Unincorporated East County
Spring Valley's mid-century homes sit on lots with room to spare, which makes it one of the better places in the county to add a second unit or grow the house you already have.
See What FitsPost-War Neighborhoods
Spring Valley grew up in the decades after World War II, and its neighborhoods show it: single-story ranch homes from the 1950s through the 1970s, many on lots larger than you'll find closer to the city, with hills like Dictionary Hill rising between them. The houses are solid, often dated, and frequently sit in front of a backyard that could hold a lot more.
That's why ADUs are what people ask us about most here, from detached units for rental income to garage conversions for a parent moving in. Room additions are close behind: a primary suite, a bigger kitchen and family room, or another bedroom for a house the family has outgrown.
Spring Valley isn't a city. It's an unincorporated community, so permits are issued by the County of San Diego, not by La Mesa, El Cajon or Chula Vista next door. We take county projects from application through plan review to the last inspection.
Ways to Add Space
Detached backyard units and converted garages for rental income or family, sized to make use of Spring Valley's larger lots.
Second units →Primary suites, family rooms and extra bedrooms, often as a single-story addition where the lot allows it.
Room addition details →Kitchens, baths, layouts and systems brought up to date in homes built half a century ago or more.
Updating older homes →Dry rot, old termite damage, and foundation and framing repairs on houses that have been standing for decades.
Structural repair →County Realities
Every building permit in Spring Valley comes from the County of San Diego's Planning & Development Services. County standards, fees and timelines differ from the neighboring cities, so a plan that would pass in La Mesa may need changes here.
Some Spring Valley properties still use a septic system instead of a sewer connection. Adding an ADU or bedrooms to one of those homes means the county has to confirm the system can handle it, which can affect both the design and the budget.
Hillside lots around Dictionary Hill and along the canyons call for grading plans, retaining walls and careful drainage, especially for a detached unit placed behind the main house.
Homes from the 1950s and '60s often need an electrical service upgrade, plumbing replacement, and repairs to old termite or water damage once the walls are opened. We inspect and price for those before work starts.
County Questions
Because Spring Valley isn't a city. As an unincorporated community, it falls under the County's Planning & Development Services, which handles plan review and permitting. We work through every step with them.
Usually bigger than people expect. Under state law, most single-family lots are entitled to at least an 800-square-foot detached ADU set four feet from the side and rear property lines, and larger units are often possible on Spring Valley's bigger lots. We check your parcel and tell you what will fit before design starts.
Possibly. The county needs to confirm that your septic system, or a modified one, can serve the additional unit. Sometimes a system upgrade or a sewer connection is required. That's worth knowing before design, since it can change both the layout and the budget.
Yes. Primary suites, family rooms, extra bedrooms and larger kitchens are common here, and bigger lots often allow a single-story addition instead of building up. We design to the county's setback and lot-coverage rules.
It depends mostly on size, whether it's a detached unit or a conversion, the site work, and the utility connections. Garage conversions usually cost the least because the structure already exists; detached units cost more but add more space. We give you a written, line-item estimate after a site visit.
Lot Review
Tell us about your property, whether it's an ADU, an addition or a remodel. We'll look at what the county allows on your lot and reply before the next workday ends.
Tell us if you are on septic.
We'll check the county rules and follow up.