Type ASmallest
The Goldfinch
Smallest footprint, fastest permit, lowest entry cost.
- Sqft
- 280
- Beds
- Studio
- Baths
- 1
From $115k
Floor Plans · Pre-Approved
All six City of Boise pre-approved ADU plans
Studios to two-bedrooms — every plan is build-ready, fixed-price, and skips 4–8 weeks of city design review. Pick the one that fits your lot, your goals, and your budget.
What are Boise's pre-approved ADU plans?
Boise's pre-approved ADU plans are six accessory dwelling unit designs (Types A, B, C, D, G-1, and G-2) that the City of Boise's Planning & Development Services already vetted for code, structural, and zoning compliance. Building one on a conforming lot lets you skip the design-review queue — permits issue in 3–5 weeks instead of the 10–12 a custom plan takes, and you save $8k–$15k in architectural design fees. The set covers a 280 sqft studio (Goldfinch), a 396 sqft studio (Waxwing), a 491 sqft 1-bedroom (Kingfisher), a 695 sqft 2-bedroom (Kestrel), and two studio-plus-garage configurations (Sandpiper and Osprey). Turnkey pricing runs $115k for the smallest plan up to $345k for the largest 2-bedroom at Premium finish.
The Plan Showroom
Six plans, designed for how you'll live in it
Filter by type, sort by size or price, or jump straight to the plans built for your goal. Hover any plan to step inside.
Type ASmallest
Type G-2+ Garage
The Osprey
Studio + garage, built for narrow side-yard lots.
- Sqft
- 376
- Beds
- Studio
- Baths
- 1
From $140k
Type BRental
Type G-1+ Garage
Type C1-Bed
The Kingfisher
The landlord favorite — a real, walled-off bedroom.
- Sqft
- 491
- Beds
- 1
- Baths
- 1
From $170k
Type D2-Bed
Compare the six
Side-by-side: every pre-approved plan
The fastest way to narrow it down. Pricing is starting fixed-price; sqft and bed/bath counts come straight from the City of Boise plan sets.
| Plan | Type | Sqft | Beds | Baths | Starting Price | Best For |
|---|---|---|---|---|---|---|
| The Goldfinch | Type A | 280 | Studio | 1 | From $115k | rental, office, single-occupant guest |
| The Waxwing | Type B | 396 | Studio | 1 | From $135k | long-term tenant, multigen guest, home office |
| The Kingfisher | Type C | 491 | 1 | 1 | From $170k | long-term rental, in-law suite |
| The Kestrel | Type D | 695 | 2 | 1 | From $245k | family ADU, multigen, premium long-term rental |
| The Sandpiper | Type G-1 | 396 | Studio | 1 | From $145k | lots with no existing garage, dual-use property |
| The Osprey | Type G-2 | 376 | Studio | 1 | From $140k | narrow lots, side-yard placement |
Why pre-approved
Faster permits, lower design fees, same quality
The City of Boise built these six plans so homeowners can skip the design-review queue. They've already cleared planning, code, and zoning — your permit application moves straight to building review.
4–8 weeks faster
Skip the design-review queue at Boise's planning office.
$8–15k lower design cost
No custom architecture fee — the plan is already drawn.
Code-cleared
Already reviewed for Boise residential code, structural, and energy.
Built for typical lots
Sized for the 5,000–10,000 sq ft lots most Boise homes sit on.
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 · Iron Crest RCE-6681702
- Boise Building Permit Office filings
- Boise pre-approved plan specialists
Custom Plans
None of the six fit your lot? We do custom too.
Some lots are too narrow, too sloped, or have specific use cases the pre-approved plans don't address. A custom plan adds 6–10 weeks for design + review and runs an additional design fee, but gives you exactly the layout you need. We'll walk you through the tradeoff before you commit either way.
Talk through a custom planADU Types
Three ways to configure an ADU on your lot
Most homeowners are choosing between detached, attached, and garage conversions. Here's how each one fits.
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.
Garage Conversions
Transform your underutilized garage into a modern, fully livable ADU perfect for guests, tenants, a home office, or additional passive income potential.
Attached ADUs
Expand your existing home with a thoughtfully designed attached ADU that feels seamless with the original structure while adding functional living space and long-term value.
FAQ
Pre-approved plan questions
What does 'pre-approved' actually mean?
The City of Boise has six ADU plans that have already passed Boise's design review and meet the city's residential code. When you build one of these plans, the city skips the design-review step in permitting — typically saving 4–8 weeks compared to a custom plan.
Do the pre-approved plans cost less to build than a custom plan?
The construction cost per square foot is similar — what you save is the design fee and the permitting time. For most homeowners, that translates to $8,000–$15,000 in design and revision savings versus a fully custom plan, plus 1–2 months of saved time.
Can I customize a pre-approved plan?
Material choices, finishes, and minor interior tweaks are typically fine. Anything that changes the structural footprint, window placement, or exterior elevations risks losing the pre-approved status — you'd be back into full design review. We help you decide which changes are worth it.
Do these plans work outside the city of Boise?
The plans were created by Boise but they meet Idaho residential code, so they generally permit cleanly in Meridian, Eagle, Nampa, Kuna, Star, Caldwell, and Garden City as well. Each city has its own zoning overlay (lot size, setbacks, parking) — we walk through that with you.
What if none of the six plans fit my lot?
We also build fully custom ADUs. Custom design adds about 6–10 weeks to the timeline and a design fee, but lets us tailor a plan to unusual lots, specific use cases, or design preferences the pre-approved plans don't cover.
Free Lot Check · 24-Hour Response
Ready to build a pre-approved Boise ADU?
Tell us about your lot and we'll come back within one business day with feasibility, the best-fit plan, and a recommended next step.