Table of Contents
Key Takeaways
Understanding ADUs: Learn what makes ADUs a unique and valuable addition to your Boise property.
Zoning and Permits: Discover the essentials of Boise's zoning laws and the permit process critical for ADU construction.
Design Considerations: Explore design options and considerations to ensure your ADU fits your needs and complements your property.
The Construction Process: Gain insights into the construction stages of an ADU, from site preparation to the final touches.
Choosing the Right Team: Understand the importance of selecting the right contractor or design-build firm for a hassle-free construction experience.
Legal and Regulatory Aspects: Learn about Boise’s specific regulations governing ADUs, including setbacks, size limits, and more.
Introduction: The ADU Wave in Boise
Boise and the Treasure Valley are at the forefront of a residential revolution with the increasing popularity of Accessory Dwelling Units (ADUs). These efficient and versatile homes, manifesting as charming backyard cottages or innovative container homes, are more than a housing trend. They offer practical solutions to the challenges of modern living, appealing to those seeking additional rental income, a cozy space for family, or an enhancement in property value.
This comprehensive guide, crafted by Alley Homes — experts in ADU design and construction — is designed to be your navigational tool through the complexities of ADU development in Boise. Covering everything from the initial feasibility and conceptualization to detailed design, permitting, and the construction process, our aim is to provide a thorough understanding of each step involved in creating your perfect ADU.
By sharing our expertise in ADU construction, we hope to empower you with insights and guidance, simplifying what might otherwise seem like an overwhelming process.
Join us in exploring the world of ADUs in Boise, as we delve into how these unique living spaces can transform your property and lifestyle.
Why ADUs? A Better Solution for Modern Housing Needs
Accessory Dwelling Units (ADUs), commonly referred to as “mother-in-law suites” or “granny flats,” are becoming an increasingly popular solution to a variety of housing needs in Boise and the Treasure Valley. These units are not just about adding extra living space; they represent a strategic approach to smart urban design. ADUs provide affordable housing options, foster close-knit communities, and blend seamlessly with existing properties and neighborhoods.
Understanding ADUs: Definitions and Varieties
An ADU is a secondary, self-contained residential unit located on the same lot as your primary residence. These units come in many forms, offering considerable flexibility. They can be attached to the main house, like an addition or basement conversion, or detached, such as a standalone garage or backyard unit.
ADUs serve a variety of purposes, catering to diverse needs. They can function as rental units, providing homeowners with a source of passive income, or serve as private living spaces for family members, like aging parents or adult children. Their versatility also extends to the repurposing of existing structures like alley garages, transforming them into functional living spaces without disturbing the character of existing neighborhoods.
The Benefits of Building an ADU
Building an ADU in Boise is not just a housing solution but a lifestyle choice. ADUs offer several key benefits:
Increased Property Value: Research shows that having an ADU can significantly enhance your home's market value, making it more attractive to potential buyers.
Rental Income Opportunity: ADUs provide a unique opportunity to generate additional income, whether through long-term leases or short-term rentals.
Private Space for Loved Ones: By offering independent living areas close to the main residence, ADUs allow for comfortable multigenerational living, fostering family connections while maintaining privacy.
Affordable Housing Options: ADUs contribute to the availability of cost-effective living spaces within the community, addressing the growing need for affordable housing.
Reduced Environmental Impact: ADUs utilize existing infrastructure, thus reducing the environmental footprint typically associated with new construction.
In summary, ADUs offer a multifaceted approach to Boise's current housing challenges. They provide practical, sustainable, and community-oriented solutions, making them an invaluable addition to your property.
The Feasibility Maze: Navigating Boise’s Zoning and Building Codes for ADUs
Time: Typically a few days
Cost: $0 to $500, depending on depth of research and consultations.
DIY Potential: High, mainly involves research.
Embarking on an ADU project in Boise requires navigating a nuanced landscape of zoning and building codes. Designed to maintain neighborhood character while offering homeowners flexibility, these regulations are key to successful ADU construction.
Key Aspects of Boise's Zoning and Code Requirements
In June 2023, the Boise City Council approved a landmark update to the city’s zoning code, replacing the original 1966 code. Effective from December 1, 2023, this rewrite facilitates easier ADU construction and supports the city's vision for growth and affordability.
