Top Questions to Ask Your ADU Builder Before Hiring

Before you hire an ADU builder, ask these key questions:

Are you licensed and insured?
How many ADUs have you built?
Can I see your portfolio and talk to past clients?
How do you handle permits and inspections?
What's your project timeline and payment structure?
How do you manage changes and communicate during the project?
Do you use subcontractors? How are they vetted?
What warranty do you offer?
How do you approach energy efficiency?
Do you help with design or work from completed plans?

Look for builders with:

B-General Contractor license
Extensive ADU experience (10+ projects)
Solid insurance coverage
In-house design services
Full permit handling
Progress-based payments
Long warranties (5+ years)
High customer satisfaction ratings

Red flags:

Unusually low prices
Large upfront payments
Vague contracts
Poor communication
Lack of local experience

Remember: The right builder can make or break your ADU project. Do your homework, check references, and trust your instincts.

Quick Comparison:

Factor	Experienced Builder	Newer Builder	Red Flag Builder
License	B-General Contractor	B-General Contractor	Home Improvement Only
ADU Experience	10+ years, 50+ projects	2-5 years, 5-20 projects	<2 years, <5 projects
Insurance	$2M+ Liability	$1M Liability	Minimal coverage
Permits	Full-service handling	Partial assistance	Homeowner responsible
Payment	Progress-based	50% upfront	Large deposit required
Warranty	5-10 years	1-5 years	<1 year
Reviews	4.5+ stars, 50+ reviews	4+ stars, 20+ reviews	<4 stars, few reviews

Must-Have Builder Requirements

When you're looking to hire an ADU builder, there are some things you just can't compromise on. Let's break down the essentials:

Licenses and Insurance

Your ADU builder needs to have their paperwork in order. Texas doesn't require a state license for general contractors, but that doesn't mean you should skip this step.

Here's what to look for:

Local licenses: Some cities have their own rules. In San Antonio, for example, contractors need to register with the city before they can get permits.
Trade-specific licenses: Make sure any subcontractors (like plumbers or electricians) have valid Texas licenses for their work.
Insurance: Your builder should have general liability insurance and workers' comp. This protects you if something goes wrong.

"By hiring a professional ADU contractor, you can rest assured that your ADU will be built correctly and safely." - Acton ADU Team

Want extra protection? Ask to be listed as "Additionally Insured" on your contractor's general liability policy.

Professional Certificates

Certifications aren't always required, but they show that a builder takes their job seriously. Look for things like:

ADU Specialist certification from Earth Advantage
Green building certifications
Memberships in local building associations

These show that your builder keeps up with the latest industry standards.

Building Code Knowledge

Your builder needs to know the local building codes, zoning laws, and permit processes like the back of their hand. Why? Because it:

1. Keeps your ADU legal

2. Speeds up the permit process (saving you time and money)

3. Ensures your ADU is built safely and correctly

Take California, for example. Their ADU rules are complex and change often. A good builder there should know the California Department of Housing and Community Development (HCD) guidelines inside and out.

"ADU Specialist training is a must for realtors who want to help clients expand what homeownership can be. I've already used what I learned to help a client buy a property with an ADU on it, and it's only been one week since the class." - Annie Rose Shapero, Real Estate Broker & ADU Specialist

Don't be afraid to test potential builders on recent code changes or specific ADU rules in your area. You'll quickly see who knows their stuff and who doesn't.

Builder Track Record

A builder's track record is key when choosing who'll construct your ADU. Here's how to dig into their past work and skills:

Past ADU Projects

Look at the builder's portfolio. It's your best peek into what they can do. For example, Element Homes has built custom homes across California and Washington. While not all are ADUs, it shows they know their way around residential construction.

When you're flipping through their work, keep an eye out for:

Different ADU styles
Various sizes (from tiny studios to two-bedroom units)
Unique features that show off their problem-solving chops

Take this cool project in Pioneer, CA: A builder finished a tiny home/ADU in 10 months. It had a tub inside the shower and was pre-wired for motorized blinds. That's the kind of clever, efficient work you want to see.

Customer Feedback

Don't just take the builder's word for it. Talk to their past clients. A good builder should be happy to connect you. Ask these folks about:

How the builder communicated
If they stuck to timelines and budgets
How they handled problems
Their overall happiness with the finished ADU

Sure, online reviews can help, but chatting directly with previous clients often gives you the real scoop.

