Detached ADU Cost (2026): $206,988 to $318,443, 600 Sq Ft
Building a 600-square-foot detached ADU with one bedroom, one bath and a kitchenette costs about $206,988 to $318,443. A 600-square-foot backyard ADU with one bedroom, one bath and a kitchenette, tied into the main house utilities: every line itemized with crew hours.
Direct answer: Building a 600-square-foot detached ADU with one bedroom, one bath and a kitchenette costs about $206,988 to $318,443, from a direct job cost of $159,221 for this ADU. Direct job cost is labor and materials only, with no contractor overhead or profit, and is not a price: no contractor performs work at job cost. Permit and inspection fees are not included.
Describe it
Review the draft
The ADU in the Clamp app: described the way a homeowner would put it, then the review draft with what's included, what's not and what's assumed, before the itemized estimate. Sample data.
The job at a glance
One build, fully itemized, with crew hours.
| Build | Job cost | Labor | Crew hours | Materials | Illustrative selling price |
|---|---|---|---|---|---|
| A. 600 sq ft, one bed, one bath | $159,221 | $80,205 | 964 to 1169 h | $56,623 | $206,988 to $318,443 |
Dump fees and other costs ($22,393) are the same in every build and included in the job cost. Materials include allowances. Illustrative selling price is the job cost at a 30% to 100% markup; your price depends on your own overhead and profit. Labor hours are a planning range and include setup, daily cleanup and material runs; they are never a charge to the customer. Permit and inspection fees are not included; requirements vary by jurisdiction.
Which price is closer to yours?
- Lean, +30%: A handyman or owner-operator who does the work with a small crew and no office. Usually the lowest quote. The owner handles scheduling, questions and callbacks around the work itself.
- Standard, +50%: A remodeling company with a crew, an office, insurance and someone to answer the phone. Close to the average remodeler's overhead in the National Association of Home Builders cost-of-doing-business survey.
- Full-Service, +100%: A design-build firm with designers, a salesperson and a project manager who runs the job. The extra pays for planning, coordination and one point of contact from design to final inspection.
Higher markup means more business behind the job, not by itself better work, and a lower markup is not by itself a better deal. For contractors: how each markup splits into overhead and profit is in the overhead categories guide.
The build in detail
A. 600 sq ft, one bed, one bath: $159,221
Drawings, survey and temporary utilities; a slab foundation; framed walls and a truss roof with siding, shingles and vinyl windows; water and sewer trenched about 80 feet to the house lines and a subpanel fed from the house; a kitchenette, a tub shower bath, finishes and site restoration. Labor is $80,205 of the $159,221 job cost, or 50.4%. It is about 964 to 1169 hours of work, including setup, daily cleanup and material runs.
Labor cost by trade
Labor only. Materials, allowances and dump fees are in the line items below. Hours are person-hours at typical production from Clamp’s labor hours catalog, as a range: a planning figure, not a schedule and not a charge to the customer.
| Trade | Hours | Labor cost | Lean×1.30 | Standard×1.50 | Full-Service×2.00 |
|---|---|---|---|---|---|
| Permits & PM | 160 to 280 h | $19,010 | $24,713 | $28,515 | $38,020 |
| Sitework | 15 to 25 h | $2,352 | $3,058 | $3,528 | $4,704 |
| Masonry | 87 to 135 h | $8,207 | $10,669 | $12,311 | $16,414 |
| Plumbing | 55 to 74 h | $7,270 | $9,451 | $10,905 | $14,540 |
| Electrical | 72 to 92 h | $10,513 | $13,667 | $15,770 | $21,026 |
| HVAC | 16 to 27 h | $2,613 | $3,397 | $3,920 | $5,226 |
| Insulation | 2 to 4 h | $230 | $299 | $345 | $460 |
| Drywall | 75 to 129 h | $4,995 | $6,494 | $7,493 | $9,990 |
| Carpentry | 109 to 145 h | $11,527 | $14,985 | $17,291 | $23,054 |
| Tile | 16 to 28 h | $1,510 | $1,963 | $2,265 | $3,020 |
| Flooring | 9 to 20 h | $1,313 | $1,707 | $1,969 | $2,626 |
| Painting | 43 to 61 h | $3,726 | $4,844 | $5,589 | $7,452 |
| Cabinets & Countertops | 3 to 8 h | $625 | $812 | $937 | $1,250 |
| Vanity & Fixtures | 3 to 7 h | $537 | $698 | $805 | $1,074 |
| Appliances | 1 to 3 h | $310 | $403 | $465 | $620 |
| Exterior | 32 to 50 h | $2,893 | $3,761 | $4,339 | $5,786 |
| Cleanup & Disposal | 7 to 17 h | $600 | $780 | $900 | $1,200 |
| Roofing | 17 to 27 h | $1,974 | $2,566 | $2,961 | $3,948 |
| Setup, cleanup and material runs | 69 to 209 h | in the prices | |||
| All labor | 964 to 1169 h | $80,205 | $104,267 | $120,308 | $160,410 |
Every line item
Labor $80,205 + materials and allowances $56,623 + dump fees and other $22,393 = $159,221 direct job cost. Hours are person-hours at typical production, on labor rows only, and the direct-cost row adds about 15% for setup, daily cleanup and material runs; an allowance or material row names the labor line that installs it, and a subcontract row has none, because the sub’s price includes their own time. Some labor quantities include a difficulty factor, so they can exceed the measured area; each row’s derivation is in the downloadable data.
