One thing to keep in mind is that your city or county may require additional permits or charges for certain aspects of the project. Here are some potential charges you may encounter:
We try to figure out how much-unexpected costs and construction delays will cost before we start the work. We also let you know all of the fees your city or county may require.
Most homeowners want to build an ADU to rent out. To avoid dealing with the PG&E bill between yourselves and tenants, having a separate utility bill might be a top option for most homeowners.
Upgrading your panel is different from applying for a separate meter.
During the ADU permit process, Eano can help with the main panel upgrade or add a separate meter with no cost before the drawing submits to the city for approval. However, if only the main panel upgrade without ADU, or any PGE related request (upgrade the main panel or add separate meter) after the drawing already submit to the city for approval / the permit is approved already, the additional fees will apply.
No additional cost in the same ADU process.
(Additional $800 main panel update or $2,400 separately meter if homeowner decide to apply later)
If you're buying a home, it's important to know if the city or county requires a sewer lateral inspection. This is an inspection of the sewer line that runs from your house to the city or county sewer system. The cost of this inspection can range from $300 to $500, but it's well worth the investment to know if you're buying a home with major sewer line problems.
A sewer lateral inspection may be required depending on your city and county requirements. There are different types of inspections done to determine if the sewer lateral is in need of repair or replacement. Some can even predict the remaining life expectancy of the line, but they cost more. If you are planning to sell your home within the next 5 years, this may be something you want to consider.
A sewer lateral inspection may be required depending on your city and county requirements.
(Average cost: $300 - $500)
Most people who are adding an ADU to their property already have a home with a sprinkler system. If this is the case, the addition will require its own separate sprinkler system. This is because the main house and the ADU will have different water needs, and if they share a single sprinkler system, it may not be sufficient enough to meet the needs of both.
This means that, when it comes time to add an ADU onto your property, one of the first steps will be installing a separate sprinkler system to ensure that each building has its own protection in case of fire or other emergencies.
Sprinkler systems are usually needed for house additions. If your main house has a sprinkler system, your ADU will require one as well.
(Average cost depending on sq ft: $8,000 - $20,000)
If your home is situated on a sloped lot, you can expect to pay more for standard construction tasks than someone with a house on flat land. This includes costs for grading, retaining walls, and foundation work.
One task that is particularly costly on a sloped lot is tree removal. An arborist report is needed when construction requires the removal of any trees - essentially, an arborist (tree expert) will come out and tell the construction crew which trees can be cut down and which ones should remain.
An arborist report is needed when construction requires the removal of any trees.
(Average cost: $3,000 - $5,000)
Standard Costs for Homes on Sloped Land
A soil report is a critical piece of information to have when building an ADU. The report will help identify any potential risks associated with building on the proposed site, such as flooding or unstable ground.
If your property is located in a flood zone, or if it has a steep slope, you may be required to get a soil report. The cost of the report will vary depending on the specific conditions of your property, but it typically ranges from $2,000 to $6,000.
Having a soil report is essential for ensuring that your ADU is safe and structurally sound. It's important to work with a qualified engineer to interpret the report's findings and create a plan that will address any potential risks. With the right planning, you can build an ADU that is safe and sturdy for years to come.
A land survey is a process of accurately mapping the features of a piece of land. This includes measuring the elevation of the land, identifying any features on the property line, and locating any easements. If your build site is on sloped land, close to the property line, or has easements, you will likely need to have a survey done.
The cost of a land survey varies depending on the size and complexity of the property. On average, expect to pay between $2,000 and $5,000. The process can take anywhere from one to two months to complete. Make sure you hire a qualified surveyor who will produce an accurate map of your property.
(Average cost: $2,000 - $5,000)
If the building site is on sloped land, a civil engineer will draft up low-impact development, drainage, grading, and erosion control plans.
(Cost range $3,500 - $5,000 base on the lot size.)
For Additions That May Impact Neighbors
Public hearings are typically required for larger projects, such as two-story builds, front yard additions, corner house additions, or historical homes. The average cost for a public hearing is $125 per hour, and it's important to note that additional revisions may be required. If you're unsure whether or not your project requires a public hearing, be sure to contact your local government officials for more information.
Your Eano package includes up to two rounds of design revisions. Any additional revision rounds will be charged hourly.
City Record Discrepancies & Violations
Cost various depends on city comments
If design changes need to be made once a structural wall is removed, there may be additional costs. Eano will not charge an additional design fee, but the work order and construction requirements may change.
(Average cost for structure fee: $1,000 - $2,000; Average cost for construction: Varies)
If the designer and structural engineer can not identify wall type (bearing wall or not) after a site visit, there will be a wall opening investigation request. The general contractor will do partial demolition of the wall based on the Structural engineer’s guidelines. Eano will not charge an additional design fee, but the SE site visit and GC onsite demolition cost will be charged.
(Average cost for SE site visit $500-$600, GC demolition cost may vary)
Any HOA-related communication or drawings change, more than 5 hours, will be charged hourly. (cost: $125/hr)
For the area the local authority requires a business license for the designer/architect, all the expenses need to be covered by the owner.