Good questions sort builders quickly. Take this list to every interview and compare the answers side by side. Then put the answers you rely on in the contract.
LA ADU Guide is an information site. We do not recommend, rate or refer builders. This is a question list, not legal advice.
Before the first meeting
CSLB suggests getting at least three bids "to become familiar with the differences between how costs can be estimated." To compare fairly, give every builder the same lot details, the same unit size and the same wish list. See ADU cost in Los Angeles.
1. License and insurance
CSLB says a B, General Building Contractor license can cover an ADU build, and a C-47 can install an ADU that is a manufactured home built off site. Specialty licenses generally cannot manage a full ADU build.
- What is your license number and class?
- Can I see your pocket license and proof of insurance?
- Does the name on the license match the name on the contract?
- Are your workers employees or subcontractors?
Check the answers at cslb.ca.gov. See how to check a CSLB license.
2. Experience
- How many ADUs have you built in my city?
- Can I see one, and talk to the owner?
- Have you built the type I want: detached, attached, garage conversion?
- Who will manage my project day to day?
3. Scope and price
- What exactly does your price include and exclude?
- Does it cover design, engineering, permits, fees, utilities and site work?
- Which items are allowances, and how much is each?
- How are change orders priced and approved?
- What could make the price go up?
4. Permits and the city
- Who pulls the permit, and in whose name?
- Who handles corrections from plan check? See ADU plan check and inspections in LA.
- How long do you expect permitting to take? See the ADU permit process.
- Who pays impact fees and utility connection charges? See impact fees and utility connections.
5. Schedule
- What are the start and finish dates in the contract?
- What are the milestones?
- What happens if work runs late?
- What is the plan for weather and inspection delays?
6. Payments
- What is the down payment? It may not exceed $1,000 or 10 percent of the contract price, whichever is less (Business and Professions Code 7159).
- What is the schedule, and is each payment tied to finished work? CSLB says payments "must reflect the actual work completed or materials delivered."
- Will you give receipts and lien releases for each payment?
- If I use a loan, how do your payments line up with the lender's draws? See ADU construction loan vs HELOC.
7. During the build
- Who is on site and when?
- How will you update me?
- What are the work hours, and how do you protect my yard and neighbors?
- Who cleans up and hauls away debris?
8. Finish and warranty
- How do you handle the final inspection and certificate of occupancy?
- When do I get the punch list, and how much is held back until it is done?
- What warranty do you give, in writing, and for how long?
- Who do I call after the project?
Quick comparison table
Copy this into a notes page and fill it in for each builder.
| Question | Builder A | Builder B | Builder C |
|---|---|---|---|
| License class and number | |||
| Insurance seen | |||
| ADUs built in my city | |||
| Total price and what it excludes | |||
| Permit and fees handled by | |||
| Down payment | |||
| Start and finish dates | |||
| Warranty terms |
Checklist after interviews
- [ ] Verified each license with CSLB
- [ ] Called references and visited a finished unit
- [ ] Compared three bids on the same scope
- [ ] Wrote the key answers into the draft contract
- [ ] Reviewed the draft against ADU contract red flags
Red flag answers
Pause if a builder:
- Cannot give a license number or says one is "in process"
- Asks for a large deposit before the contract is signed
- Will not list what the price excludes
- Cannot name who pulls the permit
- Says inspections or plan check will "never" cause delays
- Offers a discount only if you sign today
- Has no recent ADU you can see
See ADU contract red flags for more.
Questions to ask yourself
- Do I understand the full price, including what is excluded?
- Can I afford a delay of a few months?
- Have I checked every claim, rather than trusting a sales page?
- Does the builder answer in writing, not only by phone?
What to remember
- Compare builders on the same scope and the same questions.
- Anything that matters should be written in the contract.
- Do not pay more than the legal down payment cap, and keep payments tied to progress.
See the hiring an ADU builder hub for related guides.