Free ADU Feasibility + Estimate
Free, no-obligation estimate from NP Line Design (CSLB #1105249). Licensed, bonded & insured.
Backyard Homes in Los Angeles — Detached ADUs from $290K
A backyard home is a real house — separate entrance, own kitchen, own bath, own address. LA homeowners build them for three reasons: rental income ($2,800–$5,500/month), aging parents, or adult kids. The math works in LA because parcel values are high and rents are higher. NP Line Design has built 18+ detached ADUs from Pacific Palisades to Pasadena — fixed-price from $290K, 7–8 month build, permits handled end-to-end.
Quick Answer
A backyard home (detached ADU) in Los Angeles costs $290,000–$320,000 for a 600–750 sq ft single-story build, or $350,000–$480,000 for a two-story 750–1,200 sq ft build. The home includes full kitchen, bath, bedroom(s), HVAC, separate electrical meter, and its own address. State ADU law (AB-68) overrides most local restrictions. NP Line Design (CSLB #1105249) handles feasibility, design, permits, and construction in 7–10 months total.
What You Get — Tiered Pricing, Fixed Contracts
- ✓ Single-story 600 sq ft — $290K–$300K, 7 months: 1 bed, 1 bath, full kitchen, separate entry
- ✓ Single-story 750 sq ft — $305K–$320K, 7–8 months: 1 bed + den OR 2 bed, 1 bath, larger kitchen
- ✓ Two-story 900 sq ft — $360K–$400K, 8–9 months: 2 bed, 2 bath, deck or balcony
- ✓ Two-story 1,200 sq ft — $420K–$480K, 9–10 months: 3 bed, 2.5 bath, full standalone home
- ✓ Pre-feasibility check + rental-income projection — what your lot allows AND what it earns
Backyard Home Pricing — Los Angeles, 2026
| Tier | Scope | Price Range | Timeline | What's Included |
|---|---|---|---|---|
| Studio Backyard | 400–500 sq ft, studio + kitchenette + bath | $240,000 – $270,000 | 6 – 7 months | Foundation, framing, MEP, finishes, permit |
| 1-Bedroom | 600–750 sq ft, 1 BR + 1 BA + kitchen + living | $290,000 – $320,000 | 7 – 8 months | Above + bedroom partition, larger HVAC, walk-in closet |
| 2-Bedroom Single Story | 750–900 sq ft, 2 BR + 1 BA | $320,000 – $360,000 | 7 – 8 months | Above + additional bedroom, expanded kitchen |
| Two-Story Backyard Home | 900–1,200 sq ft, 2-3 BR + 2 BA + deck | $360,000 – $480,000 | 8 – 10 months | Above + 2nd floor framing, stair, additional permit |
Prices are fixed at contract signing. NPLD absorbs costs from hidden conditions (rotted subfloor, hidden plumbing, etc.) — your price doesn't change after demo starts.
How It Works — 5 Steps
- Step 1 — Free feasibility + rental projectionWe pull your parcel data, check zoning + setbacks + lot size, and tell you exactly what size/type backyard home your lot allows — plus a market-rate rental projection from current LA comparables. ~3 business days.
- Step 2 — Design + 3D renderFloor plans, elevations, and a photoreal 3D render of the proposed structure on your actual lot. 2–3 revisions included. We design for solar orientation, privacy, and future-proof aging-in-place.
- Step 3 — LADBS permit + utility coordinationWe submit to LADBS for plan check (typical 8–14 weeks), coordinate with DWP for separate meter, and handle sewer/water tap. We respond to plan-checker corrections within 48 hours.
- Step 4 — Build phaseSite prep, foundation, framing, MEP, drywall, finishes, fixtures, landscaping. Weekly site walks, daily clean-up, single point of contact (Netanel).
- Step 5 — Certificate of Occupancy + rental-readyFinal inspection, address assignment, separate utility meter live, and we hand you a fully rentable property with a one-year warranty packet.
Our Promise — Risk Reversal
- ✓ Fixed-Price Contract: Your price is locked at signing. We absorb hidden conditions (rotted framing, surprise plumbing, etc.) so you never get hit with a change order.
- ✓ 12-Month Workmanship Warranty: Every install. If anything fails due to our work, we fix it free for 12 months. Manufacturer warranties on fixtures and appliances apply on top of this.
- ✓ Licensed, Bonded, Insured: CSLB License #1105249, fully bonded, and carrying $2M general liability + $1M workers' comp. Your home and your finances are protected.
- ✓ Free In-Home Estimate: No fee for the consultation, no obligation to hire. We measure, listen, and quote — you decide if NPLD is the right fit.
- ✓ Single Point of Contact: Netanel Presman (owner, GC) is your direct line throughout the project. No call centers, no project-coordinator gatekeeping.
Frequently Asked Questions
How much does a backyard home cost in LA?
Can I build a backyard home in my LA backyard?
How much rent does a backyard home generate?
What's the ROI on a backyard home?
Do I need separate utilities for a backyard home?
Can a backyard home be sold separately from the main house?
Related Services + Resources
Ready to Get Started?
Tell us about your backyard homes project. We'll schedule a free in-home consultation within 5 business days across LA County, give you a fixed-price proposal within 48 hours of the visit, and you decide if NP Line Design is the right fit. CSLB License #1105249.
No fee for the consultation. No pressure. We answer in 1 business day or less.
Build smarter, live bigger
ADU Construction Portfolio
“The first vet is the CSLB lookup — cslb.ca.gov, search by name or license. Confirm Status='Active', no complaints, classification matches scope (B for general, C-10 electrical, C-36 plumbing). Then check BBB rating, recent reviews, and ask for 3 past project references in the same scope class as yours. We're happy to share references on every project — anyone reluctant to share is hiding something.”
ADU "prices" advertised on Google Ads in LA range $80K-$150K. Reality: that's the building-shell-only cost. Full all-in (foundation, utilities, kitchen, bathroom, finishes, permits) for a 600-800 sq ft detached ADU runs $180K-$320K. Garage conversion JADU runs $100K-$200K. The $80K number assumes the owner is providing utility connections, foundation, and finish work — i.e., they're acting as their own GC. Most owners can't. Demand all-in pricing in your contract. We don't quote shell-only.