ADU Size: Under the updated code, the maximum allowable size for ADUs has been increased from 700 to 900 square feet, allowing for up to two bedrooms. This expansion provides more flexibility in ADU design and utility.
Lot Size: Notably, Boise does not impose a minimum lot size for constructing an ADU, broadening the potential for ADU development across various property sizes.
Number of Units: Currently, Boise allows only one ADU per property. However, interpretations of zoning rules regarding the possibility of building multiple units as part of a duplex or triplex are ongoing and subject to clarification.
Setbacks: Residential zones in Boise mandate specific 'setbacks,' or the distance a building must be set back from property lines. Typically, front setbacks are 20 feet, side setbacks are 5 feet, and rear setbacks are 15 feet, although an alley presence can modify these requirements. Keep in mind, each zone has its own variations, so it's important to check with Planning and Development Services for your exact setback requirements. Please note, ADUs are not allowed to be built in the front of the house and should be situated behind the main residence.
Height: While Boise doesn't specify a unique height requirement for ADUs, they must conform to the standard building height limits set for the zone they're in. For instance, in a typical R1-C zone, the height limit is 40 feet. However, if your property is in a Historic District, the ADU’s height is generally restricted to not exceed that of the primary residence. Always ensure your plans are in line with these guidelines, considering the impact on surrounding properties for a harmonious neighborhood aesthetic.
Parking: The new code eliminates the requirement for off-street parking spaces for ADUs, simplifying construction on properties with limited space.
Owner-Occupancy: The requirement for the homeowner to live on the property to build and rent out an ADU has been removed, offering greater rental flexibility.
Neighbor Notification: The new code no longer mandates notifying neighbors about ADU construction plans, streamlining the approval process.
Utility Access: ADUs must have access to essential utilities such as water, electricity, and sewage. Accommodating an ADU may require upgrading existing utility lines.
ADUs vs Tiny Homes in Boise: Key Differences
While often used interchangeably in casual conversation, ADUs and tiny homes have distinct differences, especially in the context of Boise's housing regulations:
Nature and Regulations
ADUs are permanent structures integrated into a property, adhering to local building and zoning codes.
Tiny homes, often mobile (on wheels), are classified more like recreational vehicles, subject to different regulations.
Size and Features
ADUs generally offer more space and full amenities (kitchen, bathroom), similar to traditional homes.
Tiny homes are smaller (usually under 400 sq. ft.), with compact, space-saving designs and basic amenities.
Permanence and Impact
ADUs are fixed, permanent additions to properties, aligning with the neighborhood's character.
Tiny homes' mobility allows for relocation but lacks the community permanence characteristic of ADUs.
Shed Conversions, Accessory Structures, and Non-ADU Additions
In Boise, as in many other jurisdictions, accessory or secondary dwelling units are designed for occupancy, as the term “dwelling” implies. However, there are alternative solutions for additional living and working space that don't classify as full ADUs. These are known as Accessory Structures in the City of Boise.
A popular trend is the transformation of storage sheds, like Stor-Mor or Tuff Sheds, into backyard home offices, studios, or personal retreats, commonly referred to as “she-sheds.” The primary distinction between these structures and an ADU isn't in their construction but in their intended use, particularly the absence of a kitchen.
For example, adding an en-suite to your home doesn't require the ADU application and permitting process, as it wouldn’t be classified as an accessory dwelling without a kitchen. This principle applies to Accessory Structures like shed conversions too. If you’re constructing a space for use as a backyard studio, workshop, or similar purpose without living facilities, then ADU-specific regulations, including the entitlements process and impact fees, are not applicable.
In most cases, only a building permit is required for these structures. Additionally, if the structure is under 200 square feet, such as a small workshop or tool shed, you may not need a permit, and the structure might be exempt from standard setback or zoning regulations. However, if your property is under an HOA, you should check with the governing body to ensure compliance with neighborhood standards.
Professional Consultation for Feasibility Assessment
Navigating these zoning and building codes can be complex. Consulting with experts like Alley Homes for a free site visit and feasibility assessment is advisable to ensure your ADU project aligns with Boise's regulations. Our professionals can help interpret these rules in the context of your specific property, providing peace of mind and clarity.
