How Long Does It Take To Build An ADU?

After cost, timeline is one of the most commonly asked questions by those looking to add an ADU to their property. It is important to understand the full project timeline and not just the construction phase as you begin to plan your project.

Projects can typically be broken down into 4 phases:

1. Planning and Research

2. Design

3. Permitting and Approvals

4. Construction

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The Planning and Research Phase: 4-8 weeks but potentially longer

This is vital to having a successful project as it is always easier and cheaper to make decisions on paper than when the project is under construction. It is also important to have the base research done to understand and accommodate the wide range of factors that will impact the project, from local rules and regulations, material supply availability, cost of materials and labor, interest rates and other financing information, to the specifics of the existing conditions of the property.

The length of time for this phase can vary from a few weeks to a few years depending on the client and how motivated they are to move forward with the project. When clients come to us to assist with this work, we typically estimate about 4 weeks to review the property, understand the local rules and regulations, and work with the client to develop a project budget and building program.

The ADU Design Phase: 3-6 months but sometimes up to a year

A common theme in all of these rough timeframe estimates will be that it depends on the client. Some people are quick to make decisions or just trust the design team to make decisions for them. Others want to be involved with the specifics of each decision throughout the project or may need a good amount of time to think through the options before settling on what they want to do.

We typically walk clients through a custom designed ADU process in 3-4 months. We feel that is a good balance of collaborating on the important decisions while our expert designers handle the details as we develop the permitting and construction drawings. You can then add on another month or two for the various other consultants that may need to be involved in the project. This would be consultants such as structural, mechanical, electrical, and plumbing engineers, landscape architects, arborists, civil engineers and other professionals. Most of these consultants will need the architectural design to be complete before they can carry out their work.

This is a place that starting with a pre-designed ADU plan can save significant time. If you are ok with one of the designs that are available for purchase, you can condense 3-4 months into just a couple of weeks. You would basically be skipping most of the design work and moving straight into engaging with consultants.

The Permitting and Approvals Phase: 1 month to 1 year, or more!

That range may seem crazy and we agree. This is one of the biggest frustrations homeowners, designers, and builders of ADUs have in the process. Each jurisdiction has their own rules and regulations and often there are conflicting rules between towns/cities, counties, and states. It is challenging to work through the various levels of regulation. Adding further frustration is how slow most building departments are at responding to questions as well as reviewing and approving submitted plan sets.

For some specific examples, we found that it took about 4-6 months on average to work through the permitting process in Portland, Oregon. Places in the Bay Area, like San Francisco, Berkeley, Oakland and others, the process could easily stretch out to one year or more. Seattle also has incredibly long review processes, probably falling somewhere between Portland and the Bay Area. Smaller towns or states with less regulation often work a lot faster. Places like Idaho or Texas can review and approve ADUs in just a few weeks or months, assuming the town you are building in allows ADUs, and the designs meet the local codes.

We highly recommend talking with your local building department as part of your Planning and Research phase, to get a realistic estimate of the permitting time you can expect.

The Construction Phase: 6-9 months

Once you receive approved plans from the permitting process you can break ground and start construction. From this point you could probably assume a 6-9 month construction timeframe. Of course this could vary based on your local climate, material supply, labor market, etc. Also, some contractors have larger crews and may move quicker. You may also chose to work with someone who will take their time and be a bit more meticulous with the construction details to deliver a higher quality final result. Sometimes taking longer is prefered.

Remember a few key things: starting construction in the spring is ideal as you will hopefully avoid delays due to winter climate conditions (freezing cold, snow and ice, and heavy rains can delay construction significantly). In the post covid world, material supply chain and skilled labor are significant challenges to overcome. There are significant delays in getting some key building materials, especially windows, that could significantly extend the construction timeframe.

The construction timeline for building an ADU can also vary based on the type of ADU. Converting a basement or attic, or even a garage could potentially be a bit quicker to complete vs doing a ground up construction. Working within an existing structure - assuming it is weather protected - may not face climate caused delays and also may reduce some of the work such as pouring foundations or doing significant framing.

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Overall ADU Timeline

If you are just beginning to consider adding an ADU a good safe estimate is it would take about 12-18 months from start to finish. That would include pre-design research, the architectural design phase, permitting approvals, and construction. Of course some jurisdictions - I’m look at you Bay Area - will probably throw some wrenches in the gears and take too long to review your project and issue permits, so it could take longer.

