So, you're thinking about adding an ADU to your San Francisco property. Smart move, really. It's a big investment, and who you hire to build it makes all the difference. You can't just grab a name off a flyer and hope for the best, can you? You really need to do your homework. Here's what I tell folks when they're trying to sort through all the ADU contractors out there.
What to Ask Potential ADU Contractors
You've got them on the phone or sitting across from you. Don't be shy. This is your money and your property, after all. Here are some non-negotiables, things you absolutely have to ask:
- Have you built ADUs in San Francisco before? This isn't just about general construction experience, not at all. SF has its own quirks – seismic requirements, specific planning department rules, even how we deal with things like foundations on our varied terrain, from sandy Marina District fills to solid bedrock in Twin Peaks. Someone who knows the local drill will save you a ton of headaches.
- Can I see your license and insurance? Don't just ask; verify it. I'll get to how in a minute. If they hem and haw, well, that's a red flag right there.
- Who will be the project manager on my job? You want to know who your main point of contact is, and that they're experienced. You definitely don't want a different person showing up every week.
- How do you handle change orders? Things change. It's construction, that's just how it goes. But you need a clear process for how those changes are documented, priced, and approved. No handshake deals on big stuff, ever.
- What's your communication style? Do they prefer calls, texts, emails? How often can you expect updates? Set those expectations early, it helps everyone.
- Can you provide references from recent ADU projects? Call them. Ask about communication, timelines, budget adherence, and if they'd hire them again. That last one is key.
Decoding the Quote: What to Look For
You'll get a few quotes, hopefully. Don't just pick the lowest number, please. That's a rookie mistake that often costs more in the long run, believe me. A good quote is detailed, not just a single line item. Here's what you want to see:
- Breakdown of costs: It should itemize everything – demolition, foundation, framing, plumbing, electrical, roofing, finishes, permits, design fees, etc. The more detail, the better. If it just says