Pricing data · Updated 2026-04-01
2026 California Construction Cost Report
The installed prices we actually charge, by project type, side by side for Los Angeles and the Bay Area. These are not contractor marketing ranges — they're the bands we underwrite proposals against. Spread within a band is driven by scope, site access, and finish tier; we explain the swing items in the notes.
Installed cost bands
$/sqft of finished area unless otherwise noted. Lump-sum items (panel upgrade, retrofit, heat pump) priced as total.
| Scope | Los Angeles | Bay Area |
|---|---|---|
| Detached new-build ADU | $250–$385 Driven by foundation type, site access, finish tier. | $310–$485 Bay labor premium; hillside lots push the high end. |
| Attached ADU / addition | $220–$340 Tie-in to existing structure adds soft cost. | $285–$430 Roof and shear-wall integration are budget drivers. |
| Garage conversion ADU | $145–$230 Only pencils if slab + walls are sound. | $180–$290 Older garages often need full slab tear-out. |
| JADU (within main house) | $125–$195 Lowest entry point — limited to 500 sqft. | $160–$245 Plumbing fixture relocation is the swing item. |
| Whole-home remodel | $215–$395 Existing-condition unknowns absorb most of the contingency. | $275–$510 Title 24 retrofits + permit dwell add 8–12%. |
| Kitchen remodel | $325–$685 Cabinetry + appliance tier is the dominant variable. | $410–$875 Custom cabinet shops scarce — lead times push schedule. |
| Bath remodel | $295–$615 Tile work and tub-to-shower conversions are the swing items. | $375–$795 Plumbing in older homes routinely requires re-piping. |
| Second-story addition | $280–$445 Existing foundation + first-floor framing must be re-engineered. | $350–$555 Geotech + lateral analysis required across most of the region. |
| Roof replacement (asphalt → cool comp) | $9.5–$16.5 $/sqft of roof plane; sheathing replacement priced separately. | $11–$19 Class A assembly required in WUI zones. |
| Foundation: full replacement | $165–$285 $/sqft of footprint. Soils report + temporary cribbing add cost. | $215–$365 Hillside + fault-zone proximity pushes top of band. |
| Seismic retrofit (single-family) | $3,500–$11,000 Cripple-wall bracing + foundation bolting. Brace & Bolt subsidies available. | $4,200–$14,500 Full anchor bolting + plywood shear; hillside parcels higher. |
| Panel upgrade (200A service) | $3,800–$8,500 Utility coordination is the timeline driver, not the install. | $4,500–$11,000 PG&E queue can add 8–14 weeks. |
| Heat pump (whole-home conversion) | $14,000–$32,000 Includes condenser, air handler, ductwork tune, electrical. | $16,500–$38,000 Older homes often need duct replacement at the same time. |
| Solar PV (8 kW system) | $21,000–$32,000 Pre-rebate; NEM 3.0 export pricing changes ROI math. | $23,500–$36,500 Roof condition determines whether re-roof must come first. |
Soft costs (on top of hard cost)
Hard-cost numbers above exclude these. Forgetting them is the most common reason a "budget" runs 20% over.
| Line item | % of hard cost | Notes |
|---|---|---|
| Design + engineering (architectural, structural, Title 24) | 6–12% | Higher end for hillside, custom, or historic-overlay parcels. |
| Permits + plan check (LADBS / SF DBI / etc.) | 2–5% | Add school fees ($4–6/sqft for ADUs > 750 sqft). |
| Utility upgrades (panel, sewer lateral, water meter) | 3–8% | Pre-1980 homes routinely hit the top of this range. |
| Survey + soils report | 0.5–2% | Required on hillside and parcels with fault-zone proximity. |
| Owner contingency | 8–15% | Skip this and the next discovery becomes a change-order argument. |
Los Angeles — burdened hourly rates
Includes payroll burden + small-tool allocation. Excludes overhead & profit.
- Journeyman carpenter
- $62–$92/hr
- Journeyman electrician
- $78–$118/hr
- Journeyman plumber
- $82–$125/hr
- General laborer
- $38–$56/hr
Bay Area — burdened hourly rates
Includes payroll burden + small-tool allocation. Excludes overhead & profit.
- Journeyman carpenter
- $78–$118/hr
- Journeyman electrician
- $95–$145/hr
- Journeyman plumber
- $98–$150/hr
- General laborer
- $48–$72/hr