real construction projects.

The homeowners who succeed are the ones who plan properly, ask the right questions, hire qualified professionals, and understand the true cost before they begin.

At **LA PLAN MAN**, we help Southern California homeowners take the guesswork out of ADU planning.

From plan drafting to permit submission, permit expediting, consulting, engineering coordination, and construction connections, we help you move from idea to approval with confidence.

If you are thinking about building an ADU in Los Angeles or anywhere in Southern California, contact LA PLAN MAN today.

Let’s figure out what your ADU will really take before you start spending money in the wrong place.

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1820 Evergreen Street
Los Angeles, CA
91010

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