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Questions to ask an ADU builder before you sign

By the HyreADU research desk. Last checked .

The short answer

Questions to ask an ADU builder fall into six groups: license and insurance, ADU experience in your city, what the bid includes, how payments and change orders work, the schedule, and the warranty.

Ask every builder the same questions, get the answers in writing, and check the license and permits yourself rather than taking the answers on trust.

License and insurance

  • What is your license number and class? (In California, a B General Building license for a full ADU.)
  • Is the license in the same name that will sign my contract?
  • Can you send certificates of liability and workers’ compensation insurance issued to me?
  • Who are your subcontractors, and are they licensed?

ADU experience

  • How many ADUs have you finished in this city in the last few years?
  • Can you give me addresses so I can look up the permits?
  • Which parts of plan check in this city have caused delays for you?
  • May I speak with two recent ADU clients?

The bid

  • Is the bid based on the same drawings as the others?
  • Are site work, trenching and utility connections included as lines?
  • Which items are allowances, and how much is each allowance?
  • What is excluded?
  • Who pays the permit and city fees?

Payments, changes and schedule

  • What is the down payment? (In California, no more than $1,000 or 10 percent, whichever is less, under Bus. & Prof. Code § 7159.5.)
  • Is each progress payment tied to finished, inspected work?
  • How are change orders priced and approved?
  • What are the approximate start and completion dates?
  • Who books inspections?

Warranty and close-out

  • What warranty do you give, for how long, in writing?
  • Will I receive lien releases from subcontractors and suppliers?
  • Will you deliver the signed-off permit and manuals at the end?

What to do next: read the questions to ask an ADU builder, check what decides ADU cost, then tell us about your project. Matching is not live yet, so we reply with information, not a quote.

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Questions

How many builders should I interview?

Enough to compare on the same drawings. Three is common advice.

What is the most important question?

The license number. Then check it yourself on the CSLB site.

Should answers be in writing?

Yes. Anything that matters should end up in the contract.

Does HyreADU interview builders for me?

No. We rank and refer no one; matching is not live.

Sources

HyreADU is a publisher. It does not design, permit or build ADUs, has no partner builders, and gives no legal, tax or engineering advice. Rules vary by state and city; California rules are labeled as such.