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Add Phone #: 714-341-9339
Confirm Name: Cruz Huerta

Corona Del Mar

Costa Mesa

Newport Heights

Before

After

Shown above:
Basic Wood Structure Pergola
Cedar Posts and Retractable Linen Covering to protect from sunlight

Shown above:
Steel Structure Pergola to provide shade and maximize use of space without attaching to home structure

Shown above:
Painted Aluminum Structure with electric shade and roof louvers to protect from sunlight and rain

Phase 1

REMOVAL

We begin with the messy stuff. After agreeing on a final design and all plans and permits are approved by the City, we begin by building a dust shelter inside your home to prevent debris from entering your living area and providing additional security to your household during the construction phase. We will designate a location to make way for equipment, waste bins, portable toilet, construction fence, tools and building materials to be stored onsite. We make sure to prepare the jobsite to comply with safety and erosion control standards. As you will live on-site during construction, a set of rules and requirements are set forth to make sure we avoid unnecessary accidents and keep you and your home safe throughout the project.

Timeline: 2 to 3 Weeks

Phase 2

UNDERGROUND

Our plumbing experts will begin digging out trenches to connect new gas lines, relocate any plumbing in the way of the new structure and provide a natural gas source for new outdoor heaters and firepit. Should any unexpected utility lines be found, we will notify you of any additional work and costs prior to removal and agree on a change of plans to maintain our course on the project. After all underground lines are installed and inspected, trenches are to be filled back up and compacted to prepare the area for foundation work.

Timeline: 2 to 3 Weeks

Phase 3

FOUNDATION

Existing foundations are built to suit the current structure and therefore retrofitting/improving an existing slab or footing is always required. Reinforcing of the existing footings as specified by structural details will allow for new support posts and steel hardware to hold down the existing and new wall framing. Our team of concrete experts will prepare the intended area to pour in new footings as needed and attach them to the existing foundation. This will potentially require more trench work and reinforcing bar prior to forming the new footings and attaching to the existing slab.

Timeline: 1 to 2 Weeks

Phase 4

FRAMING

The bones of all structures, during this phase you will be able to finally visualize the space you have seen on paper and imagined walking into during the lengthy planning process. Utilizing only the highest quality of lumber, treated for termites and dry rot, we will replace any existing damaged wood and build a new reinforced structure that will support your roof and help stabilize the wall during the back-and-forth rocking of California earthquakes. You will enjoy watching as a new wall is transformed by lifting a beam into position to support the highest peak of your home. Part of framing includes shear paneling, maybe some welding depending on the load calculations, but imagine this phase as the ligaments of the bone, and muscles of the walls to tighten the structure all around. Let us not forget the fresh smell of wet saw dust on an early morning. Isn't it fun already, just imagining your project being built?

Timeline: 1 to 2 Weeks

Phase 5

ROOFING,
WINDOWS
&
WATER-
PROOFING

Immediately after the inspector signs off on framing, we will hurry to protect your new home making sure no damage was done to the roof structure while it's temporarily supported by heavy duty jacks. We don't get much rain, but with close proximity to the ocean breeze it is also of importance to immediately wrap the exterior walls with weather proofing material. Following these two steps we are ready for the centerpiece of the project, the Panoramic Door! Flashing material is then installed to protect the sills and door perimeter to keep any moisture out and away from damaging the new structure. At this time we will lathe and prepare the exterior wall for stucco to match the existing texture and prepare the area to be primed and painted. What is great about this phase is that once completed, we can continue to work inside simultaneously, with an enclosed roof and nobody on the roof to drop a hammer, it is safe for the Phase 6 trades to work inside and make progress!

Timeline: 3 to 4 Weeks

Phase 6

(MEP WEEKS)
MECHANICAL
ELECTRICAL
PLUMBING

The primary utilities of a home, cold air-conditioning, heat, water, and a waste line. These three trades are performed while Phase 5 is taking place on the exterior. Before we can close up the walls with drywall, we make sure that any power lines, hot and cold water lines in the way if any, are redirected to the kitchen and bathroom areas and we notify you if this is the case as soon as we expose what is behind the walls during Phase 1. This includes installing all the rough-in pipes for a firepit outdoor heaters as well. Once complete, we are ready for another inspection known as the COMBO-Inspection; a combination of inspections bundled up into one site visit to expedite the building process and minimize the downtime each inspection can potentially create (sometimes days can turn into weeks and we do our best to work with the city inspectors to avoid this from occurring).

