How To Choose The Best Contractor For Your ADU Project

From tiny houses to duplexes, the world of housing is in a state of constant evolution. Among these diverse options, Accessory Dwelling Units (ADUs) stand out as a significant trend. With the increasing popularity of ADUs the term “ADU contractor” has also gained considerable prominence. But what exactly is an ADU contractor, and what responsibility do they carry? For homeowners looking to add more space to their property, understanding these questions can be crucial.

Defining an ADU

Before diving into the work of an ADU contractor, let’s first define an ADU. An ADU (Accessory Dwelling Unit) is an additional residential dwelling unit that exists on the same parcel of property as the main residential dwelling unit. They can be attached to the main house (an over-garage apartment, basement apartment, etc.), detached (a separate cottage), or even units converted from existing spaces (such as a garage conversion into a living space). They typically have a separate entrance, kitchen, bathroom, and living area.

Responsibilities of an ADU Contractor

An ADU contractor’s primary role is to bring your Accessory Dwelling Unit vision to life. They take responsibility for the construction process, ensuring all aspects are up to code and meet your expectations. This includes, but is not limited to:

• Floor and space planning
• Securing necessary permits for construction
• Inspecting the site and preparing it for construction
• Installing utilities such as plumbing, electric, and gas (if needed)
• Building the ADU within the stipulated time frame
• Ensuring the ADU construction complies with state and local regulations
• Handling any issues or problems that may arise during the construction phase

Choosing a Professional ADU Contractor

Finding a good ADU contractor can be a challenging task for several reasons. Firstly, the demand for ADUs has surged in recent years due to the increasing popularity of small living spaces which has led to a shortage of experienced and qualified contractors. Secondly, ADU contractors require specialized skills, such as knowledge of zoning laws and building codes, which not all contractors possess.

What Makes Good ADU Contractors So Hard to Find?

The complications and uniqueness of each ADU project can make it challenging to find a reliable and skilled contractor who can deliver the desired results within a reasonable time frame and budget. The increasing demand for ADU construction has also led to an increase in unscrupulous contractors who may overpromise and underdeliver, sometimes leaving homeowners with shoddy work and unexpected costs.

Choosing the Right ADU Contractor

Choosing the right contractor for your ADU project is crucial to the success of the project. Here are some key factors to consider when selecting your ADU contractor.

Experience With ADU Projects

When choosing a contractor for your ADU project, look for someone who has experience working specifically with accessory dwelling units. ADUs come in different types, such as garage conversions, attached dwellings, or detached units, so make sure the contractor has experience with the specific type of ADU you want to build.

Look for references and reviews from previous clients who have had ADU projects completed by the contractor.

Qualified general contractors will show their portfolios on their websites. This allows you, as a client, to build your ADU with an understanding of what the final product might look like.

If feasible, visit at least a few projects currently in construction (and ideally at least one completed) to see the quality of construction.

A Contractor Who Works Extensively in Your Jurisdiction

Every city has unique regulations that will affect your build and your contractor should be able to provide insight as to what those are. Many companies will have informational resources available on their websites to help homeowners gain a better understanding of what a build might look like. However, when it comes to beginning a project, your contractor should be highly familiar with the intricacies of your jurisdiction’s ADU regulations.

Proper Licensing and Permits

Your contractor should have a valid contractor’s license, and they should be able to provide proof of bonding and insurance. You can verify their license on the Contractors State License Board website. You’ll also need to obtain the necessary permits for your ADU project so, as discussed above, make sure your contractor is familiar with the permitting process in your local municipality.

ADU Plan and Design Expertise

A good ADU contractor should have a team of professionals who can help with the planning and design of your ADU project. Many contractors offer design build services and do the design in house, allowing for valuable engineering which may result in a decreased cost of construction. Otherwise, they may be able to refer you to trusted design partners. They should be able to provide you with a detailed plan that includes timeline, budget, and materials needed. Make sure the plan is in line with your goals for the ADU, whether you plan to use it for rental income, as a guest house, or as a separate unit for family members.

Fair Pricing

You need to find a contractor whose price falls within your budget. Overspending on a contractor can tie up funds needed for other portions of your development. Most of the time, before you can finance an ADU, you need to gather your ADU costs and create a budget. If the contractors you are looking at are way out of range from what you predicted, look elsewhere.

The other side of this is contractors who bid your job significantly lower than other contractors you are looking at. This is a red flag that they may not be licensed, have bad reviews, or are just beginning to learn how to build ADUs. No matter what their reasoning is for why they are so cheap, it usually is not worth risking.

