FAQ Search.
Every FAQ across our pages — permits, costs, timelines, zoning, design, contracts — indexed in one place. Type a keyword and jump straight to the exact answer on the page that hosts it. See the full FAQ → page network →
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Studio · Home
What does Alpha Dream Construction actually build?
Detached and attached ADUs, garage conversions, JADUs, whole-home remodels, kitchens, bathrooms, and additions across California. Two studios cover the work: Los Angeles (LA County, Orange County, Inland Empire, Ventura) and the Bay Area (San Francisco, Peninsula, East Bay, South…
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Studio · Home
What does a typical California ADU cost in 2026?
Garage conversions land between $85K–$135K in LA and $105K–$165K in the Bay Area. Detached ADUs run $155K–$245K in LA and $175K–$280K in the Bay Area. JADUs start as low as $35K. Final price depends on lot conditions, utility upgrades, and finish level — run the cost calculator o…
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Studio · Home
How long does the whole process take, start to finish?
A garage-conversion ADU is 5–8 months door-to-door. A detached ADU is typically 12–18 months including design, permitting, and construction. A whole-home remodel is 9–14 months. See the full design-build process — milestones, not vague promises.
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Studio · Home
Do you do design, or do I need an architect first?
We’re a design-build firm — architecture, structural engineering, Title 24, and construction live under one contract. You don’t need to hire and coordinate separate firms. If you already have plans, we’ll honor them.
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Studio · Home
Is your pricing fixed or cost-plus?
Fixed-price contracts with documented allowances for selection-driven items (tile, fixtures, appliances). Change orders are written, priced, and signed before any work changes. No surprise invoices at closeout.
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Studio · Home
Are you licensed and insured in California?
Yes — CSLB-licensed general contractor with general liability, workers’ comp, and an active surety bond on every project. License number and certificate of insurance are sent before the proposal, not after.
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Studio · Home
Will my property taxes go up if I build an ADU?
Yes, on the new value added — Prop 13 protects the assessment on your primary home, but the ADU is reassessed at roughly 1.1% of its constructed value annually. A $180K ADU adds about $1,980/year in property tax. See the full ADU ROI breakdown.
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Studio · Home
Can I live in the house during a remodel?
For kitchens, bathrooms, and additions — usually yes, with temporary kitchen and dust containment. For whole-home remodels and structural work — usually no, and we account for housing in the upfront budget.
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Studio · Home
Do you work outside Los Angeles and the Bay Area?
Our two studios cover most of urban California — see the full studio coverage map. We occasionally take projects in Santa Barbara, Monterey, and Sacramento for repeat clients, but new clients outside the two regions are routed to a vetted partner firm.
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Studio · Home
How do I get a real number for my project?
Two options: use the ADU cost calculator for a 2026 range in 60 seconds, or request a free 45-minute on-site walk for an itemized scope and price within a week. No high-pressure sales, no obligation.
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Studio · Services
Which California ADU type rents for the most?
Detached ADUs consistently top the rent table — typically 15–25% more than a same-size garage conversion in the same neighborhood. Privacy and a dedicated yard drive the premium. A two-story detached ADU with a view in the Bay Area is the high-water mark — see the full detached v…
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Studio · Services
What's the difference between a remodel and an addition?
A remodel reconfigures existing space; an addition expands the footprint. Remodels are mostly ministerial — no neighbor notice, no design review. Additions often trigger discretionary review, neighbor notification, and (in some Bay Area cities) a public hearing.
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Studio · Services
Do you handle kitchen-only remodels?
Yes — kitchens are the most-requested standalone scope. Typical range is $35K–$95K in LA and $45K–$115K in the Bay Area depending on cabinet line, appliance package, and whether you’re moving walls or plumbing — see the 2026 kitchen remodel cost guide.
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Studio · Services
How much does a primary-bath remodel cost?
$16K–$42K for a like-for-like layout, $32K–$72K when you’re moving the tub, shower, or doubling the vanity. Bay Area pricing is roughly 20% higher than LA at every tier. Full breakdown in the California bathroom remodel cost guide, or jump straight to bathroom remodeling services…
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Studio · Services
Can you build over the garage to add a master suite?