To bring this timeframe down you can consider strategies like starting with a pre-designed ADU, or even an prefabricated or modular ADU. It is also wise to plan for a a springtime construction start, and to hire your design team and general contractor well in advance so they can collaborate and plan for a successful construction process. The best time to start design would be late summer or early fall with the goal of starting construction the following spring or summer.

If you are starting a project and have any questions don’t hesitate to reach out. We are always happy to help you get on the right track. And if you want to cut down on your timeline and want to start with a pre-designed ADU plan check out our available designs by clicking the button below.

What Are The Design Phases For An ADU Project?

The design phases for an ADU (accessory dwelling unit) project will vary depending on the specific needs of the client, the goals of project, and the local regulations that apply. However, there are several common design phases that are typically involved in an ADU project. These phases may include:

1. Initial consultation and PreDesign:
   This is the first phase of the design process, during which the property owner meets with an architect or designer to discuss their needs and goals for the ADU. The architect or designer will assess the property and gather information about the project, including the size and location of the ADU, general design style ideas, the intended use of the unit, and any local regulations or requirements that apply.

2. Schematic Design:
   Here the designer works closely with the client to set the look and feel of the project and develop the conceptual floor plan, massing, and location on the site.

3. Design Development:
   In this phase, the architect or designer will begin developing the design for the ADU in a more detail. This may include sketching over the preliminary plans, refining the function of the plan, setting the overall dimensions, selecting materials, and making any necessary revisions to the design based on feedback from the property owner.

4. Construction Documents:
   Once the design for the ADU is finalized, the architect or designer will create detailed construction documents that specify the materials and construction methods to be used in the project. These documents will be used by the contractor to build the ADU.

5. Bidding and Construction:
   In this phase, the property owner, often with assistance or guidance from the design team, will solicit bids from contractors and select one to build the ADU. It is important to carefully compare bids to make sure they include the same assumptions rather than just selecting the lowest number. Once the permit is issued, the contractor will then begin the construction process, following the plans and specifications provided by the designers in the construction documents.

6. Construction Administration:
   During the construction phase, the architect or designer may be responsible for observing the construction process to confirm that the ADU is being built according to the plans and specifications. This may include reviewing progress, answering questions, supplying additional information or clarifications, and making any necessary changes to the plans.

Overall, the design phases for an ADU project will vary depending on the specific needs and goals of the project. By working with an experienced architect or designer, property owners can ensure that their ADU project is successful and meets all local regulations and requirements.

The design process is a vital part of the success of your project. Hiring an experienced designer can help guide you through the various steps needed to deliver a quality design that is on schedule and on budget. In order to save additional time and money, considering a pre-designed ADU plan could be a great way of shortening the design process by knowing that the design you chose has already been built successfully.

If you think a pre-designed ADU Plan is the right approach for you, check out our available designs ready to download today.

Design Process: Additional Services

We have outlined the general phases of the design process in earlier posts. However, there often are other services that we offer to make your project easier to achieve. None of these are required to get an ADU designed, permitted, and built, but some can make your project a greater success or take some work off your plate so you can focus on other things. Additional services for ADUs or Custom Homes allow us to customize the service offerings to the unique needs of each client and each project.

Property Search and analysis (Feasibility Study)

You are looking into buying a new home and want to know what the potential is to add an ADU as a rental unit. Or perhaps you want to analyze your current property to better understand the opportunities and challenges for adding an accessory dwelling unit or other property improvement project - like a major addition, remodel, or even a new custom home design. It is also a great idea to do a feasibility study when considering purchasing of a piece of land. If you are considering any of these options a feasibility study is highly recommended as the first step. Whether you hire us or engage another design team, it is worth investing in this preliminary research before you commit to a larger project or before you close on a property purchase. Zoning research, site analysis, property review, and other research is can save significant money or prevent you from beginning a project before knowing exactly what is allowed. Whether you are considering an ADU, a major remodel, or a custom home design, this is a valuable service that is worth the upfront investment.