ADU-Specific Skills

Building an ADU isn't the same as slapping up a regular house. It needs special know-how:

Local ADU rules
Making the most of small spaces
Hooking up utilities to the main house

Quiz potential builders on their ADU experience. How many have they built? What tricky situations have they faced and solved?

"A good ADU builder will listen to what you want and help you plan and execute your vision." - Acton ADU

This quote nails it. You need a builder who can turn your ADU dreams into reality, not just hammer nails.

Work in Your Area

Local experience is gold in ADU construction. A builder who knows your area will:

Get the local building codes and zoning laws
Already know the local inspectors
Understand the quirks of your local climate and land

For instance, a builder who's done work in Sacramento, like that 510 square foot ADU on Stern Circle, will know the city's ADU rules inside and out.

When you're sizing up local experience, you might want to make a quick comparison:

Builder	Local ADUs Built	Years in Area	Knows Local Codes
Builder A	15	10	You bet
Builder B	5	3	Sort of
Builder C	20	15	Like the back of their hand

This gives you a quick way to see who's got the most relevant local experience.

Money and Contract Details

Let's talk cash and contracts for your ADU project. Here's what you need to know about costs and agreements with your builder.

What's in the Quote

Get a detailed quote. It's your financial roadmap. Ask your builder to break down:

Materials
Labor
Permits and fees
Utility connections
Landscaping

Want to avoid surprises? Get a line-item breakdown. It'll show you where your money's going and where you might save.

Payment Plan

Most builders use a progress payment system. Here's a typical breakdown:

Payment Stage	Percentage	Milestone
Deposit	10-20%	Contract signing
Foundation	20-25%	Foundation completion
Framing	20-25%	Framing completion
Rough-ins	20-25%	Plumbing, electrical, HVAC installed
Finish Work	10-15%	Interior finishes complete
Final Payment	5-10%	Project completion and final inspection

Don't pay everything upfront. Good builders are fine with milestone-based payments.

Making Changes Mid-Project

Changes happen. Ask your builder:

How do I request changes?
How are change orders priced?
How will changes affect the timeline?

Get all changes in writing. It protects both you and your builder.

Extra Costs to Plan For

Be ready for these potential extras:

1. Development and Impact Fees: For ADUs over 750 square feet, these can hit $10,000.

2. Utility Connections: A separate electric meter? That's $2,000 to $5,000.

3. Solar Panels: Often required for new ADUs. But there's a 26% federal tax credit to help.

4. School Fees: These can be a shock. Kevin Gaskins, an ADU owner, shared:

"There's a lot you don't know and don't understand... I'm already deep into it money wise. And they said, by the way, you need to go pay your school fees. I said, What school fees?"

Add 10-15% to your budget for surprises. It's smart planning.

Warranty Details

A good warranty protects your investment. Ask your builder:

What's covered?
How long does it last?
How do I make a claim?

Expect at least a one-year warranty on workmanship and materials. Some offer more on major systems.

Jared Basler with the Casita Coalition gives this advice:

"If you're not prepared to possibly pay $10,000 in D&I fees, don't build larger than 750 square feet."

Good builders stand behind their work. Make sure yours does.

How They'll Run Your Project

Building an ADU isn't a walk in the park. But a pro builder? They've got it down to a science. Here's what to expect:

Project Schedule

Your builder should hand you a detailed timeline. It's not just dates - it's your roadmap to a finished ADU.

Take Sightline Builders. They break it down like this:

1. Site prep and foundation

2-3 weeks of digging, pouring, and setting the stage.

2. Framing

3-4 weeks to give your ADU its skeleton.

3. Rough MEP

2-3 weeks for the guts: Mechanical, Electrical, and Plumbing.

4. Insulation and drywall

2 weeks to wrap it up and smooth it out.

5. Interior finishes

3-4 weeks to make it pretty.

6. Final touches and inspections

1-2 weeks of dotting i's and crossing t's.

But here's the kicker: from permits to party time, you're looking at about a year. Jared Basler from the Casita Coalition puts it straight:

"Assume things will take longer than your most optimistic projection to avoid frustration."

Getting Permits

Permits can be a pain, but your builder should handle the headache. In San Diego County? A single review might eat up 6-8 months.