Yes — second-story additions over an existing garage are common. They require a structural evaluation of the existing garage foundation and a roof retrofit. Cost is typically $135K–$245K for a 600–900 sqft suite, depending on whether the garage stays drivable below. See home addi…
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Studio · Services
Do you do whole-home remodels while we live elsewhere?
Yes — most whole-home remodels are done with the house empty. Working with an empty house cuts the schedule by 4–8 weeks and reduces protection costs by $15K–$25K versus a phased occupied remodel — see the whole-home remodel cost guide.
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Studio · Services
What's the smallest project you take?
Around $25K-ish — typically a powder bath, small kitchen refresh, or JADU. Below that, you’re better served by a local handyman or a specialty contractor.
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Studio · Services
Do you sell modular or prefab ADUs?
No — we build site-built ADUs. Prefab can be faster on paper but rarely pencils cheaper once you add foundation, utility, crane, and finish work. See the full prefab vs. site-built breakdown — we refer to a vetted prefab firm when prefab is genuinely the right answer.
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Studio · Services
Can I keep my existing kitchen cabinets and just reface?
Yes when the boxes are square, plumb, and not particleboard delamination. We don’t push refacing because the labor cost is the same as new cabinets and the result is short-lived — but if the boxes are good and you love the layout, it’s a real option.
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Studio · Services
Do you do solar and battery as part of the remodel?
Yes — Title 24 requires PV on new ADUs in many California climate zones, so we permit and install it as part of the build. See the 2025 Title 24 changes explained. Battery storage is optional but typically pays back in 6–9 years given current SCE/PG&E rates.
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Studio · Process
What's the first thing that happens after I sign?
A site walk with the project architect and the project manager — typically within 5 business days. We laser-measure, photograph existing conditions, pull the assessor record, and check the as-built against current code. You get the measured drawings within 10 days. See stage 01 —…
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Studio · Process
How many design revisions are included?
Three rounds of plan revisions are baked into the design & budget phase. Most projects use two. A fourth round adds $1,800–$4,500 depending on scope — it's rare but transparent. Estimate scope-driven cost shifts with the ADU cost calculator.
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Studio · Process
Who pulls the permit — me or you?
We pull it. Our permit runner has accounts at LADBS, SF DBI, Berkeley Planning, and most LA-area cities — see the California permit directory for current portals and review windows. Permit fees are passed through at cost on the invoice — never marked up. Step details live in stag…
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Studio · Process
Can I make changes after construction starts?
Yes, but every change is documented as a written change order with cost and schedule impact, signed before any work changes. Verbal field changes are the #1 source of contractor disputes — we don't do them. The build stage walks through how change orders fit the weekly rhythm.
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Studio · Process
How often will I see you on site?
The project manager is on site daily. The principal is on site weekly. Subs are scheduled, not "whenever they show up." You get a Friday end-of-week update with photos, scheduled vs. actual, and what's coming next week — see the build phase for the full cadence and recent Califor…
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Studio · Process
What inspections happen during the build?
Foundation, rough framing, rough MEP (mechanical/electrical/plumbing), insulation, Title 24, final framing, and final occupancy. Each is scheduled by us and attended by the project manager — you don't need to be there. City-by-city inspection workflows are in the permit directory…
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Studio · Process
How is payment structured?
Progress payments tied to verified milestones (not arbitrary calendar dates): mobilization, foundation poured, rough framing complete, rough MEP signed off, drywall complete, substantial completion, final closeout. We invoice with photos and inspection cards attached. The full pa…
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Studio · Process
What's a 'punch list' and when does it happen?
The walkthrough at substantial completion where we list every cosmetic and functional item to address before final payment. Typically 15–40 items. We finish punch within 14 days; if it's still open after that, we hold our own funds. See stage 05 — punch & warranty.
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Studio · Process
What warranty do I get?
1-year workmanship warranty (everything we installed), 2-year MEP warranty, 10-year structural warranty (foundation, framing, roof system). Manufacturer warranties on appliances, windows, and roofing pass through to you. Full terms in the punch & warranty stage — and questions fr…
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Studio · Process
What happens if I have an issue 6 months after move-in?
