Where every dollar actually goes.
Twenty-eight line items, four categories. Built from the average of 120+ ADUs we've delivered across LA County in the last seven years.
Move the slider to see how the budget redistributes across the four buckets.
- Soft costs11%
- $36,310
- 6.2–16.1% range
- Site work7%
- $23,284
- 2.4–11.9% range
- Hard construction72%
- $232,841
- 55.0–88.0% range
- Contingency10%
- $32,565
- 8.0–12.0% range
Export the current breakdown — a CSV for spreadsheets or a print-ready PDF for lender packages and contractor walkthroughs.
Soft costs
$36,310 · 11%
Everything before a single nail is driven: design, engineering, Title 24, surveys, and city plan-check fees. The smallest bucket — but the one that decides whether the rest goes smoothly.
| Line item | Range % | Dollars at current budget |
|---|---|---|
Architectural design Higher with custom millwork | $13,813 | |
Structural + MEP engineering | $5,850 | |
Title 24 energy compliance | $1,950 | |
Geotech / soils (hillside) Required on slopes | $2,925 | |
Survey + civil | $2,275 | |
City plan check + permit | $7,475 | |
School district fees Waived under 500 sq ft | $1,950 |
Site work
$23,284 · 7%
The silent budget killer. Demolition, grading, sewer lateral, panel upgrade, and trenching for new utility runs. Two identical floor plans on different lots routinely diverge by $30K right here.
| Line item | Range % | Dollars at current budget |
|---|---|---|
Demolition + clearing | $3,900 | |
Grading + drainage | $5,200 | |
Utility trenching | $6,175 | |
Sewer lateral verification / replace Replace if undersized | $4,063 | |
Electrical panel upgrade If existing < 200A | $3,900 |
Hard construction
$232,841 · 72%
The bulk of the build — foundation, framing, MEP, drywall, finishes, fixtures, appliances. The only bucket where owner choices (cabinetry tier, appliance package) move the number meaningfully.
| Line item | Range % | Dollars at current budget |
|---|---|---|
Foundation + slab | $22,750 | |
Framing + sheathing | $34,125 | |
Roofing + envelope | $17,063 | |
Windows + exterior doors | $14,625 | |
Insulation + drywall | $16,250 | |
Plumbing rough + fixtures | $20,313 | |
Electrical rough + finish | $17,875 | |
HVAC (heat pump) | $12,188 | |
Required new construction | $10,563 | |
Cabinetry + millwork Biggest finish swing | $19,500 | |
Countertops + tile | $11,375 | |
Flooring | $11,375 | |
Interior paint + finish carpentry | $10,563 | |
Appliances | $8,125 | |
Landscape restoration | $5,688 |
Contingency
$32,565 · 10%
Reserved for the surprises that come out of the existing structure: termite damage, undocumented additions, failed laterals. We hold 10% on flat-lot new construction and 15% on conversions.
| Line item | Range % | Dollars at current budget |
|---|---|---|
Construction contingency 10% on flat lots, 15% on conversions | $32,500 |
FAQ
Frequently asked questions
Six questions we field every week from LA homeowners pricing an ADU.
Why is your cost shown as a range instead of one number?
Lot conditions, finish tier, and the state of your existing utilities meaningfully shift each line item. We publish ranges so the math stays honest — your fixed-fee feasibility document hardens it into one number specific to your address.Does this breakdown include the city permit and impact fees?
Yes. Plan check, LADBS permit, school district fees (waived under 500 sq ft) and Title 24 compliance are all in the soft-costs bucket. Utility connection fees from LADWP are also included where applicable.What's not included in the percentages above?
Land cost, financing interest, property taxes during construction, furniture, and any major hardscape or pool relocation outside the ADU footprint. Sewer lateral replacement is shown as a conditional line item because roughly one in three LA lots needs it.How accurate is the contingency range?
We hold 10% on flat lots with new construction and 15% on garage conversions or hillside builds. Across our last 50 projects, 78% closed inside contingency and the rest were within 4% of it.Can I lower the cost by acting as my own GC?
You can save 8–14% on paper, but you assume schedule risk, lien risk, and warranty exposure. For most homeowners the savings disappear inside the first change order. We're happy to walk you through the tradeoff on a feasibility call.Do you offer financing on the build itself?
We don't lend, but we work with three LA-based credit unions and two private construction lenders who underwrite ADU-specific draws. We'll introduce you once feasibility is signed.