Alright, you've decided to build an ADU. That's a smart move, especially here in San Jose with housing prices being what they are. But now you're staring down the barrel of finding someone reliable to actually build it. It's not like hiring a landscaper for a weekend job; this is a big investment. You need to get it right.
I've seen a lot of ADU projects come and go, and I've heard the horror stories. So, let's talk straight about how to pick a good contractor and avoid the headaches.
Questions You Absolutely Need to Ask
Don't be shy. These folks are asking for a lot of your money, so you're entitled to ask tough questions. Here's what I'd hit them with:
- How many ADUs have you actually built in San Jose? Not just additions, not just remodels. ADUs. There's a difference with permitting, design, and even site challenges unique to these smaller structures.
- Can I see your license and insurance? Don't just take their word for it. Get the numbers. I'll tell you why that's important in a bit.
- Who will be my main point of contact, and how often will we communicate? You don't want to be guessing who to call or waiting days for a response.
- What's your typical timeline for a project like mine, from permit approval to completion? Get a realistic timeframe. If it sounds too fast, it probably is.
- How do you handle change orders? Things pop up. It's construction. You need to know their process for discussing, approving, and pricing changes before they happen.
- Can you provide references from your last three ADU clients? And actually call them. Ask about communication, staying on budget, and if they'd hire them again.
What to Look For in a Quote
You'll get quotes that vary wildly. Don't just pick the cheapest one. That's a rookie mistake. A good quote isn't just a number; it's a detailed breakdown.
- Line-item detail: Does it clearly list out costs for excavation, foundation, framing, plumbing, electrical, roofing, finishes, permits, etc.? If it's just one big number, walk away. You need to see where your money's going.
- Allowances: For things like flooring, cabinets, or fixtures, they might list an 'allowance.' Make sure that allowance is realistic for what you want. If they put down $2,000 for kitchen cabinets when you know you want something nicer, that's an immediate cost overrun waiting to happen.
- Payment schedule: How do they want to be paid? A small deposit upfront, then payments tied to completed milestones (foundation poured, framing complete, etc.) is standard. Anyone asking for half the money upfront is a huge red flag.
- Inclusions and exclusions: What's included? What's not? Does it include landscaping around the ADU? Does it include utility hookups? Don't assume anything.
At San Jose ADU Solutions, we make sure our quotes are transparent. We want you to understand every penny.
Red Flags You Can't Ignore
Trust your gut, but also look out for these specific warning signs:
- No license or insurance: This is a non-starter. Don't even consider it.
- Cash-only deals: This screams 'shady' and puts you at huge risk.
- High-pressure sales tactics: