See your backyard with the ADU , before you commit a dollar.
Upload a photo of your yard or driveway. Pick the ADU type (garage conversion · detached studio · 1-bed · 2-bed). Pick a style and finish. In 60 seconds, you’ll see a real-photo AI rendering of how it could look on your lot, plus a real investment range.
It’s free. It’s a preview, not a promise. Then we come out, measure, pull title and zoning, and turn it into a fixed-price contract.
See your ADU → • Get a fixed-price ADU estimate →
CSLB #[CSLB Number , pending owner verification] · Bonded · Insured · LADBS-permitted · Title 24 compliant · Fixed-price contracts
What an ADU actually costs in LA in 2026
| Type | Size | Typical investment | Monthly rent (LA market) |
|---|---|---|---|
| Garage conversion (JADU) | 350 to 500 sqft · 1 bed | $120,000 to $200,000 | $1,400 to $2,200 |
| Detached studio | 350 to 500 sqft | $200,000 to $300,000 | $1,800 to $2,600 |
| Detached 1-bedroom | 500 to 800 sqft | $250,000 to $400,000 | $2,200 to $3,000 |
| Detached 2-bedroom | 800 to 1,200 sqft | $350,000 to $500,000 | $2,800 to $3,500 |
| Custom / luxury | 800+ sqft | $400,000+ | (typically owner-occupied) |
Rent figures from current LA market data (Apr 2026); confirm in your specific neighborhood.
ADU costs in LA run higher than the national average for the same reasons kitchens do , California energy code (Title 24), LADBS permit fees, licensed-trade labor, and (in many neighborhoods) hillside/historic/coastal overlay reviews. We bake all of it into your fixed price.
Three reasons LA homeowners build ADUs
1. Rental income
A 1-bedroom detached ADU in Sherman Oaks renting for $2,400/month produces ~$28,800/year. On a $300K build, that’s a 9.6% gross yield , before tax benefits and appreciation. Most ADUs we build are paid off via rent in 9 to 12 years.
2. Multi-generational living
Adult parents who need to be close. Adult kids back from college. Caregiving situations. The ADU is private, has its own kitchen and bathroom, and keeps everyone under the same address.
3. Future-proofing the property
California’s ADU laws (SB-9, SB-10, AB-1033) have made ADUs an unambiguous resale asset. Appraisers in LA now treat permitted ADUs as a clear value-add , typically $200K to $400K of added home value, depending on neighborhood.
Find out what your lot can support →
How LADBS actually approves an ADU (and why our timeline is honest)
| Stage | What happens | Realistic time |
|---|---|---|
| Feasibility | We check zoning, lot size, setbacks, utilities, and whether your lot needs any special review (hillside · historic · coastal) | 1 to 2 weeks |
| Design + engineering | Floor plan, elevations, structural, Title 24 (Energy), HERS rater for HVAC | 3 to 6 weeks |
| LADBS plan check | Submit to LADBS, respond to corrections, get permit | 8 to 16 weeks (this is the variable , and the source of most “ADU horror stories”) |
| Construction | Foundation, framing, MEP rough, drywall, finishes, MEP final, landscaping | 4 to 7 months |
| Final inspection + Certificate of Occupancy | LADBS final, utility hookups, HERS verification | 1 to 3 weeks |
Total: 9 to 14 months for a typical detached ADU. 6 to 9 months for a garage conversion.
If a contractor tells you “8 weeks total” , they’re either lying or they’re not pulling permits. Either way, walk away.
ADU types we build
Garage conversion (also called JADU when it shares utilities with the main house)
Best for: Lots where the existing detached or attached garage is already wasted space. Permit-friendlier than detached. Often the fastest path to rentable income.
What it actually involves:
– Insulation, framing, drywall, flooring, electrical and plumbing rough-in
– New code-compliant windows and a separate entrance
– Title 24 energy compliance (insulation upgrade is the big one)
– HVAC (mini-split is the LA-friendly answer)
– Kitchen + bathroom build
– Resolution of the parking-replacement requirement (often satisfied by adjacent driveway space)
Detached new-build ADU
Best for: Larger lots (typically 6,000+ sqft) with backyard space and willingness to do the full permit + build cycle.
What it actually involves:
– Foundation work (slab is most common; raised foundation in some cases)
– Framing, roofing, MEP (mechanical · electrical · plumbing)
– New utility connections (water, sewer or septic, gas, electric , sometimes a panel upgrade on the main house)
– Title 24, structural engineering, HERS testing
– Landscape integration with the main house yard
Visualize a detached ADU on your lot →
Custom / luxury guest house
Best for: Brentwood, Palisades, Beverly Hills, Hollywood Hills owners who want a guest suite, art studio, gym, or wellness space , not a rental.