| Item | Qty | Unit | Hours | Labor | Material | Line cost |
|---|---|---|---|---|---|---|
| Permits & PM | ||||||
| Daily Cleanup and Staging | 16 | ea | 36 to 76 h | $3,520 | $0 | $3,520 |
| Engineering Review Allowance | 1 | ea | $0 | $0 | $850 | |
| Final Punch Walk Labor | 1 | ea | 2 to 6 h | $290 | $0 | $290 |
| Jobsite Supervision Labor | 160 | hr | 104 to 216 h | $15,200 | $0 | $15,200 |
| Permit Drawing Set (Design and Drafting) | 1 | ea | $0 | $0 | $5,625 | |
| Permits & PM subtotal | 160 to 280 h | $25,485 | ||||
| Permits & PM subtotal | 160 to 280 h | $25,485 | ||||
| Sitework | ||||||
| Excavation Equipment Rental | 1 | day | $0 | $0 | $550 | |
| Excavation Labor | 16 | cy | 3 to 8 h | $416 | $0 | $416 |
| Excavation Spoils Export (Per Cubic Yard) | 10.25 | cy | $0 | $0 | $431 | |
| Foundation Excavation (Machine, Per Cubic Yard) | 41 | cy | $0 | $0 | $2,132 | |
| Portable Toilet Rental (per month) | 4 | month | $0 | $0 | $900 | |
| Site Grading Labor | 1992 | sf | 2 to 5 h | $896 | $0 | $896 |
| Site Survey and Building Staking (per project) | 1 | ea | $0 | $0 | $1,650 | |
| Temporary Power or Water Hookup (One-Time) | 1 | ea | $0 | $0 | $1,150 | |
| Trenching Labor | 80 | lf | 7 to 16 h | $1,040 | $0 | $1,040 |
| Utility Locate Service | 1 | ea | $0 | $0 | $450 | |
| Sitework subtotal | 15 to 25 h | $9,615 | ||||
| Sitework subtotal | 15 to 25 h | $9,615 | ||||
| Masonry | ||||||
| Concrete Flatwork Install Labor | 624 | sf | 19 to 41 h | $2,808 | $0 | $2,808 |
| Concrete Flatwork MaterialsLabor on: Concrete Flatwork Install Labor | 686.4 | sf | $0 | $3,604 | $3,604 | |
| Concrete Footing Install Labor | 98 | lf | 15 to 32 h | $1,078 | $0 | $1,078 |
| Concrete Footing MaterialsLabor on: Concrete Footing Install Labor | 107.8 | lf | $0 | $1,563 | $1,563 | |
| Foundation Pour Labor | 9.73 | cy | 35 to 74 h | $4,184 | $0 | $4,184 |
| Foundation Pour MaterialsLabor on: Foundation Pour Labor | 10.7 | cy | $0 | $3,050 | $3,050 | |
| Rigid Foam Insulation Board, Slab or Radiant Floor (per sf)Labor on: Under-Slab Rigid Insulation Lay (per sf) | 205.76 | sf | $0 | $370 | $370 | |
| Under-Slab Rigid Insulation Lay (per sf) | 195.96 | sf | 1 to 4 h | $137 | $0 | $137 |
| Under-Slab Vapor Retarder (per sf) | 600 | sf | $0 | $0 | $510 | |
| Masonry subtotal | 87 to 135 h | $17,304 | ||||
| Masonry subtotal | 87 to 135 h | $17,304 | ||||
| Plumbing | ||||||
| Alcove Tub AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $450 | $450 | |
| Expansion TankLabor on: Expansion Tank Install Labor | 1 | ea | $0 | $85 | $85 | |
| Expansion Tank Install Labor | 1 | ea | 1 to 2 h | $325 | $0 | $325 |
| Faucet Allowance (Kitchen, Utility or Outdoor)Labor on: Fixture Set Labor | 1 | ea | $0 | $250 | $250 | |
| Kitchen Sink AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $425 | $425 | |
| Toilet AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $350 | $350 | |
| Fixture Set Labor | 3 | ea | 4 to 11 h | $975 | $0 | $975 |
