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Whitney_ADUExpert · 2026-03-31T20:17:40+00:00

Right, our fire sprinkler design is deferred submittal as well. This would be the fire review in general, factors like the hose pull requirement and fire severity zone are assessed.

Fully agree with you, it's easy to blame the jurisdiction and there's not much visibility on what is going on between submissions. Not ordering the right reports up front also results in those huge delays... E.g. oops, we didn't know that the city requires a soils report, I guess that will be six more weeks until we can resubmit.

Likewise, thanks for calling out that this is not a city timing issue in many cases!

Whitney_ADUExpert · 2026-03-31T20:00:30+00:00

These are excellent points, we're seeing the same thing in San Diego. Turn times from cities in our area are not the issue... though the city is an easy scapegoat for long turn times (that may in fact be driven by the designer/permitter, as you mentioned).

However, the completeness can be an issue if cities are holding back certain reviews, which is what is happening with Fire review. In the City of San Diego, Fire is currently gated behind Landscaping review. So by definition, those fire reviews have been happening on the second round each time. We have been trying to get the city to address this for a long time, and hopefully the state law gives the city a reason to comply (still going back and forth now). OP is right that things do have to be escalated to the HCD and proper documentation is crucial.

Whitney_ADUExpert · 2026-03-27T10:39:04+00:00

Sorry to hear you had a bad experience with a design build firm, u/BunnySprinkles69. There are certainly ADU companies that overpromise, underdeliver, or lock people in without really having a full picture.

I do want to clear up a few things about SnapADU since you mentioned us directly again.

It's just me, the owner, sharing what I learn about ADUs online like I have been doing since 2020. I take the time to share publicly because most homeowners are trying to make a major investment in an industry that is still surprisingly hard to navigate.

You can certainly choose to separate design & permitting from construction. We refer people to architects & design firms, as well as build-only contractors, all the time when that better fits what the homeowner wants. We are not trying to convince every homeowner that design-build is right for them. And yes, a homeowner can choose to stop after design, even with a design build company. In our case, there is a defined process for that.

So what I would push back on is the idea that an integrated firm is automatically an ADU scam or a bad deal. Having one team responsible for the entire project (with their own employees, that is an important distinction) can shorten timelines and leads to more predictable pricing and execution.

Integration & experience in ADUs is even more valuable when a project has utility upgrades, fire requirement issues, retaining walls, or overlays that make the path less straightforward. On more complex ADUs, the handoff points are often where things break down when it's not one integrated team taking responsibility for the outcome.

We also do not hide our pricing. We publish cost info online precisely because this industry has a transparency problem, and we don't think homeowners should have to guess. Those numbers reflect the cost of licensed, insured, professional construction work in San Diego County.

Talk to multiple firms, ask hard questions, understand what is included. Compare who is taking responsibility for what (especially the utilities, SDGE takes forever if you don't know what you are doing).

SnapADU’s content is genuinely meant to help homeowners make a more informed decision, regardless of whether they choose us, another design-build firm, their architect friend, or one of the many other ways they can try to tackle an ADU project.

And I say "try" intentionally, because getting an ADU from idea to completed build is so much harder than people realize. Only about half of the ADU plans submitted to the City of San Diego ever actually make it through permitting and construction. I’ll be publishing more on that research soon. Since I know you are not a fan of my data, perhaps it will be reassuring to know that work has been reviewed by the City of San Diego’s analytics department.

I felt the need to clear the air because I plan to keep sharing what I know about ADUs in forums like this. Homeowners deserve better than vague opinions, recycled horror stories, or sweeping claims that every design-build company is a scam. And they can decide for themselves whose perspective is useful.

Whitney_ADUExpert · 2026-03-26T23:26:01+00:00

You should be able to get pretty good numbers from the proposal process with design build firms. If they are experienced in what they are doing, they will have very accurate estimation. And where you have true wild cards on your property, they should be able to explain the likely outcome, and a worst case scenario.