Designing Your ADU: From Concept to Blueprint
Time: Several weeks to a few months.
Cost: $1,500 to $20,000, based on complexity and professional input.
DIY Potential: Moderate, better with professional help.
The journey to designing your ADU in Boise begins with a blend of imagination and careful planning. This initial phase is all about conceptualizing your vision while considering the practicalities and regulations unique to ADU development.
Initial Considerations for ADU Design
Type Selection: The first step is deciding on the type of ADU that suits your needs and property. Whether it's an attached extension, a detached unit, a converted garage, or a revamped basement, each option brings its own set of possibilities and constraints.
Understanding Needs and Preferences: Reflect on what you envision for your ADU. Is it a contemporary studio, a comfortable living space for relatives, or perhaps a dedicated work area? Your design will revolve around these intended uses.
Aligning with Property and Budget: Every design decision should align with the realities of your property’s size and layout, as well as your budget. Effective design marries aspiration with feasibility, ensuring that the end result is both desirable and practical.
Do I Need to Hire an Architect for My ADU?
When contemplating the need for an architect for your Boise ADU project, remember that Idaho doesn't require an architectural stamp for residential construction plans. This flexibility allows homeowners to choose the best approach for their design needs. Here are key factors to consider in your decision-making process:
When an Architect May Be Unnecessary:
Design-Build Contractor: If you're working with a design-build contractor like Alley Homes, the need for a separate architect is eliminated. These firms handle both design and construction, providing an integrated service.
Purchasing Complete ADU Plans: You can opt for complete ADU plan sets available online. These ready-made plans can be a cost-effective and time-saving alternative to custom designs.
Prefabricated ADUs: For prefabricated ADUs, which we will explore later, the design is determined by the model of the specific unit, with limited customization options
DIY Design Skills: If you're confident in your design abilities and have a clear vision for your ADU, you might sketch your initial ideas using design software. However, for the construction plan set, hiring a drafter is advisable to ensure accuracy and compliance.
When to Consider Hiring an Architect:
Custom High-End Design: If you're aiming for a high-end, custom ADU that stands out as an expression of art and creativity, an architect can bring that vision to life. They excel in crafting unique designs that elevate the ordinary to extraordinary.
Complex Projects: For ADUs with complex design requirements or challenging site conditions, an architect's skill in navigating these intricacies can be invaluable.
Budget Allowance: If your budget permits the added expense of an architect, their services can add significant value to your project, especially in terms of aesthetics, functionality, and spatial efficiency.
Balancing Practicality with Creativity
In most cases, an architect may be more than what’s needed for standard ADU projects, particularly if cost is a major consideration. The goal is to balance practicality with creativity, ensuring your ADU is both functional and appealing without going overboard on design expenses.
Different Types of ADUs: Exploring Your Options
ADUs come in various types, each offering unique advantages and considerations for your Boise property:
Attached ADUs
These are extensions of the main residence, sharing walls or connected directly. Ideal for maintaining a connection to the primary house, they can serve multiple purposes, from rental opportunities to multigenerational living spaces.
Detаched ADUs
Standing separate from the main dwelling, detached ADUs (DADUs) offer privacy and autonomy. They are versatile in function, perfect for income generation, family accommodation, or personal retreats.
Garage Conversion ADUs
Revamping your existing garage into an ADU is a highly sought-after approach. This can involve converting the garage into a fully-functional living space. Alternatively, you can opt to build a new structure above the existing garage, maintaining its original use.
Basement Conversion ADUs
Renovating a basement or attic into an ADU keeps the exterior appearance of the property unchanged while adding valuable living space inside.
Design Considerations
When designing your ADU, consider the following:
Size: Choose a size that suits the intended use and complies with your zone's regulations.
Functionality: Ensure essential features like a kitchen, bathroom, and storage are well-planned.
Daylight: Maximize natural light with strategic window placement or skylights.
Layout: Design for privacy within the available space, using room placement or partitions effectively.
Budget: Make material and construction choices that align with your financial plan.