| Kitchen Sink Trap and SuppliesLabor on: Fixture Set Labor | 1 | ea | $0 | $45 | $45 | |
| DWV MaterialsLabor on: Plumbing Rough-In Per Fixture | 107.8 | lf | $0 | $674 | $674 | |
| Rough Plumbing ConsumablesLabor on: Plumbing Rough-In Per Fixture | 3 | ea | $0 | $126 | $126 | |
| Plumbing Rough-In Per Fixture | 3 | ea | 7 to 17 h | $1,350 | $0 | $1,350 |
| Supply Pipe MaterialsLabor on: Supply Line Install Labor | 77 | lf | $0 | $269 | $269 | |
| Sewer Cleanout AssemblyLabor on: Sewer Cleanout Install Labor | 2 | ea | $0 | $312 | $312 | |
| Sewer Cleanout Install Labor | 2 | ea | 5 to 12 h | $1,152 | $0 | $1,152 |
| Sewer Lateral Pipe Lay Labor, Open Trench (per lf) | 80 | lf | 10 to 22 h | $1,120 | $0 | $1,120 |
| Shower Valve Trim AllowanceLabor on: Shower Valve Set and Trim Labor | 1 | ea | $0 | $285 | $285 | |
| Shower Valve Set and Trim Labor | 1 | ea | 2 to 5 h | $425 | $0 | $425 |
| Shower Valve Rough-In BodyLabor on: Shower Valve Set and Trim Labor | 1 | ea | $0 | $200 | $200 | |
| Shutoff Valve Install | 1 | ea | under 1 h | $145 | $0 | $145 |
| Supply Line Install Labor | 34 | lf | 2 to 5 h | $391 | $0 | $391 |
| Toilet Setting MaterialsLabor on: Fixture Set Labor | 1 | ea | $0 | $45 | $45 | |
| Alcove Tub Setting MaterialsLabor on: Fixture Set Labor | 1 | ea | $0 | $65 | $65 | |
| Tub Waste and Overflow KitLabor on: Fixture Set Labor | 1 | ea | $0 | $65 | $65 | |
| Tank Water HeaterLabor on: Tank Water Heater Install | 1 | ea | $0 | $850 | $850 | |
| Water Heater Connection KitLabor on: Tank Water Heater Install | 1 | ea | $0 | $63 | $63 | |
| Tank Water Heater Install | 1 | ea | 1 to 4 h | $392 | $0 | $392 |
| Water Service Pipe Install Labor | 80 | lf | 4 to 10 h | $780 | $0 | $780 |
| Water Service Pipe MaterialsLabor on: Water Service Pipe Install Labor | 88 | lf | $0 | $484 | $484 | |
| Water Service Pressure Test Labor | 1 | ea | 1 to 3 h | $215 | $0 | $215 |
| Plumbing subtotal | 55 to 74 h | $12,313 | ||||
| Plumbing subtotal | 55 to 74 h | $12,313 | ||||
| Electrical | ||||||
| Bath Fan Air Sealing Labor | 1 | ea | under 1 h | $25 | $0 | $25 |
| Bath Fan Duct Install Labor | 8 | lf | under 1 h | $60 | $0 | $60 |
| Bath Fan Duct MaterialsLabor on: Bath Fan Duct Install Labor | 9.2 | lf | $0 | $25 | $25 | |
| Bath Fan Electrical Hookup Labor | 1 | ea | 1 to 2 h | $175 | $0 | $175 |
| Bath Fan Termination Install Labor | 1 | ea | 1 to 3 h | $275 | $0 | $275 |
| Bath Fan Termination MaterialsLabor on: Bath Fan Termination Install Labor | 1 | ea | $0 | $45 | $45 | |
| Bath Fan Housing Install Labor | 1 | ea | 1 to 5 h | $450 | $0 | $450 |
| Bath Fan Airflow Check | 1 | ea | under 1 h | $28 | $0 | $28 |
| Bathroom Exhaust Fan UnitLabor on: Bath Fan Housing Install Labor | 1 | ea | $0 | $215 | $215 | |
| New Branch Circuit Install Labor (per circuit) | 4 | ea | 8 to 18 h | $1,700 | $0 | $1,700 |
| New Circuit Install Labor (Added Circuit) | 4 | ea | 9 to 20 h | $2,040 | $0 | $2,040 |
