It’s no secret that the popularity of ADUs in Boise and the Treasure Valley area has skyrocketed in the past several years. With this growth, the number of ADU builders in the area has also increased. This growth provides more options for customers, but it can also make it more difficult to choose the best ADU builder for your project.
As a custom home builder that has been building ADUs for our customers since we started, here we’ll share our industry insights on things to consider when choosing an ADU builder, and key questions to ask to help you find the best ADU builder in Boise or wherever you are looking for a builder in Treasure Valley.
Types of Accessory Dwelling Units (ADUs)
Before you start your search for an ADU builder in Boise, it’s a good idea to determine or have an idea of the type of ADU you’d like to build. This will help you understand if the ADU builders you are considering can build what you are looking for, and it will save you time selecting the best ADU builder for your project.
In general, there are 5 different types of ADUs:
- Basement Conversion ADU – A basement conversion ADU is, as it sounds, converting an existing home’s basement into an ADU with a separate entrance from the main house. This type of ADU is much less common in the Boise area and across Idaho because not many homes in our area have basements.
- Converted Garage ADU – A converted garage ADU is when an existing garage is converted into an accessory dwelling unit. With this type of ADU, you may keep the garage as is or expand or change the layout to create the type of ADU and square footage you’d like to have.
- Over-The-Garage ADU – An over-the-garage ADU is typically built over a detached garage and sits above the traditional garage space. In most cases, an over-the-garage ADU has a separate entrance accessed via stairs on the outside of the building.
- Detached ADU – A detached ADU is a completely separate building constructed on the same property as your primary dwelling unit. This type of ADU requires space on your property for the additional building to be constructed.
- Attached ADU – An attached ADU is a separate dwelling space built as an addition to your existing home. This option also requires the space for the additional square footage of the ADU, unless you are converting a portion of your home’s existing footprint into the ADU.
When determining which type of ADU you’d like to build, it’s important to consider the best use of space on your property, any HOA or city regulations that might rule out certain types of ADUs, how you plan to use your ADU, and the cost.
You don’t necessarily need to know exactly what you want to build before talking with builders, but if you can rule out any options before you start your search, it will be easier for you to narrow your options and choose an ADU builder that can ultimately build what you are looking for.
Different Types of ADU Builders
It’s also important to consider that there are several different types of ADU builders. Different builders specialize in different types and styles of ADUs. Understanding the basic differences between the types of ADU builders can help you narrow your options and select the right ADU builder faster.
Modular/Prefab ADU Builders
Because of an ADU’s size, it’s a little more common to encounter modular or pre-fabricated ADU options than it is when building custom homes. An ADU builder who has set models or ADU floor plans that are pre-fabricated and then brought to your building site partially constructed is a prefab ADU Builder. When you work with this type of builder, you won’t be able to customize any aspects of the ADU; rather, you’ll select from pre-existing ADU floor plans, and the floor plan you select is exactly what is delivered to you.
Because you don’t have the ability to make adjustments, the ADU plan you select needs to fit your property as is, with no adjustment, and you’ll only be able to work with a modular ADU builder if you are building a detached ADU.
The benefit of working with a modular or prefab ADU builder is that the cost is often lower than it would be working with another type of builder due to the decreased flexibility. When you work with a modular ADU builder, it is important to understand what is included when you purchase a prefabricated ADU, as the cost of labor may be separate from the cost to order the ADU.
If this is the case, you may need to hire a separate company or contractor to complete your ADU build once the prefabricated unit arrives at your property. This will increase the cost to build an ADU, and you’ll need to go through the process to find someone who can complete this work, which can add complexity to the ADU building process.
Semi-Custom ADU Builders
A semi-custom ADU builder is one that has ADU floor plans already created for you to choose from. However, unlike a prefabricated or modular ADU, these ADUs will be built on-site versus being prefabricated and brought to your build site.
Working with a semi-custom ADU builder will also allow you to make modifications to the ADU floor plans. The level of modification is dependent on the builder you work with. Some ADU builders may allow you to rearrange the layout of the plan as long as there are no structural changes, while others may allow for structural changes to the floor plan you select. Still others may only allow for customization of the interior, such as appliances, lighting, flooring, and other design aspects.
With a semi-custom ADU builder, you have much more flexibility with the ADU you build; however, the build always starts with a pre-designed floor plan. Without the additional expense of the floor plan design and engineering, working with a semi-custom ADU builder is often a more affordable option.