Call the project manager directly — number is on the closeout binder. We dispatch the responsible sub within 48 hours for non-urgent items, same-day for water or electrical emergencies. Repair is on us during the warranty period. To start a project on this rhythm, book a free sit…
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Studio · Projects
Are the projects in your portfolio your actual work?
Yes — every project shown was built by our crews under our contract. We don't use stock photography, vendor renderings, or stitch projects from other firms. Every project case study lists the city, square footage, and timeline.
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Studio · Projects
Can I visit a completed project?
Yes — we coordinate visits with past clients who've opted in. Typical wait is 2–4 weeks for scheduling. Most owners love showing the work; we never visit unannounced. Start by requesting a site visit.
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Studio · Projects
How long is your project waitlist?
Design start: 3–6 weeks out. Construction start: 12–20 weeks from contract signing, depending on permit pathway — see the California permit directory for current city queues. We don't oversell capacity — if we can't start within that window, we'll tell you upfront in the discover…
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Studio · Projects
Do you have references I can call directly?
Yes — three past clients per scope (ADU, kitchen, bath, whole-home) provided after the second meeting. Direct phone numbers, no scripted talking points. Pair the references with our field journal case notes.
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Studio · Projects
Do you have before-and-after photos of every project?
For most. Some clients ask us to omit identifying exterior shots for privacy — we honor that. Interior progression photos are available on request even when public-facing photos are limited. Browse what's public on the projects index.
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Studio · Projects
What's the most challenging project you've done?
A 1922 Craftsman in Pasadena: full structural retrofit, ADU above a new garage, and a kitchen- plus-bath remodel inside a historic preservation overlay (HPOZ). 14 months, ~$1.6M, no surprises at closeout. The full case study is in the field journal.
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Studio · Projects
Do you work on historic homes?
Yes — and we have the architect on staff who knows the overlay rules (HPOZ in LA, Article 10/11 in SF). We've successfully gotten Certificates of Appropriateness on projects in Angelino Heights, Pasadena Bungalow Heaven, and SF Pacific Heights — see LA studio coverage and Bay Are…
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Studio · Projects
Do you take on commercial or multifamily work?
Limited multifamily — typically 2–4 unit additions and detached ADU stacks. We don't do ground-up commercial. If you're building a 20-unit project, we'll refer you to a partner GC. See the full services menu.
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Studio · Contact
How quickly will you respond to my inquiry?
Within one business day, usually same-day if you reach us before 3pm Pacific. Weekend inquiries get a confirmation Saturday and a real reply Monday morning. We never use auto-responders. Start with the project inquiry form.
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Studio · Contact
Do you charge for the first consultation?
The first 20-minute phone or video call is free — that's where we figure out if your project fits our scope. An in-home site visit is $350, credited to your contract if you proceed. The full free first stage is the discovery call.
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Studio · Contact
What should I have ready before our first call?
Property address, rough scope ( ADU type, remodel scope, additions sqft), realistic budget range (run the ADU cost calculator first), and your ideal timeline. If you have inspiration photos or rough sketches, send them — they save a meeting.
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Studio · Contact
Will you give me an estimate over the phone?
A range, yes — based on the ADU cost calculator and your description, cross- checked against the 2026 California cost report. A real, defensible price requires a site visit. We won't quote a fixed number sight-unseen because that's how contractors get into trouble.
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Studio · Contact
Can I email you plans for a quote?
Yes — send a PDF set to the address on the contact page. We'll review and book a 30-minute call to walk through scope and assumptions before we send pricing. See how the rest of the project runs.
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Studio · Contact
What hours are your office open?
Office: 8am–6pm Pacific, Monday through Friday. Field crews start at 7am. Emergency line (active projects only) is 24/7 — number is in your closeout binder. Both studios — the LA studio and the Bay Area studio — run the same hours.
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Studio · Contact
Do you accept text messages?
Yes — text and email are the fastest channels. Your project manager will share their direct mobile after contract signing. Start a written project inquiry first so we have your scope on record.
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Studio · Contact
I'm not ready to build yet. Should I still call?
Yes, especially if you're 6–18 months out. Early conversations let you set realistic budget and timeline expectations (start with the 2026 cost report and a few field guides), and let us match your project to a permit cycle that doesn't waste 3 months in queue — see the permit di…
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Studio · Locations
Which California regions do you actually serve?
