Pre-Approved ADU Plans
Skip months of design review with City of Boise pre-approved floor plans. Six vetted layouts ready to permit faster, with predictable pricing and a streamlined path to break ground.
Browse pre-approved plans
Boise · Treasure Valley · Licensed Builder Partner
Boise's ADU Builder
Find out what you can build, what it may cost, and which Boise ADU plan fits your property. Start with a free lot check from a local ADU team backed by licensed Idaho contractors.
Serving Boise, Meridian, Eagle, Garden City, Nampa, Kuna, Star, and Caldwell.
- 6
- Boise pre-approved plans
- 8
- Treasure Valley cities
- $115k
- Studios from
- Fixed
- Pricing model
Types of ADUs
Built Around Your Property, Lifestyle, and Goals
Every Idaho lot is different. We design and build the right kind of ADU for yours — whether you need rental income, family space, or a quiet home office steps from the house.
Detached ADUs
Create a fully independent backyard living space designed for privacy, flexibility, and comfort — ideal for rental income, multigenerational living, or a private guest residence.
See detached ADU options
Garage Conversions
Transform your underutilized garage into a modern, fully livable ADU perfect for guests, tenants, a home office, or additional passive income potential.
Explore garage conversionsWhy Build an ADU
One backyard. A lot of possibilities.
Idaho homeowners are building ADUs for income, family, flexibility, and long-term value. Whatever you're solving for, we'll help you weigh your options before you commit.
Rental Income
Generate steady monthly income, often covering most of the build payment in a Boise rental market that keeps tightening.
Aging Parents
Independent, single-level living for family — privacy and peace of mind, steps from your own home.
Short-Term Rental
Idaho's tourism economy makes a turnkey backyard home a strong nightly rental in cities that allow it.
Home Office
A quiet, dedicated workspace separate from the main house — no commute, no compromises.
Property Value
An ADU adds significant long-term value in a region where land prices have been on a steady climb.
Flexible Living
Adapt the space as life changes — guest house today, rental tomorrow, multigenerational down the road.
Floor Plans
Six pre-approved Boise plans, designed for how you'll live in it.
Studios to two-bedrooms — every plan is part of the City of Boise pre-approved set, build-ready with fixed pricing, and tuned for Idaho weather.
Cost
Know your number before you call.
Model your ADU by square footage, finish level, and financing — all in under a minute. We use real Boise build numbers, not industry averages.
- Studio to 2-bed price ranges
- Estimated monthly financing
- Permit & connection costs included
- Updated for 2026 Boise build pricing
Process
From the first walk-through to handing you the keys.
Five clear stages, no surprises in between. Most Boise ADUs go from signed contract to move-in in 5–7 months.
1
Consultation
We meet on your property to walk the lot, talk goals, and frame the project.
2
Design
Floor plan, elevations, finish selections — laid out before we touch a permit.
3
Permitting
We file with Boise (or your jurisdiction) and handle every revision and re-submission.
4
Construction
Boise-based crew, transparent weekly updates, photo log on every milestone.
5
Move In
Final walkthrough, punch list, keys. The space is ready the day we hand it over.
"Started talking to them in January, moved my mom in by July. Smoothest contractor experience I've had."
Sara K. · North End, Boise
Featured Build · Kestrel 695 detached
A 695 sq ft ADU in the Boise foothills.
Two bedrooms, vaulted ceilings, a full kitchen, and a window wall facing the foothills. Built on Boise's pre-approved Kestrel plan for an aging parent — financed entirely against the property's new appraised value.
- Square feet
- 695
- Build time
- 5 mo
- Out of pocket
- $0
Financed via HELOC against new appraised value
Reviews
Real Idaho homeowners, real builds.
"They were the only builder who walked our lot before quoting. Pricing held all the way through."
Marcus & Lena
Eagle, ID · Kingfisher 491 detached
"Permits, design, build — one team handled it. We rented to a long-term tenant the week we got the C of O."
Sara K.
North End, Boise · Kestrel 695 detached
"Turned the back of our garage into a real apartment for my dad. Thoughtful at every step."
The Williams family
Meridian, ID · Garage conversion
Reviews from completed Boise / Treasure Valley builds. Full names and project references available on request.
Licensed · Bonded · Insured · Idaho-Based
- Licensed & Insured (DBA partnership)
- Boise Building Permit Office filings
- Boise pre-approved plan specialists
Resources
Boise ADU homework.
Plain-English guides on Boise zoning, costs, and what actually gets built versus what gets stuck in plan check.
Boise ADU Laws in 2026
Plain-English guide to Boise's 2026 ADU rules — zoning, lot size, setbacks, owner-occupancy changes, and the pre-approved plan permitting path.
Read guidePre-Approved vs Custom ADU Plans
When Boise's pre-approved plans are the right call vs. custom design — saves 4-8 weeks of permitting and $8-15k on a typical Boise ADU build.
Read guideHow Much Does an ADU Cost in Boise?
Real Boise ADU cost ranges by size and finish, plus financing options and ROI math for Treasure Valley homeowners building backyard homes.
