ADU models › The 1200
The 1200 — 1,200 sq ft, $400,000
The largest detached ADU California allows: three bedrooms, two baths, a full home.
Everything a family home has in 1,200 square feet on a 40 by 30 footprint: an 18 by 13 living room opening to the patio, a full kitchen and a dining area behind it, and a hall to a primary suite, two more bedrooms or a bedroom and an office, a second bath and a laundry room. Site-built on a permanent foundation, framed on your lot, inspected by your city at every stage.
Best for: A complete second home on your lot; Maximum rental income; Three generations on one property.
Floor plans and pricing
- Three bed, two bath — 3 bedrooms, 2 baths. The front door opens into an 18 by 13 living room with sliding doors to the patio; behind it an 8 by 17 kitchen along the outside wall and a 10 by 17 dining area. A hall off the dining area serves a 12 by 13 primary suite with its own bath and walk-in, a laundry room, two bedrooms and a second bath on the outside wall. Base price $400,000 in Los Angeles ($520,000 Bay Area); move-in ready with flooring and bathroom finishes $410,000. Rooms: Living 18×13 ft, Kitchen 8×17 ft, Dining 10×17 ft, Primary bedroom 12×13 ft, Primary bath 5×8 ft, Walk-in closet 5×5 ft, Laundry / storage 5×13 ft, Hall 22×4 ft, Bedroom 2 9×13 ft, Bedroom 3 8×13 ft, Bath 2 5×8 ft, Closet 5×5 ft.
- Two bed, two bath + office — 2 bedrooms, 2 baths. The same living room, kitchen, dining area and primary suite. Off the hall: a 9 by 13 second bedroom, a second bath, a laundry room and an 8 by 13 office with its own door. Base price $400,000 in Los Angeles ($520,000 Bay Area); move-in ready with flooring and bathroom finishes $410,000. Rooms: Living 18×13 ft, Kitchen 8×17 ft, Dining 10×17 ft, Primary bedroom 12×13 ft, Primary bath 5×8 ft, Walk-in closet 5×5 ft, Laundry / storage 5×13 ft, Hall 22×4 ft, Bedroom 2 9×13 ft, Office 8×13 ft, Bath 2 5×8 ft, Closet 5×5 ft.
Prices as of October 2026. Kitchen cabinets and countertops are included in every model; finishes to choose from: White & oak, Sage green, Walnut, Navy & white. Bay Area pricing runs about 30% above Los Angeles for labor, fees and materials.
Add-ons
- Flooring material — Luxury vinyl plank or laminate flooring throughout. Installation labor is already in the base price; this adds the material.
- Bathroom finish package — Tile and bathroom finish materials for each bathroom in the layout you choose. Labor is in the base price.
Included in the base price
Design, engineering and permits
- Architectural plans for the layout you choose, adapted to your lot
- Structural engineering and Title 24 energy calculations
- Permit application, plan check and corrections handled for you
- Inspections scheduled and attended through final sign-off
Structure and shell
- New concrete foundation (garage conversion: existing slab brought to code)
- Framing, roofing, insulation and weather barrier
- Exterior siding or stucco, exterior doors and windows
- Drywall, interior doors, trim and interior paint
Systems
- Electrical wiring, panel connection and recessed lighting
- Plumbing rough-in and fixtures
- Mini-split heating and cooling
- Tankless water heater
Kitchen
- Kitchen cabinets and countertops, included in every model
- Sink, faucet and appliance hookups
- Flooring and bathroom tile installation labor (materials are the two add-ons below)
Priced after the free site visit
- City permit and school fees. Set by your city and school district; paid at cost, we show you the schedule up front.
- Utility connections. Sewer lateral, water line and the electrical run from your main panel depend on distances on your lot.
- Electrical panel upgrade. Needed only when the existing main panel has no capacity for the new unit.
- Solar. California requires solar on most new detached ADUs; sized to the roof you end up with.
- Demolition and site prep. Removing an old structure, trees, concrete or regrading a slope.
- Hillside or soils work. Sloped lots and some soils need a geotechnical report and a deeper foundation.
- Fire sprinklers. Required only when the main house has them.
- Appliances, landscaping and exterior concrete. Chosen with you; many clients supply their own appliances.
Not prefab
These are not prefab or modular boxes. Every model is custom construction: a permanent foundation poured on your lot, walls framed on site, and your city inspecting each stage, the same way the main house was built.
How it works
- Free site visit — We check setbacks, utilities, access and the garage or yard, and confirm your price on the spot.
- Plans and engineering — Your layout is adapted to the lot, engineered and prepared for submittal.
- Permits — We submit, answer plan-check corrections and pull the permit. Time depends on your city.
- Construction — 18 to 24 weeks from the start of construction to final inspection.
- Final inspection and keys — City sign-off, a walkthrough with you, and the certificate of occupancy.
Renderings and floor plans are design concepts; plans are drawn for each lot after a site visit. Prices are published by Oria Builders and cover plans, permit handling, construction and the kitchen; site-specific items are priced after a free site visit.
Other models
- Garage Conversion — 400 sq ft, from $74,000
- The Studio — 400 sq ft, $160,000
- The 600 — 600 sq ft, $180,000
- The 800 — 800 sq ft, $250,000
- The 1000 — 1,000 sq ft, $330,000