Finding ADU Designs and Resources
Exploring design options and resources for your ADU is an exciting part of the planning process. Here are some valuable resources to kickstart your inspiration:
Online Marketplaces and Galleries: Websites like Etsy and Pinterest are treasure troves of creative ADU designs, offering a wide array of ideas and blueprints.
Municipal Websites for Pre-Approved Plans: Some cities, like Eugene and Seattle, provide pre-approved ADU plans that have been fast-tracked for permitting. These can serve as excellent templates for compliant and efficient designs.
Specialized Websites for ADU Plans: For professional ADU plans, visit websites like Modern ADU Plans for contemporary designs, or Liberty House Plans for more traditional styles. Other resources include ArchitecturalDesigns.com and Blueprints.com, which offer a range of plans to suit various needs and styles.
Google Images for Inspiration: A simple Google image search for ADUs can yield a plethora of design ideas, showing real-world examples and innovative approaches to ADU construction.
AI-Powered Search Tools: In the age of AI, tools like Bing offer advanced search capabilities. You can specify requirements like square footage or footprint to find ADU designs that fit your needs.
Custom Design vs. Pre-Designed Plans
Choosing between custom designs and pre-designed plans hinges on your unique requirements and the degree of personalization you seek for your ADU.
Remember, while gathering ideas, it's important to consider how each design aligns with Boise’s zoning regulations and your property’s specific characteristics. These resources can provide a starting point for your design journey, helping you envision the potential of your future ADU.
A Closer Look at Prefabricated and Container ADUs
Prefabricated ADUs: Quick Assembly with Trade-offs
Prefabricated ADUs are manufactured off-site and brought to the construction site for installation or assembly, known for their unique designs, quick setup, and reduced on-site work. While they offer several advantages, it's important to consider their overall cost:
Efficiency in Construction: Prefab ADUs are celebrated for their rapid assembly and minimal disruption to the construction site.
Potential Higher Costs: Despite the efficiency, prefabricated ADUs can still be more expensive than traditional stick-built construction when considering transportation, installation, utility connections, and site preparation.
Customization and Logistical Challenges: Limited design flexibility and the need for cranes and specialized transportation are significant considerations.
Despite these challenges, prefabricated ADUs hold promise for future development, especially as technologies like robotics and AI evolve to reduce costs and enhance efficiency.
Container Homes: Innovative Yet Demanding
Container homes, made from repurposed shipping containers, are gaining popularity as an eco-friendly housing option. They come in two types: traditional shipping container homes and factory-made prefabricated container homes.
Advantages:
Cost-Effectiveness: Using discarded containers can be more economical than traditional construction.
Durability and Sustainability: Their sturdy build and reuse of materials contribute to environmental sustainability.
Modular Design: Containers provide versatility in design, adaptable for both temporary and permanent setups.
Disadvantages:
Structural Integrity: Modifications for windows and doors require reinforcement, adding to costs.
Design and Insulation Limitations: Achieving a personalized look and proper insulation can be challenging.
Space Constraints: Standard container sizes limit interior space, affecting layout options.
Prefabricated and container ADUs present unique approaches to housing, each with their own set of advantages and challenges. As the ADU market continues to evolve, they are expected to become increasingly viable alternatives to conventional construction.
Preliminary Design: The First Step in Your ADU's Journey
The preliminary design phase marks the beginning of your ADU project’s design journey. It's where your vision starts taking a tangible shape, setting the stage for the detailed design work that follows. This phase includes:
Schematic Designs and Elevations: Creating basic 2D floor plans and elevations (elevations are architectural drawings showing each side of the building). These initial sketches provide an overview of your ADU's layout and exterior appearance.
3D Models and Renderings: These visuals bring your preliminary design to life, offering an immersive glimpse into the potential outcome.
Iterative Development: Adjusting and refining your design through an iterative process ensures that it meets your specific needs and aligns with Boise’s zoning and design standards.
The Role of Preliminary Design in the Bigger Picture
The preliminary design serves as a foundation for the entire design process, which includes:
Setting the Direction: It establishes the basic layout, style, and functionality of your ADU.
Cost and Scope Assessment: It allows for accurate cost estimation and provides a comprehensive view of the project's scope.
Facilitating Permits and Approvals: A clear preliminary design is vital for obtaining buy-in from city officials, especially important in areas like Boise’s historic districts.