Grill your builder:

"How well do you know local ADU rules?"
"You're handling ALL the permit stuff, right?"
"What's your secret to speeding up permits?"

A builder who knows their stuff can save you time and gray hairs.

Working with Sub-contractors

Your main builder will likely bring in the specialists. Ask how they pick their team. HOMEPLEX nails it:

"A good ADU contractor should have a team of professionals who can help with the planning and design of your ADU project."

Make sure your builder has a solid plan for keeping everyone in line and on time.

Checking Work Quality

Quality matters. Ask your builder how they keep tabs on the work. Do they have checkpoints? How do they make sure everything's up to code?

Acton ADU, for example, does quality checks:

After framing
When MEP systems are roughed in
Before drywall goes up
Final walkthrough

Staying in Touch

Communication is key. How often will you hear from them? Some builders use fancy software so you can watch progress in real-time.

Sightline Builders hits the nail on the head:

"Clear communication throughout the construction phase is essential to keep you informed about progress and any potential issues that may arise."

Set up a regular check-in schedule. Weekly emails? Bi-weekly calls? Monthly site visits? Figure out what works for you.

Questions to Ask Builders

When hiring an ADU builder, asking the right questions is key. Here's what you need to know:

License and Insurance

First things first: Is the builder licensed and insured? In California, only B-licensed general contractors can build ADUs. Ask to see their paperwork.

Experience and Track Record

How many ADUs have they built? Ask for a portfolio. Some companies, like Acton ADU, specialize in ADUs and offer long-term guarantees.

Client References

Get references from recent ADU clients. Then actually call them. Ask about communication, timelines, and problem-solving.

Permits and Inspections

A good builder should handle this confidently. For example, Sightline Builders manages all permit applications with a high success rate.

Timeline and Payments

Get a realistic timeline estimate. As Jared Basler from the Casita Coalition says:

"Assume things will take longer than your most optimistic projection to avoid frustration."

Ask about payment structure. Most reputable builders use progress payments. Be cautious of large upfront requests.

Handling Changes and Communication

Changes happen. How does the builder deal with them? Also, who's your main contact during the project?

Subcontractors and Team

If they use subcontractors, how are they vetted? HOMEPLEX notes:

"A good ADU contractor should have a team of professionals who can help with the planning and design of your ADU project."

Warranty and Energy Efficiency

What kind of warranty is offered? Some, like Acton ADU, provide 10-year guarantees. Also, ask about their approach to energy efficiency and sustainability.

Design Input

Do they help with design ideas or prefer working from completed plans? Some builders, like those at GreatBuildz, enjoy providing input.

Where to Find Good Builders

Finding the right ADU builder is crucial for your project's success. Here's how to connect with qualified pros:

THE BEST ADU BUILDERS Service Features

THE BEST ADU BUILDERS, founded by Leah Kabli, is an online directory that lists reputable ADU contractors across the US. Here's how to use it:

Submit your project details for builder matching
Browse featured builder profiles
Look for verified builders

But don't stop there. Use this as a starting point to create a shortlist, then dig deeper into each builder's background.

Checking Builder Background

Got a few names? Time to play detective:

License: In California, only B-licensed general contractors can build ADUs. Ask to see their paperwork.
Insurance: Make sure they're properly insured to protect you.
Portfolio: A builder's past work tells you a lot. Ask for completed ADU examples.
References: Don't just ask for them - call them. Ask about communication, timelines, and problem-solving.

Cameron Meredith, Founder of ADU West Coast, says:

"Choosing the right contractor for an Accessory Dwelling Unit (ADU) project can make or break your home improvement dreams."

Local Builder Groups

Local networks can lead you to experienced ADU builders:

Join homeowner associations
Attend local building expos
Check with city planning departments

Local experience matters. New Avenue Homes points out:

"When you hire an accessory dwelling builder, you're actually hiring their network."

A builder with strong local ties can handle permits more efficiently and likely has relationships with quality subcontractors.

Warning Signs

When you're looking to hire an ADU builder, keep an eye out for these red flags:

Price Problems

If a contractor's price seems too good to be true, it probably is. One homeowner learned this the hard way when their budget ran out with only half the project done.

