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GoldenStateADU
Desk 02 · Los Angeles · JADU

Los Angeles JADU Builder. the smallest legal LA dwelling.

A JADU — Junior Accessory Dwelling Unit — is a separate dwelling carved out of an existing house, capped at 500 square feet, with its own entrance and an efficiency kitchen. LADBS permits JADUs under a defined ministerial pathway when the owner occupies either the primary residence or the JADU.

Licensed California contractor · CSLB #1156772 · Los Angeles desk · LADBS

Begin a Los Angeles jadu builder brief →← Back to Los Angeles desk

About JADU Builder in Los Angeles

We deliver LA JADUs as a fixed-scope contract: design, LADBS permitting, framing modifications, MEP, kitchenette, and finals. Most LA JADUs land between $90K and $160K all-in.

JADUs pair well with a detached ADU on the same lot — many LA homeowners we work with build both: a JADU inside the house for short-stay family use, and a detached ADU in the backyard for rental income.

Los Angeles permit notes · JADU Builder

What we resolve before drawings begin.

  • 01

    Owner-occupancy requirement

    LA JADUs require the owner to occupy the primary residence OR the JADU. We confirm and document this during permit application.

  • 02

    Efficiency kitchen requirements

    JADU kitchens must meet LADBS efficiency-kitchen criteria — limited counter and appliance footprint. We design within these rules from day one.

  • 03

    Separate entrance and shared bath option

    JADUs need their own exterior entrance. A shared bathroom with the primary residence is permitted, which often saves cost on a complex floor plan.

ADU intel · the build stack we ship · Los Angeles spec

A 2025 LA detached ADU is 12–16 weeks of construction over 6–9 months of permit and design. The fastest path is the pre-approved-plan path — when the design fits.

The manufacturers we actually specify.

  • ZIP System (Huber)

    premium

    USA

    Structural sheathing with integrated weather barrier

    Eliminates a separate WRB step + tape system catches install errors visually. Our preferred default on ADU walls and roof decks.

  • Mitsubishi / Daikin / LG

    premium

    Japan · Japan · Korea

    Mini-split heat pumps for ADU HVAC

    Right-sized inverter heat pumps hit Title 24 and CalGreen with zero ductwork — the cleanest, cheapest HVAC for an ADU < 1,000 sf.

  • Rinnai / Navien

    workhorse

    Japan · Korea

    Tankless water heaters

    Wall-mount tankless saves 9 sq ft of floor and qualifies for SoCalGas rebates when CSA-approved gas units are still permitted; we switch to heat-pump electric where local code requires.

  • Square D / Eaton

    workhorse

    USA

    Sub-panel + load center for ADU service

    Standard 100A or 125A sub-panel from main; tap conductor sizing per CEC 705.12(B).

Material tiers · what you're actually choosing between.

MaterialLifespanInstalled in CABest forTrade-offs
2x6 stick-frame on continuous footing75+ years$340–$520 / sq ft turnkeyMost LA infill ADUs.12–16 weeks construction once permits issue.
Panelized / off-site framing kit75+ years$320–$480 / sq ftTight side-yard sites or fire-rebuilds.Crane access required; not feasible on every lot.
Modular box (Abodu / Cover / Boxabl)50+ years$300–$500 / sq ft delivered + siteworkOwners who want speed and accept the design constraint.Crane + crane-truck access required; foundation still has to be poured first.

Specification gotchas we resolve before contract.

  1. 01

    Pre-approved plans (LA + city catalogs).

    LA City, Santa Monica, Pasadena, Long Beach all maintain pre-approved plan catalogs. Plan check drops to 30 days or less when the plan is in the catalog.

  2. 02

    Utility separation (SB 9 / AB 2221 nuance).

    Separate utility meters are no longer required to permit, but they're often required for refinance or sale. We pull the right meter strategy for the owner's exit plan.

  3. 03

    Fire setbacks + sprinklers.

    ADUs under 1,200 sf often don't trigger sprinklers; over 1,200 or with specific roof tie-ins, NFPA 13D applies.

Sources · CA HCD ADU handbook (2025) · LADBS ADU information bulletin

Other Los Angeles services.

All Los Angeles services →

Los Angeles city directory · 314 cities served

JADU Builder, written for your city.

Each link opens a dedicated page calibrated to the city's permit authority, lot conditions, and price band — not a generic regional landing.

Los Angeles · JADU Builder FAQ

Questions Los Angeles homeowners ask first.

Start a Los Angeles JADU brief. We'll review LADBS owner-occupancy, kitchenette layout, and how a JADU pairs with a backyard ADU on your specific lot.

  1. What's the difference between a JADU and an ADU in LA?
    A JADU is carved from the existing house (max 500 sqft, efficiency kitchen, can share a bathroom). A standard ADU is a fully independent dwelling, can be detached or attached, and is not size-capped the same way.
  2. Can I have both a JADU and an ADU on my LA lot?
    Yes — LA City and California state law allow one JADU plus one ADU on the same single-family lot, often increasing the property's rental income meaningfully.
  3. How long does an LA JADU take?
    Typically 7–10 months from brief to finals — faster than an ADU because most work happens inside the existing envelope.
  4. What does an LA JADU cost?
    Most LA JADUs land between $90K and $160K all-in, depending on kitchen finish, electrical work, and whether a new bathroom is added.
Begin

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A short feasibility review of your lot — what you can build, roughly what it costs, and how long it will take. Free of charge. No sales call afterwards unless you ask for one.

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