Lot first
Setbacks, parking, and utility runs decide more than paint colors.
Service
ADU and garage conversions
A backyard cottage or a garage that becomes a real room, with permits, insulation, and a door that does not feel like an afterthought. We start with what the lot and the city will allow, not a Pinterest plan that cannot sit on the setback.
Small dwellings, full rules
Permits on the calendar
We do not pretend a city counter is a same-day window.
Quiet for the main house
Construction access should not wreck the garden you still live with.
Finish like a home
Floors, bath, and kitchenette get the same care as the primary house.
How a visit usually runs
Four even steps, same on a bungalow or a two-story. You get photos when the work is done, not a vague “all set” text.
01 Measure and plan
Photos, dimensions, and the constraint that will drive the calendar.
02 Price the real work
Materials, trades, and the messy bits, not just the pretty bits.
03 Build in order
Demo through finish with a tidy site at the end of each day.
04 Walk the room
Punch list in person, then closeout notes.
What we watch for on your house
Lots fail and succeed for different reasons: trees, slope, and alley access. A garage conversion is faster when the structure is square and dry. We will walk away from a plan that cannot pass inspection rather than build you a problem.
Related work
Questions we hear first
Do you design the ADU?
We work from a plan set. We can connect you with design if you do not have one yet.
How long?
Conversions are shorter than new cottages. Both depend on the city.
Can grandparents live there?
That is often the point. Accessibility details belong in the first walk, not the last.
What about utilities?
Panel capacity and sewer are early questions. They change the budget more than tile.
Ready for a clear next step?
Tell us the address and the work on your mind. We reply with timing and a plain-language estimate, no hard sell.