Timeline: 2 - 3 Weeks

Phase 7

INSULATION

Before our drywall crew installs sheetrock, we must seal all crevices that the light can see. If light can travel through, it is most certain that air can too. A tight envelope is mandatory to meet Title-24 standards and reduce the inflated costs of cooling and heating a home, especially one with vaulted ceilings. Insulating electrical wire openings and plumbing penetrations especially those entering from the exterior walls, between wood members where two walls join will also keep unwanted critters outside where they should be (ants, roaches, rodents, centipedes...and even lizards in certain areas). We will foam insulate the perimeter of the new structure in addition to the already required wall and ceiling insulation as required in the exposed areas during construction. A tedious and itchy process, but it must be done to keep you cool when it is hot and warm when it is cold...Insulating will also reduce noise between rooms, something to consider if your home currently is not insulated, so there is no need to whisper to your partner.

Timeline: 3 - 5 Days

Phase 8

DRYWALL,
MUD,
TEXTURE
&
PVA

Drywall installation layout, fasteners depth, distance, and size...intricate details to keep on check prior to inspection. We will make sure to properly tape inside wall corners, seams, and metal beads to comply with fireproofing standards and meet sheetrock product fire ratings. Three coats of drywall mud are necessary to create an even wall surface around drywall joints and seams. Texture is the last step, to achieve an orange peel look or in high-end and more labor-intensive projects, to create a smooth surface. This is especially tough when matching an existing textured wall. As we will also identify existing areas that need to be repaired along the wall being remodeled prior to painting and applying a couple of coats of PVA primer to seal the sanded drywall mud, expose any hidden imperfections to address them and create better paint adhesion (Fun Fact: This is especially crucial in bathrooms, where moisture can bubble up latex paint within days of application).

Timeline: 2 to 3 Weeks

Phase 9

TILE,
FLOORING,
TRIM
&
CABINETRY

We now get to dress your new living space with the design swatches of flooring to match what's existing or coordinate with what we put together during the design phase. During this stage, the flooring crew installs the selected finish material. After flooring is complete, baseboards and door trim are to be installed. Any custom built fixtures (Pergola, cabinets, fire-pit, heaters, furniture) are to be brought on-site at this time to be installed.

Timeline: 2 to 3 Weeks

Phase 10

FIXTURES,
PAINT,
HARDWARE
&
APPLIANCES

Fixtures to be installed include:Electrical & Plumbing: Specific to project details depending on outdoor selection of items to include: fire pit, outdoor heaters, BBQ area, custom built seating area with electrical outlets and/or outdoor accent lighting, ceiling fans and wall plates in addition to any design details outlined during the design phaseHardware: Doorknobs, door and drawer pulls, side entry and side yard door thresholdsAppliances: any outdoor dishwasher, beverage fridge, wine fridge, range or grillLast item on the list is a couple fresh coats of paint on the newly sanded wall from end to end for a seamless match, including ceiling as needed and door trim.NOTE: Any appliances and fixtures must be ordered within close proximity to finalizing the design phase to avoid and delivery delays or changes to the scope of work

Timeline: 1 to 2 Weeks

Phase 11

CLEAN UP +
PASS FINAL
INSPECTIONS

By this phase, there is little if any leftover material to return or store away for future repairs and maintenance, we are now cleaning up the jobsite from unnecessary tools and equipment making way for the cleaning crew to leave your new living space looking spotless. A clean jobsite got us through the building inspections without corrections and we want to have our final inspections signed off on our first try to process the final approval in a timely manner. Now one last step before we are at the finish line!

