California ADU Guide

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Questions To Ask An ADU Builder

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Before you sign with an ADU builder, ask about five things in writing: license and insurance, experience with ADUs in your city, scope and price, schedule, and who deals with the city and utilities. You can check any California contractor license number on the Contractors State License Board lookup.

License And Insurance

  1. What is your California contractor license number? Check it on the Contractors State License Board license lookup, where you can verify license status and see complaint disclosure.
  2. Do you carry general liability insurance, and do you carry workers compensation for your crew? Ask for the certificates and call the insurer to confirm.
  3. Do your subcontractors hold their own licenses and insurance?

Experience

  1. How many ADUs have you built in my city, and of my type?
  2. Can I speak with two recent homeowners and visit a finished unit?
  3. Do you design in house, or do I hire a separate designer?

Scope And Price

  1. Is the price fixed, or cost plus? If cost plus, what is the markup and is there a cap?
  2. What does the price include: design, permits, city fees, utility connections, landscaping, appliances?
  3. What is excluded, and what are the likely extras?
  4. How are change orders priced and approved?
  5. What contingency do you recommend?

Compare bids line by line. A low total that leaves out utility connections or permit fees is not lower. See ADU Cost In California for published ranges.

Schedule

  1. What are the start and finish dates for each phase?
  2. What happens if the schedule slips for reasons you control, and for reasons you do not?
  3. Who deals with the city, the inspectors, and the utility company?

Payments And Contract

  1. What is the payment schedule, and does each payment match finished work?
  2. What is the deposit? California law caps down payments on home improvement contracts, so ask the Contractors State License Board what the current limit is before you sign.
  3. Will you provide lien releases as each payment is made?
  4. What warranty applies to the work, and for how long?
  5. How are disputes handled?

Red Flags

Getting Quotes

Get at least three written bids on the same scope. If you want builders to contact you, you can tell us about your project and we will introduce you to one licensed builder in your area. That form is optional and none of the guides need it.

This page is general information, not legal or financial advice. Rules and prices change. Confirm details with your city or county building department and a qualified professional.

Related guides: Permits And Timeline, ADU Financing, Prefab Versus Site-Built.

Common Questions

How do I check a California contractor license?

Use the Contractors State License Board license lookup, where you can verify license status and see complaint disclosure.

What should an ADU bid include?

Ask whether the price includes design, permits, city fees, utility connections, landscaping, and appliances, and what is excluded. Compare bids line by line, since a low total that leaves out utility connections or permit fees is not lower.

Do you recommend a builder?

No. We do not rank or endorse builders. Use the questions to compare any two or three on the same terms.

Tell Us About Your Project

Share a few details about your lot and your plans. We introduce you to one licensed builder in your area and tell you who it is before they contact you.

Tell Us About Your Project