4–8 weeks faster
Skip the design-review queue at Boise's planning office.
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.
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.
$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.
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 |
The Six Plans
Six plans, six specific use cases
Studios for tight lots and rental-first projects, one-beds for tenants and in-laws, two-beds for full small-house living, and two garage-combo plans for properties that need storage too.
Type AStudio · 280 sq ft
The Goldfinch
From $115k
Compact, efficient, and pre-approved. The Goldfinch is the smallest of Boise's six city-approved ADU plans — a 280 sq ft studio with a full kitchen, full bath, and one bright living space. Built right, it's a turnkey rental, a long-term guest suite, or a quiet office steps from the main house.
- Sq ft
- 280
- Beds
- Studio
- Baths
- 1
- Open-plan studio living
- Full kitchen + bathroom
- Single south- or east-facing window wall
- Best fit: rental, office, single-occupant guest
Recommended in
Type BStudio · 396 sq ft
The Waxwing
From $135k
The Waxwing gives you 116 more square feet than the Goldfinch — enough for a defined sleeping area, a real living zone, and a kitchen that works for cooking actual meals. Still single-room, still pre-approved, still permits faster than a custom plan.
- Sq ft
- 396
- Beds
- Studio
- Baths
- 1
- Defined sleeping + living zones
- Full kitchen with eating bar
- Full bathroom with linen storage
- Best fit: long-term tenant, multigen guest, home office
Recommended in
Type C1 Bedroom · 491 sq ft
The Kingfisher
From $170k
The Kingfisher is the first pre-approved plan with a real, walled-off bedroom. 491 square feet feels generous when it's laid out this well — a full kitchen, a separate living room, and a private bedroom. The most popular pre-approved plan for landlords building for long-term tenants.
- Sq ft
- 491
- Beds
- 1
- Baths
- 1
- Separate bedroom with closet
- Full kitchen with pantry
- Distinct living room
- Best fit: long-term rental, in-law suite
Type D2 Bedroom · 695 sq ft
The Kestrel
From $245k
The Kestrel is the biggest of the six pre-approved plans and the only true two-bedroom. 695 sq ft, two bedrooms, a full kitchen, dining nook, and a real living room. Permits as fast as the smaller plans because it's part of the same city-approved set.
- Sq ft
- 695
- Beds
- 2
- Baths
- 1
- Two private bedrooms
- Open kitchen + dining + living
- Full bathroom with tub-shower combo
- Best fit: family ADU, multigen, premium long-term rental
Type G-1Dwelling + Garage · 396 sq ft
The Sandpiper
From $145k
The Sandpiper combines a 396 sq ft studio dwelling with a single-car garage on a single pad. One foundation, one permit set, two functions. Common pick for homeowners who lost their garage to convert it — and want it back without giving up the rental.
- Sq ft
- 396
- Beds
- Studio
- Baths
- 1
- Studio dwelling + attached garage
- Shared utility wall keeps build cost down
- Garage can stay yours or be rented separately
- Best fit: lots with no existing garage, dual-use property
Type G-2Studio + Garage · 376 sq ft
The Osprey
From $140k
The Osprey is Boise's second studio-plus-garage plan — 376 sq ft of dwelling with an integrated garage. Layout differs from the Sandpiper to suit different lot orientations. Pre-approved, fast-permitted, and built to the same Boise standards.
- Sq ft
- 376
- Beds
- Studio
- Baths
- 1
- Studio dwelling + attached garage
- Compact, lot-flexible layout
- Garage usable as workshop, storage, or vehicle parking
- Best fit: narrow lots, side-yard placement
Recommended in
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
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.