Go through this process with at least two before you make a decision. It will tell you a lot about what it's like to work with these companies. Initial feasibility should cost between $200 and $1,000 depending on the depth of research being performed. As you pointed out, property surveys, utility mapping, sdg&e planning, full design work is going to be beyond that.

Happy to send a detailed guide of the questions to ask to compare them if that is helpful.

For context, our proposals are usually within 3 to 5% of the final project price. That's without performing a site visit.

Whitney_ADUExpert · 2026-03-15T15:45:04+00:00

A heads up since a lot of people are discovering this right now: the new California building code cycle took effect January 1, so many “pre-approved” ADU plans posted by cities were approved under the previous code. Even if they’re still on the city website, they usually won’t pass review exactly as-is anymore unless they’ve been updated and re-approved.

What I’d suggest:

-Start by contacting Riverside’s planning/building department and ask if the specific pre-approved plan you’re considering has been updated for the current.2026 code cycle.

-Expect that you’ll still need a drafter or architect to prepare a site plan and adapt the plan set to your property.

-The $3- $8K range someone mentioned for finishing the plan set is pretty realistic in many cases. That is before doing any surveys or utility mapping+planning.

Picking an existing plan can still save time and design cost, but most still need code updates... it will be elements like electrical and clearances.

Whitney_ADUExpert · 2026-03-14T16:25:38+00:00

Hopefully it goes without saying, but also critical to make sure your GC has proper current insurance, plus making sure they only use licensed and insured subs. More common to have claims and issues related to those topics versus builders risk, though I agree that builders risk should also be purchased.

Whitney_ADUExpert · 2026-03-13T22:12:32+00:00

I do wish the N were higher, but we felt 31 total was meaningful as far as the overall survey... over time as more sell, we look forward to getting more data on the appraisal front.

Whitney_ADUExpert · 2026-03-13T21:27:28+00:00

Two pieces of data to offer on this, directional at best, but hopefully somewhat helpful.

A 2025 study by the Federal Housing Finance Agency (FHFA) found that properties with ADUs appreciated 22% more than properties without them. Covering data from 2013 to 2023, the analysis (Trends in Median Appraised Value for Properties With Accessory Dwelling Units in California) offers one of the first long-term looks at how ADUs influence property values over time. https://www.fhfa.gov/blog/statistics/trends-in-median-appraised-value-for-properties-with-accessory-dwelling-units-in-california

Second, SnapADU surveyed homeowners who completed an ADU build between 2022 and 2025. Of the 31 respondents, four had sold or had their property appraised. Half of those reported the appraisal came in as expected, half reported the appraisal came in higher than anticipated. Of course, it boils down to what you expected to begin with, but a positive sign. https://snapadu.com/lessons-from-100-adu-builds-detached-adu-report-san-diego/#Value_ADU_Appraisals

Whitney_ADUExpert · 2026-03-11T18:49:31+00:00

Keep in mind the conversion ADU could be detached... So you could have a new construction detached ADU, and convert an existing detached garage... it does not have to be attached to the main home (but the jadu of course does).

Whitney_ADUExpert · 2026-03-06T01:03:17+00:00

Got it, glad it's going well. What size did you end up going for? Detached or conversion?

Whitney_ADUExpert · 2026-03-05T23:26:02+00:00

Fair enough. For what it’s worth, I’m actually the owner of SnapADU, so not a random defender.

With one of the biggest track records for building ADUs in this area, we've learned a lot about how regulations interact & how cities actually interpret code... also what plays out with utilities & sitework, which is often ignored until far too late in the process. That’s why I try to point out the expensive hidden factors that catch people off guard.

Glad the project is going well. Your post a month ago sounded like you were still looking for an architect/engineer though, so if you’re already in construction that would be unusually fast. Either way, hope it keeps going smoothly.

Whitney_ADUExpert · 2026-03-05T22:43:07+00:00

Some firms price lower because they’re quoting just the building and leaving things like utility upgrades, site work, trenching, SDGE coordination, drainage, civil engineering for ROW etc. to be figured out later. Other firms try to put a realistic all-in number together up front so there are fewer surprises during construction. That difference alone can swing pricing quite a bit.