Interior Design

Some clients love shopping for materials, finishes, appliances, and picking out colors and other interior elements for their homes and ADUs. Others don’t have the time and want someone to assist with this process. Since most interior finish selections don’t affect the permitting process this service isn’t necessary to get a custom home or ADU approved to build, but it can make a big difference for the look and feel of your project. An interior design that matches the aesthetics of the exterior and creates a welcoming environment can make or break your project. And interior design is especially important if you are planning to rent out the ADU as a long or short term rental. You want durable materials and finishes as well as a noteworthy, photogenic design that will set your rental apart from the competition. This service can include selecting all of the finishes like tile, counters, cabinets, fixtures, and hardware or can include additional tasks like helping select furniture, artwork, and other decorations to bring the space together and feel warm and inviting. Custom home and ADU Interior Design can take a great deal of time and effort but can have a great return on investment. This is why we recommend that our clients hire a professional designer to assist with this work. Typically we like to work with you to at least select all of the materials, finishes, and fixtures that will be attached to the structure which is why we offer interior design as an additional service for our ADU and custom residential clients.

Existing Conditions Drawings (As-Builts)

Most of the projects we work on are detached new construction ADUs or custom residences. However, when an ADU interacts with an existing structure on your property it is necessary to document the existing conditions. Often these are called as-built drawings, and include creating dimensioned drawings of all the existing spaces and structures that will be affected by the project. Most designers will offer this service or sub-contract it out to another drafting company. It is worth the investment to get an accurate drawing set that shows the current conditions of your home before you start any project.

Renderings

Three dimensional views of the project are another part of the design process that isn’t necessary for the permit approval process but can be a great tool to make design decisions. Taking these views a step further, you can use modeling and drawing software to create rendered views that show materials, finishes, lighting, furniture, people and other effects to really show what the spaces will look and feel like. We often do a couple exterior and a couple interior renderings so our clients can see an approximation of what their project will look like after it is finished. This allows them to have the confidence they will like the final design prior to starting construction. Good renderings do take time and thus cost money, but we always find it is worth spending a bit of extra effort during the design phase to prevent changes or worse, regrets, once construction begins. A couple thousand dollars during design can save tens of thousands during construction. If you are unsure about what your project will look like or how the interior spaces will feel by looking only at plans, sections, and elevations, ask your design team to make some renderings. It is an added service but can give you a better sense of the final project plus are great to share with friends and family so they can see what you are planning!

Physical Models

These are pretty rare these days as most firms have moved to digital drafting and 3D visualization software. However, some clients think better when seeing a physical model of their new home or ADU. We have built a few models for clients and they can be a valuable tool to help make design decisions. They can be time consuming if you are looking for a lot of detail. Simple massing models, or chipboard diagrammatic models can be quick and cheap, but detailed wood models can be very time consuming and could add significant cost to the design process. Still, like with the renderings, it is still cheaper to invest in the design process than try to make changes once construction begins. It is better to be sure about the design direction and sometimes physical models are the best way to think through a design challenge or capitalize on an opportunity.

Meetings and Presentations: Design Review, Community Engagement, Neighborhood Associations, Historic Review, and other meetings or presentations.

Certification Process & Applications: LEED, Earth Advantage, Passive House, Net Zero, or other certifications.

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Other Articles in Our Design Process Series:

1. Phase I - Predesign

2. Phase II - Schematic Design

3. Phase III - Construction Documents

4. Phase IV - Permitting and Bidding

5. Phase V - Construction Administration

Design Process: Phase 5 - Construction Administration

It is common to think that when the approved permits are in hand and construction can begin, that the services of a designer are no longer needed. Hopefully this post convinces you otherwise. I would argue that designer’s involvement in what is called Construction Administration, is one of the most important and valuable aspects of our services. This is why we don’t take on projects that don’t have a base level of services during the construction phase. It is the only way we can best serve our clients and work together with the contractor to deliver a high-quality project that meets the design intent.

What is construction administration?

Construction administration, often abbreviated as “CA,” is a series of meetings and administrative tasks that the designer undertakes to help oversee the construction phase of the project. The goal is for us to help the general contractor interpret the construction documents correctly, translate these design drawings into the built home, and troubleshoot any problems or situations that may occur. We work closely with the contractors and clients to help deliver a high-quality end result.

