Four phases.
One coordinated experience.
ADU PALS leads property analysis, architectural design, and permitting. Construction is executed by our sister firm ArkHaven Builders under a separate contract. Two focused licenses, one coordinated project. Financing is available through our pre-vetted lender network.
All-in detached ADU: $195K–$540K. Garage conversion: $105K–$260K. Fixed-price.
Full pricing →ADU PALS in-house architects — coordinated with our sister firm ArkHaven for cost + constructability during design.
See design →ArkHaven Builders — CSLB Licensed B General Contractor, SD County only. Separate contract you sign directly with them.
See construction →HELOC, construction-to-perm, DSCR, CalHFA grants. We connect you to lenders Day 1.
Financing →ADU Property Potential Report
Typical duration: 2 weeks
Before you spend a dollar on design, we tell you exactly what your lot can become — and what it’s worth.
No cost. The two-week Property Potential Report is on the house.
- Share your address, lot info, and goals
- A 30-minute call with a senior strategist
- Walk us through the property in person or virtually
- Pull zoning, overlays, and utility records
- Run a Complete Financial Report (rent, ROI, build cost, resale lift)
- Inspect the property with our diagnostics team
- Present the report on a final 60-minute review call
What you get
- 01 CFR — Complete Financial Report with projected rent + ROI
- 02 PFA — Property Feasibility Analysis (zoning, setbacks, utilities)
- 03 ROI Presentation led by a senior ADU strategist
- 04 Home Diagnostic Report — full property inspection
Common questions
Q1 Do I need to commit before I see the report?
No. The Property Potential Report is fully free. About 1 in 4 reports come back saying the lot doesn't pencil — and we'll tell you that, in writing.
Q2 What if my lot has issues — slope, septic, easements?
We surface every constraint in the Property Feasibility Analysis before you spend a dollar. Most "deal killers" turn out to be solvable for $5K–$15K of engineering. We'll tell you which is which.
ADU Design
Typical duration: 1 month
We design your ADU around the one number that actually matters to you — whether that’s rental income, resale lift, or a mother-in-law suite.
Design fees typically run 6–9% of total project cost. Because we design in close coordination with our sister firm ArkHaven Builders, you avoid the redraw cycle that inflates most design-then-bid engagements.
"Our design team coordinates directly with ArkHaven Builders during design — so when something looks great on paper but blows up on cost, we catch it now, not during framing."
— ADU PALS in-house team
- Pick a starting point: catalog plan or fully custom
- Two design review meetings with our in-house design team
- Sign off on materials, finishes, and floor plan
- Design done in-house at ADU PALS — no third-party architect markups
- 2D floor plans, 3D renderings, and an immersive VR walkthrough
- Every plan tested against your projected rent number and pre-checked with our sister firm ArkHaven Builders on cost + constructability
- Unlimited revisions until the design pencils for your goal
What you get
- 01 Catalog floor plans + fully custom routes
- 02 2D + 3D architectural and interior design
- 03 Immersive VR walkthrough before permits
- 04 Revisions until the number pencils
Common questions
Q1 Can I bring my own architect?
You can, but most clients use ours because our design team coordinates directly with ArkHaven Builders on cost and constructability during design. Outside architects often draw things that look great and price expensively — we catch that before you're committed.
Q2 What if I want a custom design from scratch?
Most of our projects are fully custom. The catalog plans are a starting point — we modify almost every line. Custom adds zero to design cost; it's already included.
Q3 How many revision rounds do I get?
Unlimited. We don't move to permit until you sign off in writing. Most projects settle in 2–3 revision rounds.
Permit Plans
Typical duration: 6–12 months
Drawings the city actually approves. Our in-house permit team lives in San Diego’s permit counters so you don’t have to.
Permit fees are a separate line item, not a markup. Typical 900 sqft ADU: $9K–$28K depending on jurisdiction. Paid at submission and pickup.
- Approve the final permit set before submission
- Sign owner-required permit forms
- Stay informed via weekly updates — but you don't deal with the city
- Complete city permit drawings, structural engineering, Title 24, and MEP
- Submit through the city's electronic plan portal
- Resolve all corrections directly with the plan checker
- Coordinate utilities, school fees, and SDG&E
What you get
- 01 Complete city permit drawings + submission
- 02 Materials and finish package selection
- 03 Structural engineering where required
- 04 Financing options presented with real numbers
Common questions
Q1 Why do permits take so long?
The city owns the clock — most jurisdictions take 3–6 months for a clean ADU set. Our permit team has personal relationships with reviewers, which means corrections get resolved in days, not weeks. We typically clear permits ~30% faster than the SD County average.
Q2 What happens if the city demands changes?
We absorb the design adjustments. Most corrections are minor (a missed callout, a code update). Larger design changes are rare on our submissions because our team prevents them at design.
Q3 Do I pay for permit corrections?
No. Plan check corrections are part of our scope. Only city-mandated structural or scope changes get re-priced — and that's rare.
