ADU models › The 800
The 800 — 800 sq ft, $250,000
A full two-bedroom home with a living room, dining area and a complete kitchen.
Two real bedrooms with closets, a living room opening to the patio, and an open dining area and kitchen behind it, on a 32 by 25 footprint. A hall off the living room serves the bedrooms, the bath and the laundry. Choose one bath or a primary suite with its own. Site-built on a permanent foundation, framed on your lot, inspected by your city at every stage.
Best for: Families and roommates; Multigenerational living; Strong rental income.
Floor plans and pricing
- Two bed, one bath — 2 bedrooms, 1 bath. The front door opens into a 14 by 12 living room with sliding doors to the patio; behind it an open dining area and a 7 by 13 kitchen on the bath wall. A hall off the living room leads to the full bath, the laundry, a closet and pantry wall, and two bedrooms on the back wall, 7 by 13 and 9 by 13, each with a reach-in closet on the wall between them. Base price $250,000 in Los Angeles ($325,000 Bay Area); move-in ready with flooring and bathroom finishes $256,000. Rooms: Living 14×12 ft, Dining 7×13 ft, Kitchen 7×13 ft, Bath 6×8 ft, Laundry 3×8 ft, Closets / pantry 9×8 ft, Hall 18×4 ft, Bedroom 1 7×13 ft, Closet 1 2×6 ft, Closet 2 2×7 ft, Bedroom 2 9×13 ft.
- Two bed, two bath — 2 bedrooms, 2 baths. The front door opens into a 13 by 14 living room with sliding doors to the patio; behind it an open dining area and a 7 by 11 kitchen. A hall off the living room serves a second bedroom, a hall bath and the laundry, and leads to an 11 by 11 primary suite with its own bath and walk-in closet. Base price $250,000 in Los Angeles ($325,000 Bay Area); move-in ready with flooring and bathroom finishes $258,000. Rooms: Living 13×14 ft, Dining 6×11 ft, Kitchen 7×11 ft, Bedroom 2 10×10 ft, Bath 2 6×10 ft, Laundry 3×10 ft, Hall 19×4 ft, Primary bedroom 11×11 ft, Primary bath 8×6 ft, Walk-in closet 8×5 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 1000 — 1,000 sq ft, $330,000
- The 1200 — 1,200 sq ft, $400,000