Timeline: 3-5 Days (depending on inspection scheduling)

Phase 12

WE HAND YOU
THE KEYS TO
YOUR NEW AND
READY TO
INSPIRE
SIDE-YARD
PATIO

We always ensure that we leave our customer's homes in tip-top condition; letting Dyson take care of any dust and giving your newly remodeled space the once over.At this point, once all "Work Completed" tallies are in and all completed work is paid for, we will hand over the keys to your new door for final approval and sign-off. After that, the space is all yours!Jump of excitement, or run out into the pool and party or relax in the newly built patio area after a long, but enjoyable experience in building your brand-new inspiring living space!

Timeline: 3 to 4 Hours

Your New Junior-ADU

The project costs include a comprehensive estimate for the full range of services, labor, and materials required to bring the project to completion.

Shown above: New and existing slab and footing

Shown above: New ADU floor plan and garage addition

Shown above: New ADU roof buildout to meet existing roof and match existing 6:12 Slope

This remodel includes:

Practical Design

The ADU project design credits and images used for this estimate go to koch+andres (K+A) of Huntington Beach, CA. All architectural drawings under Project Details and Project Specifics are property of koch+andres and provided by client to display for a better understanding of this estimate only.

ADU Features:

Phase 1

REMOVAL

We begin with the messy stuff. After you have emptied your existing garage of your belongings, we begin by removing all existing structures that are no longer to remain a part of your home to make way for equipment, waste bins, portable toilet, construction fence, tools and building materials are to be stored onsite. We make sure to prepare the jobsite to comply with safety and erosion control standards. Should you decide to live onsite during construction, a set of rules and requirements are set forth to make sure we avoid unnecessary accidents throughout the project.

Timeline: 2 Weeks

Phase 2

UNDERGROUND

Our plumbing experts will begin digging out trenches to connect new sewer lines and provide a water source to the new ADU. After all waste lines are installed and inspected, trenches are to be filled back up and compacted to prepare the area for foundation work.

Timeline: 1 to 2 Weeks

Phase 3

FOUNDATION

A garage's foundation slab is usually built below the floor level of the living area; therefore, we will be required to build up the garage floor to meet the level of the house. In addition, not all garage footings are built to support a living area's structure, and this will require reinforcing of the existing footings to allow for new support posts and steel hardware to hold down the existing and new walls. Our team of concrete experts will prepare the new garage area to pour in new footings and attach them to the existing garage foundation. This will require more trench work and reinforcing bar prior to forming the new slab to pour the new concrete slab and living area floor overlay.

Timeline: 1 to 2 Weeks

Phase 4

FRAMING

The bones of all structures, during this phase you will be able to walk into the spaces you have seen on paper and imagined walking into during the lengthy planning process. Utilizing only the highest quality of lumber, treated for termites and dry rot, we will replace any existing damaged wood and build a new reinforced structure that will support your roof and stabilize the walls during the back-and-forth rocking of California earthquakes. You will enjoy watching as new walls are lifted into position and beams are hoisted to the highest peak of the new building. Part of framing includes shear paneling, the ligaments, and muscles of the walls to tighten the structure all around, including the roof sheathing where over 10,000 nails are shot in a crisscross pattern and ridges are strapped to await inspection. Let us not forget the fresh smell of pine on an early morning. Isn't it fun already, just imagining your ADU being built?

Timeline: 1 to 2 Weeks

Phase 5

ROOFING,
WINDOWS
&
WATER-
PROOFING

Immediately after the inspector signs off on framing, we will hurry to protect your new home with a roof to match the existing roof structure, slope and color. We don't get much rain, but with close proximity to the ocean breeze it is also of importance to immediately wrap the exterior walls with weatherproofing material. Following these two steps we are ready for windows and flashing material to protect the windowsill and keep any moisture out and away from damaging the new structure. What is great about this phase is that we can continue to work inside simultaneously, with an enclosed roof and nobody on the roof to drop a hammer, it is safe for the Phase 6 trades to work inside and make progress!

Timeline: 3 to 4 Weeks

Phase 6

(MEP WEEKS)
MECHANICAL
ELECTRICAL
PLUMBING

The primary utilities of a home, cold air-conditioning, heat, water, and a waste line. These three trades are performed while Phase 5 is taking place on the exterior. Before we can close up the walls with drywall, we make sure to provide power and airflow to all rooms and hot and cold water to the kitchen and bathroom areas. This includes installing all the rough-in pipes for a furnace and water heater as well as the ducts to deliver hot and frigid air into every occupied room. Once complete, we are ready for another inspection known as the COMBO-Inspection; a combination of inspections bundled up into one visit to expedite the building process and minimize the downtime each inspection can potentially create (sometimes entire days).