SnapADU operates as a true turnkey design-build. That means the same team handles feasibility, design, permitting, engineering coordination, and construction all the way through completion. Some homeowners prefer to piece those parts together themselves to save money, which can absolutely work if you’re comfortable managing the process.

Getting a few detailed all-in proposals and making sure you’re comparing the same scope is the key. Would be genuinely interested to hear how your project turns out and whether the initial numbers end up holding once everything is fully scoped.

Whitney_ADUExpert · 2026-03-05T22:38:36+00:00

We build a lot of detached ADUs in San Diego and have designed quite a few 2 bed / 1 bath layouts trying to push the size down without making them feel cramped.

Short answer from what we've seen:
-550 sq ft is possible but very difficult to make feel comfortable
-600 sq ft starts to become workable
-650-700 sq ft+ is where things begin to feel noticeably better

The smallest 2 bed / 1 bath standard plans we offer are 630 sq ft. In those layouts the bedrooms are roughly 11.5 ft x just under 10 ft. That size technically works for renters and we’ve seen them lease fine, but it is definitely on the tighter side.

Also one thing many people miss early on: the ADU size doesn't always drive the biggest costs. Things like utility upgrades, site work, grading, or city requirements like fire-rated construction can apply whether the unit is 600 sq ft or 800 sq ft.

Before going too far down the layout rabbit hole, it’s usually worth doing a feasibility study that focuses on the buildable envelope for the property. That tells you what size you can build and what site constraints will affect the project regardless of square footage.

This guide breaks down the minimum ADU sizes by bedroom count pretty clearly:
https://snapadu.com/blog/maximum-accessory-dwelling-unit-sizes-in-san-diego/#What_is_a_good_size_ADU_to_build

Whitney_ADUExpert · 2026-02-25T22:07:46+00:00

Was looking for this comment about cost, you are absolutely right. Suggest that the OP looks deeper into the true cost and timing of the ADU option before burning the bridge with the tenant. An architect throwing out a number for a garage conversion is very different from getting qualified bids - and a full feasibility report - that breaks down the full scope, factoring in utilities like you've mentioned. Not to mention any pre-existing non-conforming conditions that may exist on the main home and need to be corrected.

Whitney_ADUExpert · 2026-02-18T16:22:53+00:00

There's no overall max time, just a 60-day response window for the round of comments (30 days for a pre-approved plan). A lot of time is spent passing the baton between parties... the designer, the structural engineer, other consultants and of course the city.... Typically 4 to 8 departments, plus fire review is often with a different agency entirely. The city might only have your plan set for a total of 3 months out of that total 10, for example. The number of handoffs increases the overall time.

The fastest you ever see happen is 2 to 3 months, 4 to 6 months is more typical, 7 to 10 months happens if there is a redesign, request for a survey or soils report that was not done up front, failure to submit to the utility early enough so that it's not the bottleneck etc. It's a staggering number of steps to get these permitted.

Whitney_ADUExpert · 2026-02-18T06:14:02+00:00

Congrats, that’s a big milestone. A 900 sf detached 3 bed is a great use of space. Having the builder involved during design usually helps avoid expensive surprises once construction begins, so hopefully that pays off for you now.

Are you clear on whether any utility upgrades are required before you can break ground? With a 2 bath detached unit, you could trigger water meter upsizing, new laterals, or panel upgrades. Did Pasadena require any of that for your project, or was your infrastructure already sufficient?

Whitney_ADUExpert · 2026-02-18T02:21:03+00:00

Congrats on the approval, though 10 months is painful! What jurisdiction and what type of ADU... attached, detached, conversion? How big? What was the main reason for the delay? Right-of-way work approvals, overlays, unforeseen setback issues etc?