Two studios cover most urban California. Los Angeles studio: LA County, Orange County, Riverside, San Bernardino, Ventura. Bay Area studio: San Francisco, San Mateo, Marin, Alameda, Contra Costa, Santa Clara. Projects outside these regions are referred to vetted partner firms.
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Studio · Locations
Do you charge a travel surcharge for outer-suburb projects?
No travel surcharge inside our published service areas. For projects past Santa Clarita, north of Petaluma, or east of Livermore, we add a small mobilization fee based on actual drive time — disclosed before contract.
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Studio · Locations
Are crews local to my project, or do they commute from one office?
Field crews live within 25–40 miles of the active project. We don't run crews from LA to the Bay Area or vice versa — the two studios are operationally independent with their own subs, suppliers, and project managers.
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Studio · Locations
Do you understand my city's specific permit rules?
Yes — we publish city-level permit profiles in the California permit directory (19 cities, 9 in LA + 10 in the Bay), and our permit runner has standing relationships at each building department. If your city isn’t profiled, we still know it; we just haven’t shipped the public pag…
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Studio · Locations
Which Bay Area cities are slowest for ADU permits in 2026?
San Francisco (90–150 day ministerial clock once utility coordination is done), Berkeley (45–90 days but heavy soft-story scrutiny), and Palo Alto (60–120 days when design review applies). Tri-Valley cities and most South Bay cities are 30–60 days.
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Studio · Locations
Which LA-area cities are fastest right now?
Long Beach, Burbank, Glendale, and Pasadena are typically the fastest at 30–60 days ministerial. LADBS itself is 45–75 days when the submittal is clean. Beverly Hills and West Hollywood take the longest at 60–120 days.
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Studio · Locations
Do you work in coastal zones?
Yes — we handle Coastal Commission and local LCP review in Venice, Malibu, Manhattan Beach, Half Moon Bay, and Pacifica. See the full coastal-zone ADU permit reality check. Coastal review adds 60–120 days and $8K–$25K in fees.
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Studio · Locations
Can you handle hillside or seismic-retrofit projects?
Yes — both. LA Hillside Ordinance (BHO) and Bay Area hillside grading are routine for us. Soft-story seismic retrofit (common in SF, Berkeley, Oakland) is often the trigger to add an ADU at the same time — we’ll bid them together.
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Studio · Los Angeles studio
How long does an ADU permit take in Los Angeles?
60 days statewide ministerial clock. LADBS hits that target on roughly 70% of clean submittals in 2026. Hillside Ordinance, Coastal, HPOZ, and Mello Act add 30–90 days. See the full LA ADU permit process walkthrough.
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Studio · Los Angeles studio
Do I need parking for an ADU in LA?
Almost never. State law (AB 68) waives parking when the property is within ½ mile of public transit — that covers nearly every urban LA lot. Parking replacement is also waived when you convert a garage.
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Studio · Los Angeles studio
What's the LA Hillside Ordinance and does it apply to me?
It’s a city overlay that controls grading, building envelope, and access on hillside lots — defined in the Baseline Hillside Ordinance (BHO). If your lot has a slope over 15% or is in the official hillside map area, it applies. Full breakdown in hillside ADUs in Los Angeles.
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Studio · Los Angeles studio
Do you build in Beverly Hills, West Hollywood, and Santa Monica?
Yes — see permit profiles for Beverly Hills and Santa Monica. Beverly Hills is the strictest on design review; West Hollywood enforces stricter setbacks than the state minimum; Santa Monica is fastest of the three.
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Studio · Los Angeles studio
What about Coastal Commission projects in Venice or Malibu?
We handle them — see the full coastal-zone ADU permit reality check. Venice work goes through the Coastal Permit Section at LADBS plus Local Coastal Program review. Total time is typically 4–7 months from submittal.
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Studio · Los Angeles studio
Do you do ADUs on RD (small lot) zoning in LA?
Yes — ADUs are allowed on RD-zoned lots even when they already have multiple units. State law (AB 68 / AB 2221) overrides local density limits for one ADU and one JADU per lot.
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