Typically CA work includes regular meetings on site with the contractor and owner. Often these are at regular interviews like monthly or weekly site meetings, while on some projects we may select key times to do site visits based on the construction schedule - like before pouring concrete, after framing is complete, before drywall is hung, etc.

Is Construction Administration worth the added cost?

Too often clients think that they will save money but declining to have the designer involved in the project once the permitted plans are received. They see CA as an added cost rather than an integral part of the designer’s services. Perhaps they see this as saving money to keep project costs down. However, construction administration is not an added cost and more importantly it can save thousands of dollars and help keep your project on budget.

A basic level of CA is included in our design fees for every project and isn’t a service that can be declined. Once a project breaks ground using our design drawings we must remain involved for liability reasons as well as to allow us to help deliver a project that meets our client’s expectations. As most designers and contractors already know, it is rare that a set of plans is perfect with all of the details, specifications, and information perfectly coordinated with the existing conditions on the site. There are always unexpected changes, alterations, and various interpretations that are needed to be clarified when translating two dimensional drawings into a three dimensional building. Not only are the drawings not perfect, but often clients make last minute decisions or changes that may affect the permitted drawings, or the construction process. We are there to help work through these, minimize delays, and get any additional approvals needed to continue the work.

Designers work to help resolve issues, work through design revisions, and solve unexpected construction hiccups. It is always easier and cheaper to make changes on paper, before you build something in the field. Having the designers available to work through detail drawings, find replacement material selections, or work with the clients to make last minute design changes can save thousands of dollars and help keep the project on schedule.

What are the tasks that designers perform as part of construction administration?  

Along with the site meetings we briefly mentioned above, designers also take on some administrative tasks and help communicate important information to the General Contractors building your project.

Let’s start with expanding on site meetings. Typically we want to schedule regular monthly meetings on site with the General Contractor to observe progress and get ahead of the construction process by answering questions and providing any additional information the builders may need that isn’t in the drawings. These meetings typically take an hour or two as we go over what work has been complete, what work is scheduled for the upcoming month of work, and what information the contractor needs to keep the project on track.

Beyond the site meetings, the designer is on call to clarify questions or provide additional drawings or information. Called Requests for Information (RFIs), the General Contractor makes formal requests for information from the design team. Depending on the request, the designer may create new drawings or revise the existing ones and coordinate any changes to the approved permit drawings if a major revision is needed. Revisions may need to be resubmitted to the building department so it is important to include the designer if any deviation from the originally permitted design is made while building.

Why can’t the builder manage the construction administration process? 

The builder’s role is to take the permitted construction documents and turn the drawings into the built project. However, they are only translating the drawings and haven’t been thinking through the design and code issues for as long as the design team. At this point we have probably spent 6-12 months with the clients, working through different ideas, laying out the ideal floor plans, selecting the materials, and developing the details needed to give the contractor the right directions on what to build, and also to obtain permission from the local jurisdiction. The insight designers have from this long process is not something the contractors can replace. They also are not trained in design or how best to address code requirements or functionality of design decisions. The builder is contracted to construct what is shown on the drawings. Any changes or deviations from the drawings must be discussed with and approved by both the designer and the client before the builder can move forward with the changes.

Some contractors may argue that they can fulfill the role of designer as needed during construction. However, these aren’t contractors we would recommend for your project or who we will work with. The delivery of a high quality project necessitates collaboration. It is vital that the clients, design team, and construction team work together. We each bring different skill sets, expertise, and concerns to the table. It is only have having everyone involved will the project be a great success.

Final Thoughts on Construction Administration for ADUs and Custom Homes

By the time construction begins you have invested hundreds of hours and thousands of dollars in your project. Although it may seem the heavy lifting is behind you and all that hard work will lead to smooth sailing from here on out, this is rarely the case. Construction is complicated and there are always areas of the design that need extra thought as they turn from drawings into a building. We also know from experience that if we all work together we can avoid mistakes, resolve challenges quicker, and deliver a higher quality project. This is why we include basic levels of construction administration in our services when we work on custom residential design or take on custom designed ADUs. We respect the expertise of the contractors, the concerns of the clients, and also our unique talents. It is only by working together can your project be a true success.

Siding going up at the Sheltered Nook House, a custom residence we designed outside of Portland, Oregon.