Construction Handoff
Typical duration: 4–8 months
Once permits are in hand, construction is executed by our sister firm ArkHaven Builders. We stay engaged as your design lead, so the intent from Phase 2 shows up in the finished product.
Construction is a separate fixed-price contract signed directly with ArkHaven Builders. ADU PALS's design + permit fees are already paid at this point.
"The construction contract is between you and our sister firm ArkHaven Builders. ADU PALS stays engaged as your design lead so the intent from Phase 2 shows up in the finished product — but the license, insurance, and workmanship warranty for construction all sit with ArkHaven, where they belong."
— ADU PALS in-house team
- Sign a separate construction contract directly with ArkHaven Builders
- Walkthroughs at framing, MEP rough-in, and pre-finish (design + build team together)
- Final material confirmations
- A final punch-list walk before keys
- Warm handoff: full drawings, specs, and design intent transferred to ArkHaven
- ADU PALS design team stays engaged as your design lead throughout construction
- Joint milestone walkthroughs with ArkHaven at framing, MEP, pre-finish
- ADU PALS on the punch-list walk to protect the design intent
- ArkHaven provides all construction warranties directly to you
What you get
- 01 Warm handoff to ArkHaven Builders with full drawings + specs
- 02 Ongoing design coordination during construction
- 03 Milestone walk-throughs (framing, MEP, finishes) with our design team
- 04 Punch-list review at closeout — from a design-eye perspective
Common questions
Q1 Who am I paying during construction?
You sign a construction contract directly with ArkHaven Builders and pay them for construction work. ADU PALS's engagement (design + permitting) is complete at this point. This two-contract structure is what keeps each firm operating cleanly within its own professional license.
Q2 What if costs go up during construction?
ArkHaven's construction contract is fixed-price with material protection clauses. Legitimate cost adds only come from owner-requested change orders or unforeseen site conditions — both disclosed in writing before they happen.
Q3 Can I see progress photos?
Yes. ArkHaven posts weekly photo updates plus written status to a shared client portal. You'll know exactly what was done that week and what's next — and the ADU PALS design team is copied on every update.
Q4 What's the warranty?
12 months on workmanship and 10 years on structural — issued directly by ArkHaven Builders. Manufacturer warranties pass through on appliances and finishes. You get a complete warranty packet from ArkHaven at closeout.
Two focused licenses.
One coordinated project.
The biggest hidden cost in most ADU projects is the disconnect between the architect and the builder. ADU PALS and our sister firm ArkHaven Builders work together on every project — same neighborhood, shared history, aligned incentives — so the design that gets drawn is the design that actually gets built, on budget.
ADU PALS architects
Every plan is designed with our sister firm ArkHaven in the room on cost + constructability. No "great on paper, doesn't build" surprises.
ArkHaven Builders
CSLB Licensed Class B General Contractor. Your construction contract is signed directly with them — separate from the design contract with ADU PALS.
ADU PALS permit team
Personal relationships with every major SD County reviewer. Corrections cleared in days.
Shared client portal
Weekly photo updates, schedule visibility, document storage — visible to both firms and you. You always know where things stand.
You don't need cash on hand.
You need the right loan.
Most ADUs are financed against the projected post-build value, not your cash on hand. We've built relationships with four pre-vetted San Diego ADU lenders so you can have real rate quotes by the end of Phase 1 — before you've spent a dollar on design.
HELOC
Fast, flexible. Best for homeowners with significant equity. ~7.5–9% today.
Construction-to-Perm
Purpose-built for ADUs. Phased draws → permanent loan. ~7.25–8.25%.
DSCR Investor Loan
For investors. Qualifies on projected rent, not W-2. ~7.75–9.25%.
CalHFA $40K Grant
Non-repayable predevelopment grant for income-qualifying owner-occupants.
Sign today. Keys in 12–18 months.
Honest range. The city owns the permit clock — but our 4-phase process compresses every other phase as tight as it goes.
Free consultation call. We pull zoning, overlays, and utility records.
Property Potential Report delivered: rent projection, ROI, ballpark cost, resale lift.
Decision point. If the number works, we sign and start design.
In-house design: 2D plans, 3D renderings, VR walkthrough. 2–3 review rounds.
Engineering, Title 24, MEP. Permit submission to the city.
Plan check + corrections. We handle every conversation with the city.
Site prep, foundation, framing.
MEP rough-in, drywall, finishes, fixtures.
Final inspection, certificate of occupancy. Punch list, walk-through, keys.
What can your backyard do?
Drop your address and a goal. We'll send a first-read within one business day and a full Property Potential Report within two weeks — on us.
- ✓ Zoning + setback analysis
- ✓ Rent projection for your lot
- ✓ Ballpark build cost
- ✓ No obligation, no spam
Two weeks. One report. Real numbers.
Free consultation with an ADU PALS strategist. No pressure, no placeholder quotes.