Read guideADUs for Aging Parents in Idaho
Designing a safe, accessible ADU for aging parents in Idaho — single-floor layouts, grab-bar plans, and how a pre-approved plan keeps the build on schedule.
Read guideCan You Airbnb an ADU in Boise? 2026 STR Rules + Reality Check
Boise short-term rental rules for ADUs in 2026 — STR permit process, post-2023 owner-occupancy changes, and real STR vs long-term income math.
Read guideBoise ADU ROI: Real 2026 Returns on Pre-Approved Plans
Real 2026 Boise ADU ROI math — gross yield 9-12% on pre-approved plans, net cash-on-cash, payback periods, and how appreciation contributes at sale.
Read guideBoise ADU Permit Process: 2026 Step-by-Step Timeline
Step-by-step Boise ADU permit process in 2026 — 3-5 weeks pre-approved vs 7-12 weeks custom, what reviewers check, and common holdups.
Read guideCan I Build an ADU on My Boise Property?
How to check whether your Boise property can support an ADU — zoning, lot size, setbacks, access, and the property requirements that most often disqualify a lot.
Read guideBoise ADU Setbacks: 2026 Requirements Explained
Boise ADU setback requirements in plain English — side-yard, rear-yard, and street-frontage rules, plus how setbacks shape your buildable envelope.
Read guideHow Big Can an ADU Be in Boise?
Boise's 900 sq ft ADU size limit explained — what counts toward the cap (raised from 700 in the 2023 zoning rewrite), where the rule comes from, and how the pre-approved plans compare.
Read guideDetached vs Attached ADU in Boise
Detached vs attached ADU in Boise — privacy, rent ceiling, resale impact, and the cases where each configuration is the right call.
Read guideGarage Conversion vs Detached ADU
Garage conversion vs detached ADU — cost, timeline, rental ceiling, and the specific cases where each path wins for Boise homeowners.
Read guideBoise ADU Rental Income: Real 2026 Numbers
Real 2026 Boise ADU rental income ranges by plan size and neighborhood — long-term vs short-term, gross vs net, and which configurations actually clear.
Read guideBoise ADU House Hacking: 2026 Playbook
How Boise homeowners use ADUs to house hack — live in one unit, rent the other, cover the mortgage. Real numbers on cap rate, financing, and tax position.
Read guideHow Long Does It Take to Build an ADU in Boise?
Boise ADU build timeline — typical 5-7 months pre-approved, 7-9 months custom. Stage-by-stage breakdown plus where most projects actually slip.
Read guideBoise ADU Utilities: Sewer, Water & Electrical
Boise ADU utility setup — sewer lateral options, water service sizing, electrical service upgrades, and the connection fees most homeowners underbudget.
Read guideFAQ
Boise ADU questions, answered
The questions we hear on almost every first call. If yours isn't here, the contact form below gets a real reply within 24 hours.
How much does a Boise ADU cost?
Our pre-approved Boise ADU plans run from $115,000 for the 280 sq ft Goldfinch studio up to $345,000 for the largest 2-bedroom configurations with garage. Most one-bedroom builds land in the $185,000–$245,000 range. Those numbers are fixed-price contracts that include the build, finishes, and standard site work — utility connections, sloped-lot foundations, and impact fees are scoped before signing.
How long does it take to build?
Plan on roughly 5 to 7 months from signed contract to certificate of occupancy on a clean Boise lot. Permit issuance on a pre-approved plan typically runs 4–8 weeks from submittal, and construction is 14–18 weeks after permits clear. Custom plans, sloped sites, or historic-overlay properties add time on the front end.
Can I rent it out?
Yes. The City of Boise removed the owner-occupancy requirement for ADUs in 2023, so both the primary residence and the accessory unit can be leased to separate tenants. That opened up house-hacking and pure investment plays that weren't legal before. Short-term rental rules are separate — check the current STR ordinance if you want to operate as an Airbnb.
What's a pre-approved plan?
A pre-approved plan is a City of Boise–vetted ADU design that has already cleared Planning, Zoning, and Building review. Building one of those plans on a conforming lot lets you skip the design review queue and head straight to the building permit, cutting weeks off the typical custom timeline. Boise published six pre-approved plans, and we build all of them.
What's the difference between attached and detached?
An attached ADU shares a wall with the primary residence (a basement conversion, an addition with a separate entrance, or a garage conversion). A detached ADU is a standalone structure in the rear yard with its own footprint, foundation, and utilities. Detached units rent for more, hold value better as a separate building, and work cleanly on most Boise lots over 5,000 sq ft.
Do I need to live on the property?
No. Boise removed the owner-occupancy requirement in 2023. You can build an ADU on a property you own and rent both the main house and the accessory unit, or live in the ADU and rent the main house. Some surrounding cities — Eagle and certain Meridian zones — still expect owner-occupancy, so we verify the rule for your specific parcel before contract.
Free Lot Check · 24-Hour Response
Ready to find out what your lot can build?
Tell us about your property. We'll check zoning, setbacks, plan fit, and utility access — and come back within one business day with a written summary and practical next steps.