A semi-custom ADU builder may also allow you to build a few different styles of ADUs. Depending on the floor plans they have available, you may be able to choose from options like a detached ADU or an over-the-garage ADU. This type of builder typically won’t remodel existing space or add an ADU as an attachment to your existing home; rather, the options will focus on ADUs that are separate structures from your primary residence.
At Pathway Builders, we have several ADU floor plans for our customers to choose from, and each ADU can be customized to fit your property and your needs.
Custom ADU Builders
When you work with a completely custom ADU builder, every aspect of your ADU is designed and built just for you. From the initial concept to floor plan layout, design, building materials, architectural elements, lighting, and much more. Every detail of your ADU can be customized when you work with this type of builder.
Typically, the cost to build an ADU when working with a custom home builder is more expensive than working with a prefab or semi-custom ADU builder. The benefit is the control and flexibility you have in designing an ADU that fits your goals, property, and aesthetics completely.
As with prefab ADU builders and semi-custom builders, most often a custom ADU builder focuses on building new structures that include your ADU, whether this is a detached ADU or a new over-the-garage ADU.
If your ADU builder is also a custom home builder and you are building a new custom home, your builder can likely build any type of ADU, including an attached ADU, along with the new home you are building.
As a custom home builder and an ADU builder in the Boise area, we are both semi-custom and custom ADU builders. We have helped many customers to build an ADU at the same time as their primary residence. We also help customers build detached ADUs on properties with an existing unit. This means you can work with us to build both attached and detached ADUs as well as completely custom ADUs, like this over-the-garage ADU in Boise, and semi-custom ADUs like this shop-attached ADU in Meridian.
Remodel Contractors
A fourth type of ADU builder that exists is actually a remodel contractor. This type of ADU builder is good to consider when you are thinking about remodeling or adding on to your current home to create an ADU. This can include an over-the-garage ADU addition, converting your garage to an ADU, an ADU addition attached to your current home, or remodeling your current floor plan to incorporate an ADU without adding more square feet to your primary dwelling. Because a remodel contractor’s focus is on adapting existing spaces, this type of ADU builder may not be the best choice if you are looking for a detached ADU.
When you work with a remodel contractor, you’ll benefit from being able to design all aspects of your ADU, similar to working with a custom ADU builder, but the work can take longer, and you may pay more than another option.
The cost is highly dependent on the design and materials selected, along with the details of your existing property. Remodeling an existing space can be a more expensive undertaking than building something new. If you have both options available to you and price is a consideration, you may want to price out both options to understand which would be better for you.
To get an idea of the cost to build an ADU on your land in Treasure Valley, you can use our instant quote tool. You can select any of our ADU floor plans, enter your location, and customize the plan to fit your needs. When you click submit, you’ll get an instant estimate of the cost to build the ADU plan you chose on your land.
Top Tips To Choose The Best ADU Builder
Now that you have an idea of the types of ADU builders you can choose and the types of ADUs you can build, you can use these tips to find the best ADU builder to construct your ADU, no matter where you’re building in Treasure Valley.
Create A List
Before you contact any ADU builders, we recommend creating a short list of companies that you’d like to learn more about before narrowing that list down to the handful of builders that you’ll have an initial conversation with.
To create your shortlist, ask people in your network who have previously built an ADU if they would recommend their ADU builder. Knowing that someone you trust had a great experience can give you confidence about your potential compatibility with the same builder.
Checking the member directories of local builders’ association websites, like Snake River Valley Building Contractors’ Association, or other trade group sites, can also help you find potential options. A Google search for ADU builders in Boise or in your area is another way to find potential builders to add to your shortlist.
Read ADU Builder Reviews
Reviews can provide you with insight into what it’s like to work with a particular ADU builder. You can glean information such as their communication style, the value they provide, and the quality of their work.
At the same time, reviews can also point out potential areas of concern or specific questions to ask before committing to working with a particular builder.
Reading reviews gives you insight into what customers appreciated and didn’t appreciate about each builder. This can help you make a better choice when you ultimately select an ADU builder for your project.
Consider Style
Style is another important consideration when choosing an ADU builder, particularly if you are adding an ADU to a property with an existing building. If you want to match the style of your current home to your ADU, you’ll want to look for a builder who can accomplish this.
If it’s not necessary to match the style of the primary dwelling unit completely, you’ll still likely want to find a builder who can build a complementary style. If there is a style you have in mind, look for a builder who has previously built something in a similar style. Most builders’ websites will have photos of previous work or examples of previous projects that can help you determine the style of ADUs they can build.