Here's what to watch for:

Bids way lower than others
Unclear pricing
Vague estimates
Asking for big upfront payments

Remember: In California, contractors can only take a $1000 deposit before starting work. Anything more? That's a red flag.

Poor Communication

Good communication is key. Be wary if you notice:

Slow responses (a week or more)
Can't reach the contractor
No project updates
Vague answers to your questions

Acton ADU says it best: "One of the top complaints with builders is that they are slow to respond." If it's bad before you start, it'll be worse once work begins.

Contract Issues

A solid contract protects everyone. Watch out for:

Verbal agreements without anything in writing
Short, vague contracts
Missing key details (scope, timeline, payment schedule)
Unfair terms

Jody Costello, a home renovation planning expert, warns:

"Be wary of a contract that is devoid of details - or the language is vague at best - regarding the scope of work for the project, responsibilities, payment schedules, and start and stop times."

Schedule Problems

Delays cost time and money. Look out for:

No clear timeline
Contractor often missing from the job site
Constantly changing completion dates
Starting multiple projects at once

Pro tip: Ask potential builders about their current workload and how they juggle multiple projects. It'll give you a good idea of how well they stick to schedules.

Choosing the right builder can make or break your ADU project. As Cameron Meredith, Founder of ADU West Coast, puts it:

"Choosing the right contractor for an Accessory Dwelling Unit (ADU) project can make or break your home improvement dreams."

So keep these warning signs in mind. They'll help you avoid headaches and find a builder who'll get the job done right.

Builder Comparison Chart

Picking the right ADU builder can make or break your project. Let's look at a comparison of three builders to help you decide:

Factor	Builder A	Builder B	Builder C
License Type	B-General Contractor	B-General Contractor	Home Improvement Contractor
Years of ADU Experience	10+	5-7	2-3
ADUs Completed	50+	20-30	5-10
Insurance Coverage	$2M General Liability, Workers' Comp	$1M General Liability, Workers' Comp	$500K General Liability
Design Services	In-house team	Partnered architect	Outsourced
Permit Handling	Full service	Partial assistance	Homeowner responsible
Project Management	Dedicated PM	Lead contractor manages	Minimal oversight
Payment Structure	Progress-based (5 milestones)	50% upfront, 50% completion	Weekly installments
Warranty	10-year structural, 5-year systems	5-year limited	1-year workmanship
Energy Efficiency Focus	High (solar-ready designs)	Moderate	Basic code compliance
Average Project Timeline	4-6 months	6-8 months	8-12 months
Customer Satisfaction	4.8/5 (50+ reviews)	4.2/5 (30+ reviews)	3.5/5 (10+ reviews)

These are just examples - your local builders might be different. But this chart shows you what to look for.

Experience matters. Builder A has done over 50 ADUs. That's a lot of practice dealing with ADU-specific issues.

Insurance is a big deal too. Builder A offers $2 million in general liability coverage. That's double what Builder B offers. More protection if things go sideways.

Watch out for payment structures. Builder B wants 50% upfront. That's a red flag.

Hillary, who's been in the game for years, says:

"With so many different parties involved in your ADU construction - architects, consultants, city permitting offices, and builders themselves - you want a team that knows how to navigate the whole system."

This is why Builder A's dedicated project manager is a big plus.

Warranties vary a lot. Builder A offers a 10-year structural warranty. Builder C? Just 1 year for workmanship. That's a big difference.

Don't forget customer satisfaction. Builder A's 4.8/5 rating from over 50 reviews? That's hard to beat.

Conclusion

Picking the right ADU builder can make or break your project. Here's what to keep in mind:

Experience is king. Go for builders who know ADUs inside out. Take Acton ADU - they've been in the game for years and know how to handle local rules and common hiccups.

Don't skimp on licenses and insurance. Your builder needs a B-General Contractor license and solid insurance. It's your safety net.

Talk it out. A builder who keeps you in the loop can save you headaches. As RenoFi puts it:

"To make sure your ADU project goes smoothly, it's crucial to select an experienced ADU builder."

Get it in writing. Clear quotes and contracts are your friends. They help avoid surprises and arguments later.

Look at the whole package. Some builders, like those Cottage works with, handle everything from design to construction. It can make your life easier.

Building an ADU is a big deal. Do your homework. Talk to potential contractors. Check their work. And trust your gut.