So, you're thinking about building an ADU. That's a fantastic idea! It’s a smart move, whether you’re looking for extra income, a place for family, or just to boost your property’s value. But before you dive in, you really need to find the right contractor. This isn't like calling someone to fix a leaky faucet, you know? An ADU is a big deal, and you need someone who truly knows their stuff—someone who won’t leave you high and dry.
I've been in this business for a long time. I’ve seen plenty of great work, and, unfortunately, some not-so-great work too. Here's what I tell folks in Boise when they ask me how to pick a contractor.
What to Ask Potential ADU Contractors
Don't be shy. This is your money, your property. You deserve answers. Here are the questions you absolutely must ask:
- Have you built ADUs specifically in Boise before? Look, general contractors are fine, but ADUs have their own quirks. Especially with Boise's zoning and permitting rules, someone who's done a few will know the drill. Ask to see examples of their ADU work, not just general remodels.
- Can you provide at least three recent references for ADU projects? And I mean *recent*—within the last year or two. Call them up. Ask about communication, how they stuck to timelines, if they stayed on budget, and if they'd hire them again.
- What's your process for handling permits and inspections? This is huge. A good contractor will practically walk you through the entire permitting process with the City of Boise Planning & Development Services. They should know exactly what an ADU needs.
- How do you handle change orders? Things happen, right? You might change your mind on a fixture, or maybe we uncover something unexpected, like old irrigation lines or bedrock in the North End. A clear process for change orders prevents nasty surprises later on.
- What's your payment schedule? Never, ever pay the full amount upfront. A standard schedule usually involves a deposit, then progress payments tied to completed milestones—think foundation, framing, rough-ins, finish work, and then final completion.
- What kind of warranty do you offer on your work? A reputable contractor stands behind what they build. Get it in writing.
What to Look for in a Quote
You’ll probably get a few quotes, and they'll likely vary. Don't just pick the cheapest one, that’s a classic mistake.
- Detail, detail, detail. A good quote isn't just one big number. It breaks down costs for labor, materials, permits, sub-contractors (plumbing, electrical, HVAC), and even things like site prep and debris removal. If it's just a lump sum? Walk away.
- Clarity on allowances. For things like flooring, cabinets, or light fixtures, there might be an 'allowance.' This is a set amount budgeted for that item. Make sure you understand what that allowance covers and what happens if you go over or under.
- Timeline. The quote should include an estimated start and completion date. It's not a guarantee, but an estimate gives you a benchmark, doesn't it?
- Inclusions and exclusions. What's included in the price? What isn't? Does it cover landscaping around the ADU? Does it include utility hookups from the main house? Be absolutely clear.
Red Flags to Watch Out For
These are immediate deal-breakers, in my book.
- Asking for a huge upfront payment. More than 10-20% as a deposit? That’s a red flag.
- Pushing you to get permits yourself. While you're the homeowner, the contractor should be handling the permit applications and inspections for the actual construction work.
- No written contract. This is non-negotiable. Everything needs to be in writing.
- High-pressure sales tactics.