Stakeholder Engagement: Preliminary models or renders can be instrumental in gaining support from friends, family, neighbors, and potential financiers.
Transitioning to Detailed Design and Construction Plans
Once the preliminary design is finalized, the next steps involve:
Developing Detailed Designs: Further refining the plans with more specific details and technical specifications.
Final Construction Plan Set: Transforming these detailed designs into a full construction plan set – the blueprint that will be submitted for building permits and used for construction.
Why Choose a Design-Build Firm for Preliminary Design?
A design-build firm like Alley Homes is particularly beneficial in this initial phase:
Holistic Approach: We consider not just the preliminary design but also how it integrates into the overall project timeline and budget.
Streamlined Process: Our team ensures that the transition from preliminary design to final construction plans is smooth, coherent, and aligned with your vision.
Expertise and Efficiency: Leveraging our expertise in architecture, engineering, and project management, we guide you efficiently through each stage of the design process.
In essence, the preliminary design is more than just the first draft; it's a foundational step in a larger, carefully orchestrated design process that culminates in the construction of your ADU.
Building Plans: The Blueprint for Constructing Your ADU
Crafting Comprehensive Building Plans
Building plans are the foundation of your ADU's construction journey. These plans are comprehensive, encompassing:
Architectural Designs: Outlining the layout, appearance, and structural details of the ADU.
Engineering Specifications: Addressing the mechanical, electrical, and plumbing requirements to ensure functionality, safety, and efficiency.
Detailed Construction Guidance: Providing clear instructions for various trades, from framers to plumbers and HVAC technicians, ensuring precision and consistency in construction.
These well-crafted plans are pivotal in guiding the construction team, maintaining adherence to Boise’s building codes, and preventing potential construction issues.
Building Plans in the Permitting Process
While detailed further in the permitting section, it's important to note that these construction plans play a vital role in the permitting process. They demonstrate your project's compliance with Boise’s regulatory requirements, a key step in gaining approval to proceed with construction.
Choosing the Right Partner for Plan Development
A design-build firm like Alley Homes can significantly benefit the development of these plans:
Expertise and Integration: Combining design and construction expertise, our team ensures that plans are not only compliant but practical.
Collaborative Approach: Working with a unified team from start to finish streamlines communication and reduces potential errors.
In essence, building plans are the cornerstone of your ADU project, guiding the construction team at every step and ensuring your vision becomes a well-built reality.
The Permitting Process for ADUs in Boise: An Essential Overview
Time: 1-4 months
Cost: $500 to $3,500 plus impact fees (a few thousand dollars), less for non-ADUs.
DIY Potential: Low, requires understanding of regulations.
Introduction to Permitting
Building an ADU in Boise involves navigating the city's regulatory framework, a crucial aspect of which is the permit process. This process, while complex in areas such as Hillside zones or historic districts, is essential for legal and safe construction.
Entitlements: Your Right to Develop
'Entitlements' in the context of ADU projects refer to the legal rights to use and develop a property in accordance with zoning laws. The first step in your ADU project is obtaining the right entitlements:
Accessory Dwelling Unit Application: This is your primary entitlement, requiring a detailed letter explaining your project, a statement of legal interest, site plan, landscape plan, floor plans, elevations, and photos.
Special Area Considerations: For properties in unique areas like the foothills, additional applications like the Hillside application may be required to comply with specific ordinances. In historic districts, additional steps include obtaining a Certificate of Appropriateness (COA) for any external modifications, which ensures the preservation of the district's architectural integrity.
Impact Fees
Impact fees are charged to fund additional public services and infrastructure improvements due to new construction. They usually range from $4,000 to $6,000 and are paid upon retrieval of the final building permit. These fees include:
Ada County Highway District
Boise City Police
Regional Park
Local Parks
Fire
Public Works Sewer
Whether managed directly by homeowners or through a general contractor, these fees are crucial for maintaining community infrastructure amidst development.
Building Permit Application: The Final Step in Your ADU's Legal Framework
After successfully navigating the entitlement process, where the city approves the concept and zoning compliance of your ADU, the next critical step is securing a building permit. This permit is essential for the legal and safe construction of your ADU and hinges on the quality and completeness of your construction plan set. The process includes:
Comprehensive Documentation: The detailed construction plan set, as developed in the design phase, is essential. This includes architectural designs, engineering specifications, and other relevant details that the city's building department will meticulously review for compliance.
