Construction
A dedicated superintendent. A live schedule you can read. Inspections passed on the first call. The job site is also your backyard — we treat it that way.
Construction is the longest stage and the one most owners worry about. Every Golden State ADU project gets a single named superintendent, a published two-week look-ahead schedule, and a job site that closes down clean every Friday. We sequence inspections so LADBS sign-offs land on schedule, not in the way.
What happens, in order
- 04.01
Site mobilization & demolition
Erosion control, tree protection, utility locates (DigAlert / 811), and any required demolition under separate permit. Job site fencing and a single-point neighbor contact.
- 04.02
Foundation & underground
Excavation, footings, slab, and underground plumbing. LADBS foundation inspection before backfill or pour. Hillside parcels add geotech observation.
- 04.03
Framing, MEP rough & inspections
Wood or steel framing per structural set. Plumbing, electrical, and mechanical rough-ins. LADBS framing, plumbing rough, electrical rough, and mechanical rough inspections — sequenced so we never wait.
- 04.04
Insulation, drywall, finishes
Title 24 insulation inspection, drywall, interior and exterior finishes, cabinetry, tile, flooring, paint, fixtures. Final exterior, hardscape, and landscape touch-points to match the main house.
- 04.05
Final inspection & utility connection
LADBS final inspection, LADWP meter set, and sewer sign-off. Certificate of Occupancy issued — your ADU is now legally inhabitable.
LADBS & code references
- LADBS Inspection Request System — we schedule via the contractor portal.
- Required inspections: setback, foundation, framing, plumbing rough, electrical rough, mechanical rough, insulation, drywall nail, final.
- Title 24 HERS rater verification — required for HVAC and envelope items.
- Certificate of Occupancy — issued by LADBS at successful final inspection.
What homeowners ask us during construction.
- What LADBS inspections are required during construction?
- At minimum: setback, foundation, framing, plumbing rough, electrical rough, mechanical rough, insulation, drywall nail, and final. Title 24 items also need HERS-rater verification. We schedule each inspection through the LADBS contractor portal so they land in the right sequence.
- What happens if an LADBS inspector fails an inspection?
- We receive a correction notice on the permit card within 24 hours. Most failures are paperwork or single-item fixes — we resolve them, request a re-inspection (typically within 48–72 hours), and the schedule absorbs the delay. We have a first-call pass rate above 92% across the last 24 months.
- When can my ADU be legally occupied?
- Only after LADBS issues the Certificate of Occupancy at successful final inspection — and after LADWP sets the meter and the sewer connection is signed off. Moving in or renting before C of O exposes you to code-enforcement action and voids most insurance policies.
Have a question we haven't answered? See the full FAQ or ask the studio directly.