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Other Articles in Our Design Process Series:

1. Phase I - Predesign

2. Phase II - Schematic Design

3. Phase III - Construction Documents

4. Phase IV - Permitting and Bidding

5. Phase V - Construction Administration

Design Process: Phase 4 - Permitting

This is everyone’s least favorite phase of getting a new project completed. Permitting is where you submit all of the design documentation to the local building department to be reviewed and approved before being given permission to break ground and start construction. Each jurisdiction (town, city, county, and state), has their own rules and regulations that guide the design and construction process and requirements for issuing permits. Even for small projects like ADUs, permitting requirements can add a lot of work and time onto the project.

Zoning and planning drawings, construction documents, and building permit applications are typically completed by the design professional, and submitted to the necessary offices or departments by the designer, general contractor, or in some cases a special permit expediting company. The design professional will also respond to questions and comments from the city plan checker as they review the drawing sets. It is typical to receive multiple requests for additional information from the various departments, and the design team will work with them to provide necessary additional information or make edits to the drawings to meet their requirements.

With this all being said, here are some of the aspects of the permitting process that is important to consider to have realistic expectations for what to expect:

Permit fees

It isn’t cheap to build a new project and building departments want a piece of the pie. Although fees vary greatly from city to city, you can expect to pay thousands of dollars in permit fees and system development charges. Permit fees on recent ADUs in Portland have ranged from $8,000 to almost $20,000. The fee range depends on size, value, utility connections, end use of the project, and other factors. Some jurisdictions are trying to incentivize ADUs by offering reduced fees but still, there will be a significant cost here. When you are first considering building an ADU, we highly recommend you call the local building department to ask for an estimate of the permit fees.

Department Reviews

Building plans are just one of the many reviews that take place as part of the permitting process. Each department typically has some involvement in the review and approval of building projects. Transportation departments review site plans for curb cuts, water departments want to understand utility connections, plans examiners make sure the design meets the building code, while planners review the site plan and overall design to ensure it addresses the local zoning codes. Depending on the location you may have reviews for tree coverage or removal, and other environmental considerations for the project. The point here is that permitting involves a series of reviews from the various departments in your local jurisdiction. This is one of the reasons permitting processes take months to complete and cost thousands of dollars.

Changing Rules

This comes up below in the note on politics, but we want to give it some extra attention because it is important for everyone to understand the permitting process. City councils, state legislatures, and national codes and regulations are constantly shifting as new laws are passed and repealed. Unfortunately, these don’t follow a set schedule - new rules aren’t introduced all at once and there is no set time period for rules in place to remain set, allowing professionals to learn how to accommodate new regulations. Rules can change month to month and even when the language doesn’t change, departments can decide to interpret rules differently with very little public notice. It is a frustrating but unavoidable part of the permitting process for ADUs as well as custom homes and other project types.

Checksheets

Your town may call this something different like a plan check comment, but what we mean by checksheet is a list of all the revisions, changes, or additional information the plans reviewer requests in order to approve the project. Typically each department will review the design drawings for specific things they require. For example, the water department will review the site plan for water hookups, sizing of the water meter, and calculation of fixtures to assess any fees. Building code reviewers will check to ensure the design meets all of the local codes for safety. Planners will check that the design meets the local zoning regulations. If the reviewers from each department see something in the drawing that doesn’t meet their requirements or there is missing information that they need in order to give the design their stamp of approval, they issue a checksheet. Sometimes a design may only get a checksheet with one or two items, while other times a more complex project or site may lead to dozens of checksheet items. In our experience, typically a project will get a handful of items and can usually receive a permit after one or two rounds of revisions. It is also important to read the note below about politics and subjectivity in permit reviews as this can have a big impact on checksheets and how many items or revisions are needed.