Timeline: 2 - 3 Weeks

Phase 7

INSULATION

Before our drywall crew installs sheetrock, we must seal all crevices that the light can see. If light can travel through, it is most certain that air can too. A tight envelope is mandatory to meet Title-24 standards and reduce the inflated costs of cooling and heating a home. Insulating electrical wire and plumbing penetrations especially those entering the attic, between wood members where two walls join will also keep unwanted critters out where they should be (ants, roaches, rodents, centipedes...and even lizards in certain areas). We will foam insulate the attic and the perimeter of the new structure in addition to the already required wall and ceiling insulation. A tedious and itchy process, but it must be done to keep you cool when it is hot and warm when it is cold...Insulating will also reduce noise between rooms, so there is no need to whisper to your partner.

Timeline: 3 - 5 Days

Phase 8

DRYWALL,
MUD,
TEXTURE
&
PVA

Drywall installation layout, fasteners depth, distance, and size...intricate details to keep on check prior to inspection. We will make sure to properly tape inside wall corners, seams, and metal beads to comply with fireproofing standards and meet sheetrock product fire ratings. Three coats of drywall mud are necessary to create an even wall surface around drywall joints and seams. Texture is the last step, to achieve an orange peel look or in high-end and more labor-intensive projects, to create a smooth surface. Prior to painting we will apply a couple coats of PVA primer to seal the sanded drywall mud, expose any hidden imperfections and address them to create better paint adhesion, especially in bathrooms, where moisture can bubble up latex paint within days of application.

Timeline: 2 to 3 Weeks

Phase 9

TILE,
FLOORING,
TRIM
&
CABINETRY

We now get to dress your new living space with the design swatches of tile and flooring that we put together during the design phase. During this stage, the tile crew installs the selected finish tile material on the bathroom shower walls and floors, unless the engineered wood flooring is waterproof and installed throughout the entire living area. After grouting tile, baseboards, doors, and door trim, are to be installed by our finish carpenters. The custom bathroom vanity and kitchen cabinets are set in place along with their matching countertops.

Timeline: 2 Weeks

Phase 10

FIXTURES,
PAINT,
HARDWARE
&
APPLIANCES

Fixtures to be installed include:Plumbing: kitchen sink, garbage disposal, faucet, water valves, bathroom faucets, shower trims, bathtub and toilet, water heaterElectrical: Recessed lighting, vanity lighting, outdoor wall lighting, ceiling fans, electrical switches, outlets, wall plates, smoke detectorsMechanical: Air registers, return grille, furnace shut-off valveHardware: Doorknobs, door and drawer pulls, main entry and side yard door thresholdsAppliances: dishwasher, washer and dryer, microwave, range hood, refrigeratorLast item on the list is a couple fresh coats of paint on newly sanded walls, ceilings, doors and trim.

Timeline: 1 Week

Phase 11

CLEAN UP +
PASS FINAL
INSPECTIONS

By this phase, there is little if any leftover material to return or store away for future repairs and maintenance, we are now cleaning up the jobsite from unnecessary tools and equipment making way for the cleaning crew to leave your new ADU looking spotless. A clean jobsite got us through the building inspections without corrections and we want to have our final inspections signed off on our first try to process the occupancy permit in a timely manner. Now one last step before we are at the finish line!

Timeline: 3-5 Days (depending on inspection scheduling)

Phase 12

WE HAND YOU
THE KEYS TO
YOUR NEW AND
READY TO
CASH FLOW
ADU

We always ensure that we leave our customer's homes in tip-top condition; letting Dyson take care of any dust and giving your new ADU the once over.At this point, once all "Work Completed" tallies are in and all completed work is paid for, we will hand over the keys to you for final approval and sign-off. After that, it's all yours!Jump, run, party, or relax after a long, but enjoyable experience in building your brand-new cash flowing investment!

Timeline: 3 to 4 Hours