Application Specifics: The intricacies of your building permit application will vary depending on the nature and location of your project within Boise. Each aspect of your construction plan set plays a critical role in demonstrating adherence to Boise's building standards.
Review Process: Smaller projects might qualify for a "fast track" review, offering expedited approval. Larger projects undergo a standard review, assessing the accuracy and thoroughness of your plans.
Securing a building permit is the culmination of your ADU project’s legal preparation, marking the transition from planning to actual construction. It ensures that your ADU is not only approved in concept but also meets all standards for safe and compliant building practices.
DIY vs Professional Assistance
As a homeowner, you can opt to manage the entitlements yourself or seek professional help from an architect or engineer. For building permits, especially in complex projects, a general contractor or a design-build firm like Alley Homes can manage the process, acting as the point of contact for city inspections and ensuring compliance with all regulations.
Key Elements of a Successful Application
A successful permit application includes:
Accurate Application Forms: Filled with detailed project descriptions.
Necessary Documents: Such as plans demonstrating compliance with building codes and regulations.
Conclusion: Ensuring Compliance for a Successful ADU Project
Securing the correct permits is vital for legalizing and safely building your ADU in Boise. Whether you're taking a DIY approach or working with professionals, understanding and fulfilling each requirement is key to your project's success. Alley Homes is equipped to handle all aspects of the permitting process, ensuring your ADU is built to last, meeting all legal standards and regulations.
Construction: Where Dreams Materialize
Time: Several months to over a year.
Cost: $125,000 to $350,000, highly variable.
DIY Potential: Low for full-scale, moderate for specific tasks.
The construction of your ADU in Boise marks the transformation of plans into reality. It's a harmonious blend of meticulous planning and skilled craftsmanship. Whether taking a hands-on approach or entrusting a full-service contractor, each construction phase brings your dream space closer to fruition.
Approaches to ADU Construction
Full DIY Construction: Ideal for skilled homeowners who can tackle various construction tasks.
Semi-DIY (Owner as General Contractor): Suitable for those who can manage subcontractors but may not have specific construction skills.
Full-Service Contractor: Offers a turnkey solution for homeowners seeking minimal involvement.
Choosing the Right Construction Partner
When selecting a contractor, choose a firm with not only a strong background in ADU projects but also deep expertise in the Boise construction landscape. Look for a partner who demonstrates both knowledge of local building codes and an acute understanding of the region's construction market — including material availability, costs, and supplier networks. Their local experience will be invaluable in efficiently navigating your project through all phases of construction, ensuring a smooth process and a successful outcome.
What to Expect with a General Contractor
Hiring a General Contractor (GC) for your ADU in Boise marks the beginning of a structured and professional journey. Here's what you can expect in this collaborative process:
Finalizing Plans: If you come with your own plans, your first task with the GC is to finalize them. These plans undergo review and approval by an engineer or experienced drafter, ensuring they are comprehensive and meet all regulatory standards.
Permitting Process: Depending on your arrangement, your GC may take on the responsibility of navigating the permitting process, using the finalized plans to comply with Boise's regulatory requirements.
Bidding Process: This phase involves the GC soliciting and compiling quotes from various subcontractors for each construction element, from foundation and plumbing work to framing, drywall, and finishes. The GC then provides you with a comprehensive cost estimate, reflecting the combined costs of all subcontractor bids. This ensures transparency and helps in budget planning.
Contract and Deposit: Upon agreement on the project's scope and cost, you'll usually sign a contract with the GC and make an initial deposit. This marks the official start of construction.
Design and Finish Selection: Whether working with a design-build contractor's in-house team or external designers, you'll receive professional guidance throughout the selection process. This expert assistance is invaluable in making informed decisions about each aspect of your ADU’s interior. This phase covers all elements of interior design, from functional choices like cabinetry and countertops to aesthetic selections such as lighting fixtures, flooring options, and paint colors. One of the key roles of your GC or design team during this phase is to help align your selections with your budget. They will assist you in finding the right balance between aesthetic appeal and cost-effectiveness, ensuring that your choices are both beautiful and financially viable.
