Process · 8 min read · May 13, 2026 · 414 words
LADWP, SoCalGas and your ADU: the utility connection map
Power, water, and gas hookups account for $8K–$35K of an ADU budget and 4–14 weeks of schedule. A walkthrough of the actual approval paths in 2026.
Key takeaways
- Day 0: Submit ADU plans to LADBS.
- Day 0: Submit panel upgrade application to LADWP if required.
- Day 14: Order long-lead electrical equipment (200A panel, transformer if applicable).
Answered in this guide
Jump straight to the question you came in with — every answer is on this page, with links onward to the deeper guide.
- How long does an ADU project take in Los Angeles?
- Can I move faster with a pre-approved standard plan?
- What slows projects down most often?
- What is the typical week-by-week breakdown?
- Are you licensed and insured?
- Do you use one crew or subcontractors?
More across the studio · the full FAQ map · the reference desk
Utility connections are the part of an ADU schedule least under your contractor's control. Each agency — LADWP for power and water, SoCalGas for gas — operates on its own queue, and submitting paperwork in the wrong order routinely adds six weeks to a project. See the week-by-week permit timeline for where these queues land in the calendar.
Power: the panel question
Most pre-1985 LA homes have a 100A or 125A service panel. A new ADU with a heat pump, heat pump water heater, induction range, and EV charger draws enough load to require a 200A upgrade on the primary service. LADWP runs the panel upgrade as a separate workflow from the ADU permit; submit it the day plans go to LADBS, not at framing.
Separate vs shared meter
A separate meter for the ADU is optional. Pros: clean tenant billing, no RUBS allocation hassle. Cons: $4K–$10K more for the meter pedestal and trenching, plus a separate LADWP service application. Most LA homeowners share the primary meter and use a sub-meter for tenant billing.
Water and sewer capacity
The water main into your property is typically 3/4" or 1". Adding an ADU with one full bath usually fits within existing capacity. Two-bath ADUs or properties with a swimming pool may need a 1.5" upgrade. Sewer lateral capacity is verified via a LADWP sewer capacity letter, which the plumbing engineer requests before plan check.
Gas: opt out or run it
All-electric ADUs (heat pump everything) skip SoCalGas entirely — saving 4–8 weeks of schedule and $2K–$6K in line extensions. Per CPUC Decision 20-08-018, gas line extensions are no longer subsidized at the customer-class allowance rate, which has shifted the math heavily toward all-electric. The Title 24 guide covers the code side of going all-electric.
Sequencing that actually works
- Day 0: Submit ADU plans to LADBS.
- Day 0: Submit panel upgrade application to LADWP if required.
- Day 14: Order long-lead electrical equipment (200A panel, transformer if applicable).
- At rough-in: schedule LADWP meter set; lead time is typically 4–8 weeks.
- At final: sewer lateral inspection, panel meter swap, certificate of occupancy.
Sources
- LADWP Customer Services · Los Angeles Department of Water and Power
- SoCalGas Builder Services · Southern California Gas Company
- CPUC Decision 20-08-018 (Gas Line Extensions) · California Public Utilities Commission
- California Public Utilities Commission · CPUC
Next chapter · 01 of 03
Design · 10 min read
Title 24 for ADUs: what actually triggers compliance
All-electric eliminates SoCalGas entirely. Here is what Title 24 demands to make that work in LA.
California's energy code is the single biggest design constraint after setbacks. Here's what Title 24 Part 6 requires for new ADUs in 2025 — heat pumps, fenestration, envelope, and the CF1R signoff.
FAQ · Process
Common questions on process
The questions readers send us most after this guide.
How long does an ADU project take in Los Angeles?
Most detached ADUs run 9–13 months from contract to certificate of occupancy. Garage conversions are typically 4–6 months. Permitting alone is usually 60–120 days at LADBS depending on whether we use a pre-approved standard plan or a custom design that needs full plan check.Can I move faster with a pre-approved standard plan?
Yes — meaningfully. LADBS Standard Plan ADUs skip the design review portion of plan check and often clear permitting in 30–60 days instead of 90–120. We carry a curated library of standard plans from 480 to 1,200 sq ft.What slows projects down most often?
Three things, in order: (1) utility upgrades — LADWP service upgrades can add 8–14 weeks; (2) sewer capacity studies in older neighborhoods; (3) owner-driven design changes after permit submittal. We flag all three at the feasibility call.What is the typical week-by-week breakdown?
Weeks 1–3: feasibility, survey, schematic design. Weeks 4–8: construction documents and Title 24. Weeks 9–20: plan check at LADBS or your local department. Weeks 21–24: site mobilization and foundation. Weeks 25–40: framing, MEP rough-in, drywall, finishes, and inspections. Final two weeks are punch list and closeout.Are you licensed and insured?
Yes — CSLB #1156772. License, bond, general liability and workers' comp certificates are shared during your consultation; full coverage details are confirmed in writing before signing.Do you use one crew or subcontractors?
We carry our own foreman, framers, and finish carpenters in-house. Specialized trades — MEP, roofing, glazing, solar — are long-standing subcontract relationships, the same crews on every project. You will know every face on your site by week three.
Reference desk · Process
More answers from the California reference desk
City-specific questions pulled from our 5,000-answer FAQ corpus — every link opens a deeper desk page.
How long does a ADU take in Beverly Hills from start to finish?
End-to-end for a ADU in Beverly Hills: feasibility + design 6–10 weeks, City of Beverly Hills Community Development plan check 120–180 days, construction 16–22 weeks, inspections + closeout 2–3 weeks. Realistic total: 9–14 months with a competent team and clean submittals. Add 6–12 weeks for ladwp service upgrades common on pre-1970 panels — budget 8–12 wks..What is the actual construction schedule for a ADU in Beverly Hills?