Has a Supply Chain Plan

To build your ADU you will need various raw materials, products and services from a series of various companies. Working with a contractor with established connections can guarantee you get the materials you need at prices you can afford and can help keep you within budget and on time.

Ask them if there are any materials they have been struggling to obtain recently or any they have in surplus. Knowing what they can and cannot get is important if you have your heart set on certain materials.

Has a Network of Subcontractors

A contractor needs subcontractors to help them complete the ADU construction. Developing this network of subcontractors takes years of working in the industry to ensure that the people they are hiring are capable of doing quality work while staying on budget.

No one is an expert in everything. Your contractor needs to admit that someone else may be able to do a better job with the electrical or plumbing aspects of the build. If they tell you they can do it all and do not need a team, not only may the project take an exceptionally long time, but it likely will not be of the best quality once complete.

Maps Out a Complete Timeline

A good contractor will provide you with a detailed construction schedule that accounts for when the materials will be delivered, when labor is available, and when inspections need to happen. The timeline should be easy to understand and follow. It is important to be aware that even the most well thought out construction schedule can experience unforeseen setbacks such as:

• The weather
• Delayed city inspections
• Contractor or subcontractor falling ill
• Changes in homeowner’s expectations

However, a good contractor will communicate the setback with you and do their best to stick to the timeline by pivoting when needed. There will almost always be setbacks, but a good contractor will do their best to plan for them and be ready to keep the project moving.

Gives a Clear Understanding as to Cost and Payment

Before you sign a contract with an ADU contractor, make sure you have a clear understanding of the total cost of the project, including how they handle unexpected expenses and change orders that may arise. Discuss payment terms and make sure you have a written agreement in place. A typical payment schedule involves a portion of the project paid up front (typically 10%) with the remaining payments made at certain milestones, such as when the foundation, framing, rough plumbing, and finish work is done.

A good rule of thumb is to reserve at least 10% of the project cost until the project is completed and the city has signed off on the final permits and issued the certificate of occupancy.

Consider Personality and Communication

Your relationship with your contractor will be one of the significant factors in the success of your ADU project. Personality is not unimportant. Having someone easy to work with and communicate with can make or break your experience.

• Regular Updates – Decide on how often you want progress reports This would be daily, weekly, or at specific milestones. Ensure that your contractor is comfortable with this frequency and that they commit to it.
• Handling Issues – Every construction project has hiccups. Agree in advance on how unexpected issues will be communicated and resolved.
• Keeping Open Communication – Ensure that you’re reachable to make timely decisions, which can prevent delays in the construction schedule.

Provides Options and Customization

An experienced ADU contractor should be able to offer a variety of options for your ADU project, including customization that meets your unique needs and preferences. Whether you want medium grade finishes in your ADU for a renter or higher grade materials for your own comfort long term, make sure the contractor can provide the finishing and customization you’ll be happy with years down the line.

Respected by Local Entities and Individuals

Good reviews can speak volumes about a contractor. Contractors endorsed by locals and organizations alike show that they are recognized expects, which can give you a peace of mind about your investment in your new ADU.

Solid Warranty Policy

You want your ADU completed on time and on budget, but you also want to know the contractor will stand behind their work even after they’re finished. Sometimes issues can pop up after the job is done, so how your contractor plans to handle those issues can really matter. In many instances, a professional contractor will provide a 2-year warranty covering any cosmetic defects that aren’t the result of standard wear and tear or the homeowner’s neglect. Additionally, they may offer a 10-year warranty against any structural defects resulting from failure to comply with approved plans and specifications. This kind of policy safeguards your investment and peace of mind.

Provides After Sales Support

Finally, consider what kind of after sales support the ADU contractor can provide. Will they be available to answer questions or address concerns after the project is complete? Will they provide a warranty (as mentioned above)? Make sure you choose a contractor who offers comprehensive after sales support to ensure the longevity and quality of your ADU project.

How the Right ADU Contractor Can Make Your Project Seamless

In summary, choosing the right ADU contractor is crucial to the success of your project. Look for someone with experience working specifically with ADUs, who is licensed and insured, has a proven track record, and is familiar with the local laws and permitting process. Make sure they have a team to help with planning and design, offer customization options, and can provide references and examples of their work. Communication, building timeline, transparent costs, and after sales support are also important factors to consider when selecting an ADU contractor.

With the right ADU contractor, you can ensure your project is completed on time, within budget, and to your satisfaction.