The Construction Phase
Construction Commencement: With plans, permits, and contracts in place, construction begins.
Communication: Throughout the process, your GC will keep you updated, ensuring transparency and collaboration.
Payments: Payment terms often depend on the project's progress. Typically, payments are made at the completion of key construction phases. This milestone-based payment structure ensures work is completed to satisfaction before proceeding to the next stage.
Inspections: Regular inspections by city officials occur after each significant phase, especially where specific permits are required, such as for plumbing and HVAC systems.
The Construction Phase Unfolded: Step-By-Step Progress
Construction is an exciting phase where your plans become reality. It involves several stages, including foundation work, framing, roofing, and interior finishes. Regardless of your level of skill or hand-on involvement, the process will be the same:
Site Prepаrаtion: This initial phase involves clearing, leveling, and excavating the land, setting the stage for construction.
Foundаtion: The foundation stage is crucial, as it forms the stable base of your ADU. In Boise, common foundation types include concrete slabs with footings, basements, and crawl spaces. A slab foundation involves pouring concrete into pre-set forms, creating a solid ground-level base. Basements provide additional below-ground space, constructed with reinforced concrete walls. Crawl spaces, using a network of wooden floor joists, offer a raised foundation solution. Each method is tailored to suit the ADU's design and Boise's specific soil conditions, ensuring durability and stability for years to come.
Rough-in Utilities: Installation of essential services like sewer, electrical, water, and gas systems are carried out, ensuring functionality and compliance with safety standards.
Frаming: This stage involves constructing the structure's frame, adding sheathing, roofing, stairs, and windows, shaping the basic form of your new home.
Roofing: Beyond basic protection, roofing installation defines your ADU's style and energy efficiency. It involves careful material selection to ensure both aesthetic harmony with the main house and enduring quality.
Siding: Adding exterior materials shields your ADU from weather conditions while defining its external appearance.
Rough Plumbing: Initial installation of the plumbing framework, including pipes and drainage systems, setting the groundwork for functional water access.
Mechanical Systems: Installing HVAC (heating, ventilation, and air conditioning) and the water heater, for maintaining a comfortable living environment.
Initial Wiring: Laying out the electrical framework, including installation of the meter and circuit breaker panel.
Insulаtion: Implementing insulation to enhance energy efficiency and reduce noise transmission, contributing to the overall comfort of the ADU.
Drywаll: The process of installing sheetrock, followed by mudding, sanding, and applying primer, prepares the walls and ceilings for final finishes.
Flooring: Installing various flooring materials to provide functionality and comfort within the ADU's interior space.
Painting: Applying paint to the interior surfaces, giving character and vibrancy to the living space.
Trim: Adding detailed trim work, like baseboard and door/window trims enhances the aesthetic appeal and gives a polished look to the interior.
Cаbinets аnd Countertops: Installation in the kitchen and bathroom areas, providing essential storage space and functional surfaces.
Plumbing Fixtures Installation: Adding faucets, showers, and other fixtures to make the plumbing system fully operational.
Electrical and Lighting Fixtures Installation: Completing the electrical setup by installing final fixtures such as lighting and switches.
Furnishing: Adding furniture and decor to personalize the space and make it ready for occupancy.
Lаndscаping: Finalizing the outdoor aesthetic with elements like pavers, walkways, and irrigation systems for grass, trees, and shrubs to enhance the property's natural beauty and curb appeal.
Journey's End: Your ADU Dream Realized
As we conclude our exploration of ADU construction in Boise, it's evident that each phase — from design to landscaping — is integral in transforming your vision into reality. This guide has not only navigated the complexities of planning, permitting, and construction but also highlighted the substantial benefits, including enhanced property value and lifestyle enrichment.
Embarking on this ADU journey brings its challenges, yet the rewards are significant. With expert guidance from a design-build firm like Alley Homes, you can ensure a seamless, quality-driven process. If you're ready to take this exciting step towards creating a sustainable, connected, and personalized living space, Alley Homes is your partner in this transformative endeavor.
Contact us for a free consultation and site visit, and let's turn your ADU dream into a reality.
FAQs
What is an ADU?
