Design · Permit · Build · One Team
One contract, one team, one accountable price — from feasibility review through final certificate of occupancy. Design-build is the simpler path for most Boise homeowners building an ADU.
ADU design-build means one company owns the entire project — feasibility, plan selection, design, permitting, site prep, construction, and inspections. There's no handoff between architect, GC, and trades, no separate bid cycles, no homeowner coordination between professionals who may not have worked together. For most Boise ADU projects, that combination delivers a faster, cheaper, simpler build than the multi-contractor alternative.
We use Boise's pre-approved plan set as the default — it saves 4-8 weeks of design review and $8-15k in architecture fees. When the pre-approved plans don't fit (unusual lots, sloped sites, HOA architectural rules, specific use cases), we move to custom design. Either path lives inside the same single-contract, fixed-price structure.
Seven phases from first call to handing you the keys. Each lives inside the same single contract.
Free lot check covering zoning, lot size, setbacks, access, utilities, and pre-approved plan fit. No money changes hands at this stage — most homeowners need to know whether it's even possible before they spend anything.
Pre-approved plan from Boise's set of six (Goldfinch, Waxwing, Kingfisher, Kestrel, Sandpiper, Osprey) or custom design when none fit. Pre-approved is the default — custom is the fallback when the lot or use case requires it.
Finish package, fixture selections, material specifications, and any modifications that don't break pre-approved status. Custom plans add architectural design with engineering stamps.
We pull the building permit, electrical permit, plumbing permit, mechanical permit, and any utility connection permits required. Pre-approved plans typically clear in 3-5 weeks; custom in 8-12 weeks.
Demo (if needed), tree work, grading, foundation excavation, utility trenching, and connection runs to existing services. The most variable part of the schedule.
Foundation, framing, weather-tight enclosure, MEP rough-in, insulation, drywall, finish carpentry, cabinets, counters, flooring, fixtures, paint. 4-5 months from foundation pour to final inspection on most plans.
City final inspections (building, electrical, plumbing, mechanical), punch list, and certificate of occupancy. We handle every inspection appointment and address all city comments before you take possession.
Four practical advantages over the multi-contractor approach (architect first, then GC, then trades).
Multi-contractor projects (separate architect, separate GC, separate trades) need a homeowner to coordinate. Design-build means one signature gets you the entire scope — fewer handoffs, fewer finger-pointing situations, fewer change orders.
Design-build pricing locks before construction starts. You know the number going in. Multi-contractor projects accumulate cost across separate scopes, often surfacing budget surprises at framing or finish.
Pre-approved + design-build + same-day decisions means most Boise ADUs go contract-to-keys in 5-7 months. Multi-contractor approaches usually add 6-12 weeks to that window for coordination and bid cycles.
Building, electrical, plumbing, mechanical, utility connection permits. We submit, respond to comments, schedule inspections, and close them out. Homeowners on multi-contractor projects often end up coordinating permits themselves.
Every line below sits inside one single fixed-price contract. No allowance games, no separate trade bills, no add-ons after signing unless the homeowner requests a change.
Design-build means one contract covers the entire scope — feasibility, design, permits, site work, construction, and inspections. The same team owns every phase. For Boise ADUs, this typically beats the multi-contractor approach (homeowner hires architect, then GC, then trades separately) on cost, timeline, and coordination overhead.
Fewer handoffs, one source of accountability, and a fixed price agreed up front. Multi-contractor projects require the homeowner to coordinate between professionals who may not have worked together before. Design-build eliminates the gaps where misalignment creates cost overruns and schedule slips.
Both. Our default is pre-approved because the math usually favors it — 4-8 weeks faster permits, $8-15k less in design fees, same construction quality. We design and build custom when the lot, use case, or HOA requires it. Custom adds $8-15k in architecture fees and 6-10 weeks of permitting time.
5-7 months contract-to-keys is typical for a pre-approved plan. 7-9 months for custom. Permits typically issue in 3-5 weeks for pre-approved, 8-12 weeks for custom. Construction is 4-5 months across both paths.
Site work, foundation, framing, MEP, insulation, drywall, finishes, fixtures, standard appliances, permits, inspections, and one-year workmanship warranty. Not included: furniture, premium appliance upgrades, landscaping beyond rough grade, fence work, custom artwork. Site-specific surprises (transformer upgrades, septic replacements) are scoped before signing if they apply.
Yes. We design and build across the Treasure Valley — Meridian, Eagle, Garden City, Nampa, Kuna, Star, Caldwell. Each city runs its own permitting process. We pull the right rules for your specific jurisdiction during the lot check.
Hiring an architect first means you pay $8-15k for plans before you know whether your contractor's price will fit your budget. Design-build commits to a fixed price as part of the same contract. For most ADUs, design-build is cheaper and faster — but if you have a specific architect you want to use, we can also build to their plans.
The free lot check. Submit your address, what you're hoping to build, and any context about the lot. We respond within one business day with a written summary of feasibility, plan fit, and recommended next steps. Nothing commits you to anything — most homeowners use the lot check to decide whether to keep going.
Free Lot Check · 24-Hour Response
The lot check is the entry point. No commitment — we review the property, recommend a path, and only quote when you're ready to keep going.