What’s different:
– Full architectural design, often coordinated with your existing home’s architect
– Smart-home integration (Lutron, Crestron) tied to the main house
– Hillside ordinance navigation if applicable
– Spa-grade bath, full chef’s kitchen, premium finishes
– Detailed landscape and lighting design
Talk to us about a guest house →
What “Built for LA” means for ADUs
Every LA ADU has a slightly different rule set depending on jurisdiction and overlay. Our team has navigated all of these , they’re in our DNA.
| Local rule | Where it applies | What it means |
|---|---|---|
| 4-foot setback | All of LA | Your ADU must be at least 4 ft from rear/side property lines (some exceptions for garage conversions) |
| Hillside ordinance | Bel Air · Hollywood Hills · Mt. Washington · parts of Pasadena | Extra grading, drainage, fire-access, and aesthetic review |
| Historic Preservation Overlay Zone (HPOZ) | Hancock Park · West Adams · parts of Pasadena · Highland Park | Design review for exterior; doesn’t usually block ADU but adds time |
| Coastal Commission | Pacific Palisades · Venice · parts of Malibu (within coastal zone) | Triggers a coastal development permit for many ADU projects |
| Parking replacement | Most of LA | If your ADU eliminates a covered parking space, you usually have to replace it elsewhere on the lot , though SB-9/AB-1033 has loosened this in some cases |
| Title 24 energy code | All of California | Insulation, fenestration, HVAC efficiency must meet the latest standards |
| HERS testing | All new HVAC installs | Independent rater verifies your HVAC meets spec |
We file every permit, run every test, and handle every correction with LADBS. You don’t talk to LADBS. We do.
Read our LA ADU permit guide →
What’s in a fixed-price ACE ADU contract
- Full architectural plan + 3D rendering
- Structural engineering and Title 24 documentation
- Permit fees (LADBS plan check, school fee if triggered, utility connection fees)
- Foundation, framing, roof, MEP, drywall, flooring, paint
- Kitchen package (cabinets, counters, sink, faucet, range, fridge, dishwasher)
- Bathroom package (vanity, toilet, shower, tile, plumbing fixtures)
- HVAC (mini-split is standard; central optional)
- Landscape integration up to 200 sqft around the ADU
- HERS testing
- Final inspection and Certificate of Occupancy
- One-year workmanship warranty
- Two-year mechanical warranty on installed systems
What’s not included (so you can plan):
– Utility upgrade beyond standard connection (a main-panel upgrade is sometimes required and we’ll itemize it if so)
– Furniture and decor
– Sewer line replacement if your existing line is undersized (rare; we test for this in feasibility)
Real Los Angeles ADU projects
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ADU rental ROI calculator (live)
Open the calculator → (builds in sub-project 05)
Enter your zip code, ADU type, and target rent. We’ll show you:
– Estimated all-in build cost
– Expected monthly rent
– Gross yield
– Payback period
– Estimated home-value uplift at completion
FAQ
How long does an ADU actually take in LA?
Detached ADU: 9 to 14 months from signed contract to keys. Garage conversion: 6 to 9 months. The variable is LADBS , plan check is 8 to 16 weeks depending on jurisdiction and load. Hillside, coastal, or HPOZ overlays add time.
Can I rent the ADU short-term (Airbnb)?
City of LA has restrictive rules on short-term rentals , and ADUs are specifically excluded from the Home-Sharing Ordinance for STR use. In LA, your ADU should be planned for long-term rental (30+ days) or family use. Other LA County jurisdictions may have different rules; we’ll flag yours during feasibility.
Does an ADU require its own utility meter?
Often, yes , but not always. We’ll determine this during feasibility based on the ADU type, your existing service capacity, and whether you want separately billed utilities.
What about parking replacement?
Depends. SB-9 and AB-1033 have eliminated parking requirements in many cases (within ½ mile of major transit, for example). For lots where it still applies, we typically replace lost covered parking with an uncovered driveway space , almost always feasible.
Can I sell the ADU separately from the main house?
As of 2026, yes , under AB-1033. Cities have to opt-in for this to apply. LA City has adopted this ordinance as of 2024, meaning you can split-sell ADU + main house as separate condo units. This is a meaningful resale strategy and we walk you through it during planning if it interests you.
What if my lot is hillside?
We’ve built ADUs on hillside lots in Bel Air, Hollywood Hills, and Mt. Washington. Hillside ordinance adds engineering cost (grading, drainage, fire access) and 4 to 8 weeks to the timeline, but it’s done routinely.
What if I don’t know if my lot can take an ADU?
Use the Visualizer , it asks for your address and lot size, and gives you a feasibility flag in seconds. Or book a feasibility check , free, on-site, no commitment.
Are you actually in my neighborhood?
We service all of LA County , full reach across the San Fernando Valley, Westside, Hollywood Hills, San Gabriel Valley, and the LA basin. (Service to Long Beach · Inland Empire · Orange County · Ventura is project-by-project , ask in your consultation.)
See your ADU → • Get a fixed-price estimate →
Real ADU Construction projects in LA
Photographed as built. Permitted with LADBS. Built on a fixed-price contract.