An Accessory Dwelling Unit (ADU) is a versatile, independent living space located on the same property as a primary residence. ADUs offer a unique blend of functionality and flexibility, serving various purposes such as providing additional living space for family, a rental opportunity, or a private retreat. Characterized by their compact size and complete living facilities, including a kitchen and bathroom, ADUs are an innovative solution to expanding living space without purchasing new property. They embody a modern approach to housing that maximizes existing land use while maintaining the character and feel of residential neighborhoods.
What’s the difference between an ADU and a tiny home?
The key distinction between an ADU and a tiny home lies in their permanence and adherence to building regulations. ADUs are permanent structures that conform to specific building codes and zoning regulations, making them an integral part of a property's overall structure. In contrast, tiny homes are often mobile, akin to recreational vehicles or campers, and do not adhere to the same building and zoning codes as ADUs. This mobility means they are not recognized as permanent residences in the same way as ADUs, leading to different regulatory considerations and restrictions.
What is the average total cost for building an ADU in Boise?
The total cost of constructing an ADU in Boise has been influenced by recent labor shortages, supply chain disruptions, and inflation, contributing to higher overall expenses. On average, the all-in cost ranges from $150,000 to $325,000. This variation depends on factors like size, design, and choice of finishes.
It's important to note that using cost per square foot as a metric can be misleading for ADUs. Unlike larger homes, where costs are distributed over additional areas like bedrooms and living rooms, ADUs encapsulate all the expensive elements of a home — like utility connections, kitchens, and bathrooms — in a smaller footprint. Therefore, per square foot costs may appear higher, but they reflect the concentration of these essential features within a more compact space. Non-ADU projects like additions or shed conversions may be less expensive due to their different scopes.
How do I determine if my property is suitable for an ADU?
Determining if your property can accommodate an ADU involves considering your lot size and required setbacks to ensure adequate space. It's also crucial to evaluate the feasibility of extending utility connections and providing access to the ADU. To navigate these considerations effectively, consulting a professional, such as an architect or a design-build firm, can be immensely helpful. They can offer expert guidance on these aspects, helping you understand the potential and constraints of your property for ADU development.
What are the common uses for an ADU?
ADUs are versatile structures that cater to a variety of needs. They are popularly used as rental units, providing a source of income for homeowners. Additionally, they offer a private and comfortable space for guests or extended family members, ensuring proximity while maintaining privacy. For those working from home or pursuing creative hobbies, ADUs serve as ideal home offices or studios, providing a separate, dedicated area away from the main household's daily activities. This flexibility makes ADUs a valuable addition to any property, adapting to changing needs over time.
Can I rent out my ADU?
Yes, you can rent out your ADU in Boise. Under Idaho's landlord-tenant laws, as long as you adhere to standard leasing and rental practices, there are no specific restrictions preventing you from renting out an Accessory Dwelling Unit. It's important to follow basic landlord law, which includes creating a lease agreement, maintaining the property, and respecting tenants' rights. Renting out an ADU can be a great way to generate additional income while providing affordable housing options in your community.
Can I build an ADU myself to save costs?
Yes, DIY can reduce costs, but be aware of the complexity and time investment required. Professional help is recommended for design, permitting, and construction phases.
How long does obtaining the necessary permits for an ADU take?
Obtaining permits for an ADU in Boise usually takes between 2 to 4 months. The time frame can vary depending on the completeness of your application, any required amendments, and additional paperwork. Engaging a skilled design-build firm can expedite this process. These professionals are adept at navigating the permitting system, ensuring all standards and requirements are met efficiently. Their expertise often leads to a smoother and quicker approval process.
Who do I have to hire for my ADU project?
Who you need to hire for your ADU project in Boise largely depends on your personal skills, interests, and level of involvement. If you're going the full DIY route, you may only need to hire essential licensed professionals like plumbers and electricians, assuming you don't hold these licenses yourself. For those preferring a hands-off approach, hiring a design-build contractor like Alley Homes is the most straightforward path. They handle everything from design to construction, simplifying the process. Alternatively, if you choose to manage the project yourself, you might need a range of professionals including architects, engineers, drafters, general contractors or subcontractors, interior designers, and landscapers.