Once permits issue in Beverly Hills, a ADU runs roughly: mobilization 1 wk, foundation 2–3 wks, framing + dry-in 3–4 wks, MEP rough 3 wks, drywall + finish 5–7 wks, inspections + punch 2 wks. The largest single source of slippage is inspector scheduling; the second is finish-material lead time (60–90 days on premium tile, 8–12 weeks on imported windows).Is there a fast-track path for a ADU in Beverly Hills?
City of Beverly Hills Community Development doesn't run a paid fast-track for residential work, but submittal quality compresses the timeline the same way: a fully bound set with stamped structural, Title 24, and verified site plan typically clears in 120 days rather than the upper end. Express service exists at LADBS for certain scopes — confirm eligibility before paying the fee.Does weather affect ADU schedules in Beverly Hills?
Most Beverly Hills sites lose 5–10 working days a year to weather — Pacific atmospheric-river storms January–March, and red-flag wind days that pause crane work and roof tear-offs. Plan to dry-in (roof on, windows in) before December if the schedule allows; once the building is weather-tight, the finish trades run year-round.How many inspections are required for a ADU in Beverly Hills?
Expect 8–14 inspections from City of Beverly Hills Community Development on a ADU: foundation, underground plumbing, framing, rough electrical, rough plumbing, rough mechanical, insulation, drywall, energy/HERS testing where required, final building, final electrical, final plumbing. Add utility company inspections for the panel upgrade and meter set. Building inspectors prefer 48–72 hours notice; scheduling lag is the most common late-stage delay.How long does a garage conversion take in Beverly Hills from start to finish?
End-to-end for a garage conversion in Beverly Hills: feasibility + design 6–10 weeks, City of Beverly Hills Community Development plan check 120–180 days, construction 16–22 weeks, inspections + closeout 2–3 weeks. Realistic total: 9–14 months with a competent team and clean submittals. Add 6–12 weeks for ladwp service upgrades common on pre-1970 panels — budget 8–12 wks..What is the actual construction schedule for a garage conversion in Beverly Hills?
Once permits issue in Beverly Hills, a garage conversion runs roughly: mobilization 1 wk, foundation 2–3 wks, framing + dry-in 3–4 wks, MEP rough 3 wks, drywall + finish 5–7 wks, inspections + punch 2 wks. The largest single source of slippage is inspector scheduling; the second is finish-material lead time (60–90 days on premium tile, 8–12 weeks on imported windows).Is there a fast-track path for a garage conversion in Beverly Hills?
City of Beverly Hills Community Development doesn't run a paid fast-track for residential work, but submittal quality compresses the timeline the same way: a fully bound set with stamped structural, Title 24, and verified site plan typically clears in 120 days rather than the upper end. Express service exists at LADBS for certain scopes — confirm eligibility before paying the fee.Does weather affect garage conversion schedules in Beverly Hills?
Most Beverly Hills sites lose 5–10 working days a year to weather — Pacific atmospheric-river storms January–March, and red-flag wind days that pause crane work and roof tear-offs. Plan to dry-in (roof on, windows in) before December if the schedule allows; once the building is weather-tight, the finish trades run year-round.How many inspections are required for a garage conversion in Beverly Hills?
Expect 8–14 inspections from City of Beverly Hills Community Development on a garage conversion: foundation, underground plumbing, framing, rough electrical, rough plumbing, rough mechanical, insulation, drywall, energy/HERS testing where required, final building, final electrical, final plumbing. Add utility company inspections for the panel upgrade and meter set. Building inspectors prefer 48–72 hours notice; scheduling lag is the most common late-stage delay.How long does a JADU take in Beverly Hills from start to finish?
End-to-end for a JADU in Beverly Hills: feasibility + design 6–10 weeks, City of Beverly Hills Community Development plan check 120–180 days, construction 16–22 weeks, inspections + closeout 2–3 weeks. Realistic total: 9–14 months with a competent team and clean submittals. Add 6–12 weeks for ladwp service upgrades common on pre-1970 panels — budget 8–12 wks..What is the actual construction schedule for a JADU in Beverly Hills?
Once permits issue in Beverly Hills, a JADU runs roughly: mobilization 1 wk, foundation 2–3 wks, framing + dry-in 3–4 wks, MEP rough 3 wks, drywall + finish 5–7 wks, inspections + punch 2 wks. The largest single source of slippage is inspector scheduling; the second is finish-material lead time (60–90 days on premium tile, 8–12 weeks on imported windows).
Sources & further reading
- California Government Code §65852.2 — statewide ADU framework (ministerial review, 60-day clock).
- LADBS — Accessory Dwelling Unit information bulletins and current permit fee schedule.
- HCD — California Department of Housing & Community Development, ADU handbook (2024 update).
- Internal data: aggregated from real California ADU and residential construction projects, 2018–2025.
Continue your read · the editorial path
We chained these chapters in the order LA homeowners actually need them. Each one picks up where the last one left a question open.
02 / 03
Permitting · 7 min
The LA ADU permit timeline, week by week
From signed agreement to building permit in 14–22 weeks: what happens, who is doing it, and the three places projects stall.
Read chapter →03 / 03
Cost · 9 min
The anatomy of an LA ADU build, line by line
Where every dollar of a $325,000 detached 800 sq ft ADU actually goes — soft costs, hard costs, contingencies, and the line items that surprise homeowners most.
Read chapter →
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