"They were the only builder who walked our lot before quoting. Pricing held all the way through."
Marcus & Lena
Eagle, ID · Kingfisher 491 detached
Process · Five Clear Stages
From the first walk-through to handing you the keys
Most Boise ADUs go from signed contract to move-in in 5–7 months. Here's exactly what happens in each stage and what we'll need from you along the way.
Typical full timeline
5–7 months · Contract → Keys
(Pre-approved plan · Add 6–10 weeks for custom design)
01Week 0–2
Consultation
We meet on your property to walk the lot, understand your goals, and frame what's actually possible. No selling, no pressure — just a real conversation about whether an ADU is right for you.
- Walk the lot and identify the best ADU location
- Talk through use case (rental, family, office) and budget
- Identify zoning constraints and pre-approved plan options
- Discuss financing approaches and what fits your situation
02Week 2–6
Design
Pick a pre-approved Boise plan or commission a custom design. Either way, this is where finishes get chosen, layouts get finalized, and you sign off on every visible detail before the city sees the application.
- Confirm pre-approved plan vs custom direction
- Walk through finishes — flooring, cabinets, counters, fixtures
- Review elevations, window placement, and exterior color
- Lock the fixed-price contract before permits are filed
03Week 4–12
Permitting
We file the permit application with Boise (or your jurisdiction) and handle every revision. Pre-approved plans skip design review entirely — most clear in 3–5 weeks. Custom plans take 6–10 weeks.
- Site plan, structural set, energy compliance package
- Coordinate with Boise Planning + Building offices
- Handle revision rounds and respond to plan-checker comments
- Schedule pre-construction utility coordination
04Week 12–24
Construction
Built by Iron Crest Remodel — our licensed Idaho contracting partner — with a Boise-based crew, transparent weekly updates, and a photo log on every milestone. Most builds run 12–18 weeks of on-site work depending on weather, finish complexity, and inspection cadence.
- Site prep, foundation, framing, sheathing
- MEP rough-in (electrical, plumbing, HVAC)
- Insulation, drywall, exterior siding + roofing
- Finish work — flooring, cabinets, fixtures, paint
05Week 24
Move In
Final inspection, walkthrough, punch list, keys. The space is fully ready the day we hand it over — appliances installed, utilities live, certificate of occupancy in hand.
- Final city inspection and certificate of occupancy
- Punch-list walkthrough — anything we missed gets fixed
- Hand off operational documentation (warranty, MEP, finishes)
- 1-year workmanship warranty starts on move-in day
Reviews
Real Idaho homeowners, real builds.
"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
FAQ
Process questions
What does the full timeline really look like?
From signed contract to keys, a pre-approved plan typically runs 5–7 months. A custom design adds about 6–10 weeks. Most of the variance is in permitting (weather doesn't pause that) and finish lead time on cabinets and windows.
Who actually does the building?
Our own Boise-based crew handles framing, finish, and project oversight. We use vetted local subs for foundation pours, MEP rough-in, drywall, and HVAC — same subs across most jobs, which is why timelines hold.
How do we communicate during the build?
A weekly written update with progress photos, plus a project portal where you can see milestones, change-order requests, and inspection dates. We don't disappear between site visits.
Do I need an architect?
Not if you build one of Boise's six pre-approved plans — those are already stamped by the city's architect. For a custom plan we bring in a licensed Idaho architect; the design fee runs $8,000–$15,000 depending on scope, and you sign off on every drawing before permitting.
What inspections are required?
Boise typically pulls 6–9 inspections on an ADU: foundation, framing, rough electrical, rough plumbing, rough mechanical, insulation, drywall, and a final occupancy inspection. We schedule each one and a project manager is on site for the inspector.
Who pulls the permit?
Iron Crest Remodel — our licensed Idaho contracting partner — pulls the permit in their name as the contractor of record. That means the city's compliance burden lands on Iron Crest, not you. You sign a property-owner authorization form once at the start of the design phase.
When do I pay (payment schedule)?
Standard schedule is 10% at contract signing, 20% at permit issuance, then four progress draws of 15% each tied to foundation, framing dry-in, MEP rough-in, and substantial completion. Final 10% releases on certificate of occupancy and punch-list signoff.
What happens if there's a change order?
Every change order is written, priced, and signed before we touch it. Easy swaps (paint, hardware) get a same-week turnaround. Anything that touches the permit set (window relocation, layout change) requires a city revision, adds 2–6 weeks, and we'll quote both cost and timeline up front.
What if I want to change something mid-build?
Same change-order process applies. Some changes are easy, some require a city revision and add time — we'll tell you which is which before you decide. We don't surprise you with overruns.
Is there a warranty?
Yes. One-year workmanship warranty on everything we build, plus all manufacturer warranties on appliances, windows, roofing, and HVAC equipment passed through to you on move-in day. Idaho's statute of repose covers structural defects for an additional six years.
Ready to start the process?
The first conversation is free, the timeline above is real, and we don't take any money until you have a fixed-price contract you've reviewed.