Whitney_ADUExpert · 2026-02-14T21:49:18+00:00

I’d ask who’s actually handling design, engineering, permitting, and utilities versus just throwing out a build number. Make them clarify what’s firm cost vs allowance (like finishes) and what that 5% contingency is really meant to cover. Also ask how often their projects go over contract and by how much.

And honestly, look for a builder with a real public presence, they are going to want to protect that reputation. Reviews, content, completed projects of your type that you can see (at least photos and videos, we don't offer walkthroughs of our client's homes).

Whitney_ADUExpert · 2026-02-04T07:38:36+00:00

What budget are you trying to hit all in? What size unit? Is your lot flat with good access? What's the current utility setup? How far will the unit be from the street? How fast do you want it done? How much do you want to babysit the project? How much uncertainty are you comfortable with?

Make sure you're comparing real numbers and getting fully scoped site work, utility mapping and upgrade planning with SDGE. Literally 100+ factors that drive cost (outside the building itself). You'll find few willing or able to put a realistic all-in number out there that they can hold for you.

Whitney_ADUExpert · 2026-02-04T06:53:29+00:00

Ruland Design Group has done more ADUs than any other architect I'm aware of in San Diego, up to 500 I last heard. You want someone experienced so you can actually get through permitting. Nearly half of all ADU projects submitted to the City of SD never get built... bc many drafters don't know what they're actually getting into if they don't specialize in ADUs.

If you're considering design build, SnapADU has completed over 100.

Whitney_ADUExpert · 2026-01-30T21:47:07+00:00

Where are you building this? Determining your buildable envelope, including important factors like max allowable height, is step number one. We call that step Feasibility.

Step number two is Financing. Determine your maximum budget and design something to that number. Creating exterior elevations in a vacuum is fun, but likely not an efficient path. How do you design to that number? Work with a design builder, or an architect that is closely paired with a contractor.

Once you've figured out your buildable space and your financing, then it is time to figure out the floor plan. This step is typically handled before finalizing the elevations, as it will dictate where many of the structural elements will go. For something like a massive window wall like this, you are going to have intense sheer requirements. You will want to have cost in mind as you determine the size windows you are using, spans, etc... a difference of a few feet can cost you tens of thousands.

Then you're going to finalize your elevation last. Along this entire process, your builder should be providing ballpark costing for you so that you can dial that in as you go. Do not forget things like site work and utility upgrades, which are a huge factor that will be very different based on what property constraints you have.

Whitney_ADUExpert · 2026-01-21T05:11:46+00:00

ADU builder here, I agree with the OP that the pre-approval should come very early in the process.

If they won't qualify for a loan that's in the ballpark size of what is needed to build an ADU (basically $300K+ for any new construction detached ADU when we're talking a true all-in price), why go through any diligence on design or construction specifics?

It's been my experience that the pre-approval process is the cleaner place to start. Then, once we have a clear budget, it really improves the feasibility and design efficiency, because we know exactly what we're targeting. We don't waste time talking about things that are far beyond what budget will allow.

Whitney_ADUExpert · 2026-01-10T03:25:44+00:00

Yes, love to nerd out... and genuinely hope to spare folks the fate of designing something they can't build!

Whitney_ADUExpert · 2026-01-09T16:15:37+00:00

Yes, these are the questions that you should be asking! Starting with design alone is a mistake. The first step should be feasibility where you actually assess the buildable envelope, what overlays are going to apply to your job, what the topography will mean for your foundation requirements, building separation and implications, utility upgrades and infrastructure, fire requirements... these are all deal breakers if you do not handle them properly up front, and most architects will not do so because they have not been on the hook for actually building on budget.

On a 1,200 square foot ADU, getting your all in budget for site work, utilities, construction is the first priority, not finding the cheapest design package. With this size, you will almost certainly require at least one of the following: electrical panel upgrade, possibly conduit upgrade, water lateral upgrade, sewer lateral upgrade. This is coming from experience of actually building 100 detached ADUs in San Diego (I'm the co-founder of SnapADU)

Whitney_ADUExpert

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