Permitting Time

This is the million dollar question and oh so hard to predict. Not only is prediction almost impossible but it seems to be getting worse and worse over time. With each added regulation, impacts from the pandemic, perpetually understaffed building departments, and unnecessary complications with the codes and regulations, permitting time can range from months to years! In some cases, like smaller more rural towns, getting permit approval my be straightforward and take days or weeks, but these are rare occasions. Working on projects in Portland would typically take 3-4 months to get approved. Cities in the Bay Area could take 6+ months and sometimes much longer. Seattle would require early submission for planning approval followed by a more intense permitting review when the full design documentation is complete. It could take 6-months to a year on these projects. And these are just rough estimates. Timing can fluctuate based on how many other projects are in line ahead of you, what the staffing situation is at the building department, and even what technology the department uses. Some still require paper submissions vs digital reviews. Call your local building department to get a sense of timeline, submission requirements. This is also information your designer should know or can research for you. In fact, we talk to the local building department as part of our pre-design services to gather as much information about permitting requirements and timeline so we can set realistic expectations for our clients and build this into the project schedule.

Expectations

You should definitely expect some changes will be required to your design in order to get permit approval. For many of the reasons discussed above, it is almost impossible to get a project approved on the first try considering the various rules and regulations and the subjectivity of the review process. Despite years of experience designers and architects are still going to have to work with the staff of the local building department to make revisions to the drawings to comply with all of the rules and regulations

A note about politics in the permitting process:

Planning regulations and building codes change constantly. The interpretation of laws within each city varies from city planner to city planner and from inspector to inspector. Some cities make it easier to get planning approval while others implement systems and processes that make some projects impossible, or simply struggle to keep up with the laws that are constantly changing. No one can keep up with all codes and regulations because they can be interpreted by city officials with almost unchecked control. Although residential designers are experts at navigating this complex permitting process, and work hard in order to get your permits efficiently, it is almost impossible to steering a project through without some challenges and hiccups. You can expect that your project will get some questions and plan checks from the planning and code reviewers. Your designer should work as swiftly as possible to make any necessary revisions and answer any questions from the city offices, but it is important to have some patience and understanding as this process is being navigated.

Conclusion

The permitting process varies a great deal from place to place. Yet it is a necessary step in the process and not one that can be avoided or shortcut. When starting your project it is worth calling your local building department to receive an estimate on the timeline and fees associated with getting your project approved and permits issued. Building in a reasonable schedule and cost into your budget and timeline can help ensure your project stays on track and meets your expectations. This is also a great topic to ask your designer about as you start the design process.

Example of Building Permit Application form from the City of Portland. Forms like this typically comprise of a few pages of information that are required for the permit department to start reviewing a project. Each building department has their own form and processes for permitting.

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Other Articles in Our Design Process Series:

1. Phase I - Predesign

2. Phase II - Schematic Design

3. Phase III - Construction Documents

4. Phase IV - Permitting and Bidding

5. Phase V - Construction Administration

Healthy Indoor Environments for ADUs and Custom Homes

There is so much more to developing a design for an ADU or Custom Home than just making a beautiful building. Our approach balances aesthetics, sustainability, high performance, and maybe most importantly, healthy indoor environments.

Great design creates healthy environments.

According to the EPA, “Americans, on average, spend approximately 90 percent of their time indoors, where the concentrations of some pollutants are often 2 to 5 times higher than typical outdoor concentrations.” Armed with this data, we look for ways to make our buildings healthy places to live to avoid polluted environments that can negatively impact your health. The most beautifully designed home is a not a success if it isn’t also sustainable and a healthy place to live. A great home needs to do all of the above.

Indoor Air Quality

Indoor air quality is one of the many considerations that guide decisions during our design process for both custom homes and custom designed ADU projects. From creating spaces that have natural ventilation and can open up to the outdoors, to selecting materials that minimize toxins and off-gassing, we help guide our clients through the decision making process that leads to a healthy home. This includes selecting natural materials (like plaster instead of gypsum board), low VOC (volatile organic compounds) paints and adhesives, and heating and cooling systems that filter out contributors to indoor air pollution. A home shouldn’t contribute to conditions such as asthma, allergens, or other irritants, and the design process can help avoid these conditions.

Open to the outdoors

Before we look to mechanical systems like air filters on an HVAC system, we look for opportunities to create passive ventilation in our homes. This includes operable windows in the areas people spend most of their time - bedrooms, living rooms, kitchen and dining areas - and other ways to make use of natural ventilation for airflow, like natural convection to create airflow. The orientation of the building, sun shading, and other passive strategies can also limit the use of active systems that can move dust and toxins throughout a home’s interior.

