The short answer
An ADU garage conversion starts with an empty garage, and in the South Bay that garage is usually the most packed space in the house. Clear the contents first, priced by truck fill: often $431 for a full one-car garage and $732 for a packed two-car garage. Then clear the demo debris as it comes out, priced by item, such as $37 per drywall sheet and $41 per lumber bundle. Book the cleanout a few days before the contractor starts.
Why ADU garages are such big cleanouts
An ADU, or accessory dwelling unit, is what many San José homeowners call a granny unit, a backyard cottage or simply a garage conversion. Expensive housing makes a rentable unit attractive, and the garage is often the easiest space to convert.
The catch is that the garage has usually been the house's storage for decades. Most South Bay homes are built on slabs with no basement, and many ranch houses and Eichlers have little or no attic. In Cambrian, Blossom Valley, Santa Teresa, Westgate, Sunnyvale and Fremont, the cars have lived in the driveway for years while the garage filled up.
So the first job in a garage conversion is not construction. It is decades of boxes, tools, furniture, paint, sports gear and old appliances, all of which have to go before the contractor can measure, let alone pour a new floor or frame a wall.
Step 1: decide what moves into the house
A garage conversion removes storage space permanently. Whatever you keep has to fit somewhere else, such as a closet, a shed or a smaller storage area in the side yard.
Go through the garage with that in mind. Keep the tools you actually use, the holiday decorations you put up every year and documents you need. Be strict about the rest. Furniture waiting to be repaired, boxes from three moves ago and exercise equipment that has not been used since it was bought are prime candidates to go.
Sell what has value first. Tools, bikes, good furniture and working appliances sell well in the South Bay.
Mark everything you are keeping with tape, or move it into the house before cleanout day. Crews take everything that is not marked.
Step 2: clear the contents
| Garage | Usual tier | Flat price |
|---|---|---|
| One-car, partly full | 3/8 truck (~6 cu yd) | $338 |
| One-car, full | 1/2 truck (~8 cu yd) | $431 |
| Two-car, half full | 3/4 truck (~12 cu yd) | $587 |
| Two-car, packed | Full truck (~16 cu yd) | $732 |
| Two-car, floor to ceiling | Full truck + 1/4 truck | $732 + $241 = $973 |
Heavy items can be added individually. A full one-car garage plus the old garage fridge and a workbench is $431 + $164 + $100 = $695.
Paint is accepted, at $30 per gallon can and $52 per five-gallon bucket, which matters because garages collect it. Other hazardous products, such as pesticides and pool chemicals, are handled case by case.
Step 3: the appliances that live in garages
South Bay garages often hold the house's utilities, and a conversion may move or replace them.
- Washer and dryer. If laundry is moving into the house, the old pair may not be worth moving. They are $133 + $128 = $261.
- Water heater. A conversion sometimes replaces a tank with a tankless unit. A drained, disconnected tank water heater is $131.
- Furnace. If the HVAC is updated, the old furnace is $131.
- Second fridge or freezer. A standard fridge is $164 and a chest freezer $146. Both contain refrigerant, which has to be recovered by a certified technician before scrapping.
Disconnecting gas, water and electrical lines is the contractor's or a plumber's job. Once they are disconnected, the crew carries them out.
Step 4: the demo debris
Once the garage is empty, the conversion itself generates debris: the old garage door, interior drywall, shelving, workbench framing and sometimes part of the slab.
| Item | Flat price |
|---|---|
| Drywall (per sheet / small bundle) | $37 |
| Lumber / Wood Scrap (bundle) | $41 |
| Metal Shelving | $71 |
| Exterior Door (Solid / Steel) | $63 |
| Concrete / Masonry Debris (per 1/4 truck) | $219 |
Four drywall sheets, two lumber bundles and two metal shelving units are $37 + $37 + $37 + $37 + $41 + $41 + $71 + $71 = $372. For larger mixed piles, a truck tier may come in lower.
City curbside programs generally are not built for contractor debris. Santa Clara's campaign excludes it, and Mountain View's cleanups exclude large construction loads.
Timing it with your contractor
Book the contents cleanout three or four days before the contractor's start date. That leaves time to sweep, find anything you missed and let the contractor measure an empty space.
For demo debris, book pickups on demo days so nothing sits in the driveway the contractor needs for parking and deliveries. Same-day pickup is usually possible when you book by 4 PM, and crews work seven days a week from 8am to midnight in two-hour windows.
Get your price from photos on the instant quote page. The total is set before you book and only changes if you approve a change. Vetted, insured local haulers do the carrying, and we recycle whatever we can.
Frequently asked questions
How much does it cost to clear a garage for an ADU in San Jose?
A full one-car garage is often a half truck at $431. A packed two-car garage is often a full truck at $732. Heavy items like a garage fridge can be added at their flat prices.
When should I schedule the cleanout?
Three or four days before the contractor starts, so the space can be measured empty.
Can you take the demo debris too?
Yes. Drywall is $37 per sheet or small bundle, lumber $41 per bundle and concrete $219 per quarter truck.
Do you take old paint from the garage?
Yes. Paint is accepted at $30 per one-gallon can and $52 per five-gallon bucket.
Can you remove the water heater?
Yes, once it is drained and disconnected by a plumber or your contractor. A tank water heater is $131.