Capabilities
As we mentioned earlier, there are different types of ADU builders, each with different capabilities. Beyond being able to build in the style you want and build the type of ADU you’d like, you may also want to consider other capabilities. If sustainability is important to you, look for a builder who builds with energy efficiency in mind.
If you want to use smart automation in your ADU, be sure to ask about this when interviewing potential ADU builders. Whatever the capabilities are that are most important to you, be sure to include these capabilities in your research so that you can ultimately find a builder that has the capabilities you need.
Cost To Build An ADU
While cost doesn’t equal value, you’ll want to understand the price range for your ADU so that you know if the ADU builders you have in your consideration set are within your budget. [For financing information, read our guide to financing an ADU.]
For an estimated cost to build an ADU, you can use our instant quote tool to generate an estimate to build any of our ADUs in Boise, Emmett, or wherever your property is located in Treasure Valley. If you are building a custom ADU, you can contact us for a free consultation and to discuss pricing.
Don’t forget that most builders don’t include the price of permitting and other potential pre-construction costs. You can learn more about the hidden costs of building a custom home on your land to give you an idea of the types of costs to expect when building an ADU, as many of the hidden costs of building a home also apply to building an ADU.
Contract Types
The contract type an ADU builder uses is another factor to consider in your decision, as the contract type influences the price you’ll pay to build your ADU. There are pros and cons of different builder contracts, so you’ll want to consider the contract type that works best for you.
Communication Style
Communication between you and your builder is just as important a consideration when choosing an ADU builder as it is when you are choosing a custom home builder.
No matter the type of ADU builder you are working with, there are many moving parts, timelines to adhere to, and decisions to be made before, during, and after your ADU build. All of this requires communication. The better the communication between you and your builder, the better your building experience will be.
When you meet with any potential ADU builders, be sure to ask them about how progress is communicated and how they prefer to communicate. It’s important that you feel comfortable with your builder from the start, so the initial meeting you have will give you a sense of communication style and whether your communication preferences align with theirs.
Check Licenses & Insurance
It may seem like a given, but with all the growth and interest in ADUs in the Boise area recently, it’s important to check that the ADU builder you are considering has current insurance and is up-to-date on their licensing. Taking the time to complete this small step during the due diligence process can save you from unexpected headaches and costs in the future.
You can check the Idaho license search to ensure any potential builders you are considering have an active contractor’s license. To verify insurance, ask for proof of insurance before signing any agreements. If you find that the ADU builder you are considering does not have a current license or proper insurance, don’t hesitate to move on.
Key Questions To Ask Your ADU Builder
As you are considering your options, it’s a good idea to create a list of questions you’d like to ask and any additional information you need to help you make an informed decision when choosing an ADU builder.
The following are a few questions we recommend asking when going through the process of choosing an ADU builder. Whether you are looking for a builder in Boise or somewhere else, you can use these questions to help with your search.
- How long have you been building ADUs? And, how long have you been building ADUs in [insert your area here, i.e. Boise]?
- Are you licensed and insured in Idaho?
- Do you have a portfolio of ADUs you’ve built that you can share?
- Can you explain your building process?
- How customizable is my ADU? Do you build completely custom ADUs? If yes, are you able to design my custom ADU floor plan, or do I need to work with an architect to create a custom ADU plan that fits my goals?
- Can I pick all the materials and fixtures for my ADU, or are there limitations in what I can select?
- What is communication like during the process? Will there be a designated point of contact for my project?
- How are any delays or changes communicated?
- What type of contract do you use?
- How are changes in cost handled?
- Can we make changes to our ADU during the build process?
- How are change orders handled?
- When will I know the final price of my ADU?
- When will you be able to start on my ADU project?
- Can you provide an estimated timeline for completion?
- How many of your ADU projects are completed on time?
- What is included in the cost to build my ADU? What items should I budget for that are not included in the build?
- What items will I be responsible for during the build process?
- Can you assist with the ADU permitting process?
- Do you have a warranty program?
- Do you have any references I can talk with?
Choosing the Best ADU Builder In Boise
There are many benefits of building an ADU in Boise and the Treasure Valley area. Whether you are building an ADU to create a multigenerational home for your family, using the space for guests, or creating additional income by renting out your ADU, you can use this information to choose the best ADU builder to help you accomplish your goal.
If you are looking for an ADU builder in Boise, Emmett, or elsewhere in Treasure Valley, contact us for a free consultation. We’d love to be able to help you build an ADU, no matter what your goal is for your extra space.
For those who are building an ADU in Boise, you may also be interested in our guide to the Boise ADU approval process.
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