A common design element we use in a lot of our projects are large sliding doors that completely open up spaces to the surrounding landscape. Living in connection to nature can help make our indoor spaces healthier and more enjoyable - bringing in fresh air, natural light, as well as views into the beauty of nature.

Don’t compromise on health

When creating a home for a family we don’t believe in compromising between a high performance healthy home and great design. A healthy indoor environment is part of our thinking from the start of each design. It as integral to our process as developing efficient floor plans, beautiful aesthetics, selecting high quality materials, and integrating sustainable strategies. It is only when all of these things come together that a project meets the needs of our clients and becomes a great place to live. By adding an ADU you are taking a great first step into building a sustainable home.

A custom home in an urban area wraps around a central courtyard so all rooms have access to natural light, natural ventilation, and have views to the outdoors. Natural materials, low VOC paints and adhesives, and high quality air filters on the HVAC system round out the strategy to create a healthy indoor environment.

Frequently Asked Questions about Designing and Building Custom Homes

How does the design process work?

We have a set design process that we lead you through in order to deliver the best results. We break down each project into 5 phases so there is a clear and predictable path that each project moves along. We have outlined this process in detail in another post. Click the button below to learn more.

How long does it take to design a Custom Home?

This can vary greatly from project to project depending on the specifics of the property, the size of the home, and the clients. If you can make decisions relatively quickly we can design a home in 6-9 months. If you want to take your time and deliberate longer on decisions than a 1-year design timeline is a good rough estimate. Keep in mind, this is for the design work. The permitting review and construction process would be added on to these estimate. For a rough order of magnitude you can anticipate 1.5 to 2 years total from start to finish. As we mentioned in our Value statement, we want to serve the best interest of our clients and that takes time. Like the growth of the slow food movement as a pushback against unhealthy fast food, we believe quality is vital and working diligently through our process leads to the best results. And the best results take time.

How much does it cost to build a custom home?

We expanded on this in more detail here. However, as a quick estimate you can assume a custom home would start at around $1 million and go up depending on the size, the site, the quality of materials, systems, and other elements in the project. Your overall budget is really about your goals and ideas and how much you want and are able to spend on the project. We have design small homes, ADUs, that were around $300,000 and we have designed full custom homes for $1,000,000. Larger, higher-end, homes are easily $2 million or more. It really depends on what you are specifically looking for. We start our design process by interviewing you to better understand your wants, needs, goals, ideas, and lifestyle so we can deliver a project that is unique to the specifics of your life and property.

What is included in the design fee?

When any client first contacts us we listen to their goal and ideas, we then ask questions to get an intimate understanding of what they want and need, and what their lifestyle is so we can best craft a solution. Based on this analysis of the uniqueness of your project, we develop a proposal that is specific to your project and the value we can provide as designers and advisors. We also offer tiers of services that you can select to best serve your needs, expectations, and budget. This is a long way of saying, “it depends.”

Generally speaking, our design fees cover Predesign, Schematic Design, Construction Documents, Permitting, and Construction Administration. These are the five phases we guide each project through from our first meeting to handing you the keys to a beautiful custom home. You can learn more about what each of the phases covers by reading the Design Process post linked above.

What other expenses should I expect?

Outside of the design fees there are a handful of expenses that you need to consider. First is the construction cost, of course. This would be the cost of materials and labor paid to the General Contractor. There will also be a handful of consultants needed to complete your project. This includes a surveyor, structural engineer, perhaps a Civil Engineer and Geotechnical engineer (these depend on the property and full scope of design work), arborists, and landscape designers. There may also need to be energy consultants or other special consultants depending on the local requirements.

Other than construction costs and consultant fees, the other major expense will be the Permitting fees assessed by your local jurisdiction. Each city and town is different and has different fee structures so we will conduct that research and report on estimated permitting costs during our Pre-design phase.

How will I know that I will like the end result?

Design is an iterative process and involves sharing ideas, discussing your style, taste, preferences, needs, and wants. It is our job to listen to you, learn about your lifestyle, and understand what you are looking for and then transform that into a design of your custom home. Throughout the design process you will sit down with us as we present design ideas, floor plan layouts, and other drawings to describe the look and feel of your home. Together we will talk through pros and cons of different options and actually sketch ideas as we refine the design into a beautiful home that reflects your values. This iterative process has led to successful designs that our clients love as well as designs that have been recognized and won awards from the design community.

