Builder Guide
Garage Conversion ADU: Complete Guide
Turn your attached or detached garage into a legal ADU. Costs, permits, insulation, HVAC, and everything you need to know.
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We reviewed 40+ LA ADU contractors. Here are the top 10 rated by cost, timeline, design quality, and homeowner satisfaction.
Selecting the right contractor is the single most important decision in your ADU project. Look for builders with specific ADU experience — general contractors who've never built an ADU may not understand the unique permitting requirements, size constraints, and utility connection challenges.
Request at least three detailed bids, check contractor licenses through your state licensing board, verify insurance coverage, and speak directly with at least three recent clients. Ask about projects that went over budget or timeline and how the contractor handled it.
A realistic ADU timeline from concept to move-in is 12-18 months. This breaks down roughly as: design and engineering (2-3 months), permitting (2-6 months depending on jurisdiction), construction (4-6 months), and final inspections (2-4 weeks).
The permitting phase is where most delays occur. Some cities have streamlined ADU permits to 60 days, while others still take 4-6 months. Ask your planning department about their current processing times before setting expectations.
Never compromise on structural integrity, waterproofing, insulation, and HVAC sizing. These systems are expensive to fix after the fact and directly impact the long-term durability and comfort of your ADU.
Insist on R-21 wall insulation minimum (R-30 in cold climates), properly flashed windows and doors, a dedicated 100-amp electrical panel, and HVAC equipment sized by a Manual J calculation — not a contractor's guess.
The most expensive mistake is starting construction before permits are approved. If an inspector finds unpermitted work, you'll be forced to tear it out and start over — doubling your costs and timeline.
Other common pitfalls include underestimating utility connection costs, failing to account for grading and drainage, choosing finishes before confirming your budget, and not including a 15-20% contingency fund for unexpected expenses.