It is also recommended that you look through our portfolio, follow our instagram account, and make sure that our style and values are aligned with what you are looking for. We tend to design modern or contemporary styled projects that are connected to nature and influenced by the landscape around them. If you are looking for a craftsman style suburban home we probably aren’t the right designer for you. However, if you like the work you see on our website, I’m confident that we can design a beautiful project that you love and are proud to call home.

What drawings are included in your services?

There are two main drawing sets that are created during our design process. There is the Schematic Design set and the Construction Documents set. Each has their own specific drawings that are included. For the SD set we include a site plan, floor plans, elevations, sections, and 3D views to describe the design intent. However, to arrive at the final drawing package we do a lot of drawings as we present options and work through the iterative design process. There are a series of plans, elevations, 3D views and hand sketches that we create and use to talk through design ideas along the way.

The Construction Documents Set includes all of the drawings that are needed to both receive a permit from the local building department as well as the information needed for a General Contractor to bid and then build the project. This includes but is not limited to: general notes, a detailed site plan, dimensioned floor plans, building elevations, building sections, foundation plans, reflected ceiling plans, enlarged floor plans, interior elevations, assemblies, schedules, construction details, finishes, fixtures, and equipment lists, and structural engineering and other drawings provided by the consultant team.

Who manages the permitting process?

It is part of our standard scope of work to oversee the permitting of our projects. This includes compiling the permit drawings, filling out permit applications, and submitting all of this to the local building department. We then follow up to respond to any review questions or requests for additional information. There may be a few forms you are required to sign as the project owner, but otherwise we manage the process on your behalf.

Do you have experience working in my local area?

I have worked across the country and around the world and have had success on projects regardless of location. I worked remotely on a project in northern Alberta and I worked with communities as far away as rural Japan. I lived and worked in Thailand, China, and Germany. In earlier years I worked on the design of train stations in Russia, renovations in Berlin, and ADUs in Seattle and the Bay Area. I’ve lived and worked in Portland, Oregon and designed over 100 projects across Oregon. My home base is currently Brooklyn, NY but I travel frequently for work and pleasure. The point is, I may have some experience in your area but I also know how to work in different locations. Regardless of the location of the project, I do the research needed to understand the local rules and regulations, the local permitting process. I collaborate with local contractors and craftspeople, and of course I visit the site to understand the unique aspects of your property and the surrounding landscape.

Do you stay involved during construction?

Absolutely. It is vital to have your designer follow the project through to completion. There are always some adjustments when translating drawings into a built home and we are there to help answer questions, make suggestions, and observe that the construction is following the design intent. I will be an advocate for you during the construction process to get a high-quality home that aligns with the values and design ideas we worked on throughout our design process. A designer stepping away during construction is irresponsible and doesn’t have their client’s best interest at heart. Construction Administration is an important part of our standard services for all residential projects.

Do you have builders/General Contractors you can recommend?

Recommending contractors is part of our services. Working with trustworthy, high-quality contractors and craftspeople is key to the success of a project. In places where we have already completed projects we can recommend people we had great working relationships with. In new locations we do an extensive search to find qualified contractors to collaborate with. This means reviewing contractor websites, talking to local designers, architects, and engineers to get recommendations. We reach out to the companies that have a good reputation and interview them and ask for references to follow up with. Ultimate we typically recommend about 3 companies for each project and have you meet with them. It is important that you meet and get a good feeling for the contractor as they will be a big part of the success of your project. We want to make sure you have a good feeling about them and they are both excellent communicators and have the experience needed to build a finely crafted home.

Can we make changes to the design during construction?

Changes during construction are not recommended. Change orders are often what causes budgets to get out of control. It is always much more expensive to make changes during construction than working out design options on paper. It is also important to consider that there are many factors that influenced what was design. Changes during construction can affect structural systems or may not meet codes that were considered during the initial design. Even when contractors make suggestions for changes in order to save money, we find that often it ads as much expenses and what they think they will save. Major changes require additional drawings and details to document what is changing and need to be reviewed by the jurisdiction as a permit revision. And even small changes can cause delays and additional costs. For these reasons we highly recommend that once construction begins we all stick to the original design.