| New Appliance Circuit Install Labor | 1 | ea | 2 to 5 h | $425 | $0 | $425 |
| Dedicated Circuit BreakerLabor on: New Branch Circuit Install Labor (per circuit) | 10 | ea | $0 | $270 | $270 | |
| 240V Outlet Install | 1 | ea | 1 to 4 h | $285 | $0 | $285 |
| Electrical Box and Device MaterialsLabor on: Electrical Rough-In Per Device | 28 | ea | $0 | $238 | $238 | |
| Electrical Load Calculation Review | 1 | ea | $0 | $0 | $400 | |
| Electrical Rough ConsumablesLabor on: Electrical Rough-In Per Device | 4 | ea | $0 | $26 | $26 | |
| Electrical Rough-In Per Device | 22 | ea | 8 to 19 h | $1,210 | $0 | $1,210 |
| Feeder Cable MaterialsLabor on: Subpanel Feeder Run Labor | 115 | lf | $0 | $489 | $489 | |
| GFCI Receptacle or AFCI Breaker Install | 1 | ea | under 1 h | $85 | $0 | $85 |
| GFCI UnitLabor on: GFCI Receptacle or AFCI Breaker Install | 1 | ea | $0 | $22 | $22 | |
| HVAC Condenser Disconnect | 1 | ea | $0 | $35 | $35 | |
| Light Fixture AllowanceLabor on: Light Fixture Install | 2 | ea | $0 | $300 | $300 | |
| Light Fixture Install | 2 | ea | 1 to 4 h | $250 | $0 | $250 |
| Lighting DimmerLabor on: Outlet/Switch Install | 1 | ea | $0 | $32 | $32 | |
| NM Cable 10/3 (30 A, 240 V)Labor on: New Branch Circuit Install Labor (per circuit) | 46 | lf | $0 | $85 | $85 | |
| NM Cable 6/3 (40 to 60 A, 240 V)Labor on: New Branch Circuit Install Labor (per circuit) | 46 | lf | $0 | $195 | $195 | |
| Outlet/Switch Install | 20 | ea | 4 to 11 h | $900 | $0 | $900 |
| Outlet UnitLabor on: Outlet/Switch Install | 16 | ea | $0 | $69 | $69 | |
| Recessed Light (Can or Wafer)Labor on: Recessed Light Install Labor, Open Ceiling | 9 | ea | $0 | $195 | $195 | |
| Recessed Light Install Labor, Open Ceiling | 9 | ea | 3 to 8 h | $765 | $0 | $765 |
| Romex Wire MaterialsLabor on: Electrical Rough-In Per Device | 536.3 | lf | $0 | $429 | $429 | |
| Smoke and CO DetectorLabor on: Smoke/CO Detector Install | 2 | ea | $0 | $110 | $110 | |
| Smoke/CO Detector Install | 2 | ea | 1 to 3 h | $170 | $0 | $170 |
| Subpanel EquipmentLabor on: Subpanel Install Labor | 1 | ea | $0 | $175 | $175 | |
| Subpanel Feeder Run Labor | 1 | ea | 3 to 7 h | $720 | $0 | $720 |
| Subpanel Install Labor | 1 | ea | 3 to 9 h | $950 | $0 | $950 |
| Switch UnitLabor on: Outlet/Switch Install | 6 | ea | $0 | $42 | $42 | |
| Underground Electrical Conduit (per lf)Labor on: Trenching Labor | 84 | lf | $0 | $231 | $231 | |
| Electrical subtotal | 72 to 92 h | $14,141 | ||||
| Electrical subtotal | 72 to 92 h | $14,141 | ||||
| HVAC | ||||||
| Condensate Drain Install | 2 | ea | 1 to 5 h | $600 | $0 | $600 |
| Mini-Split Install Labor (per indoor head) | 1.75 | ea | 9 to 19 h | $1,663 | $0 | $1,663 |
| HVAC Install Consumables | 1 | ea | $0 | $285 | $285 | |
| Mini-Split Equipment (Outdoor Unit and Indoor Heads)Labor on: Mini-Split Install Labor (per indoor head) | 2 | ea | $0 | $4,320 | $4,320 | |
| Refrigerant Line Set Install | 50 | lf | 2 to 7 h | $350 | $0 | $350 |
| Refrigerant Line MaterialsLabor on: Refrigerant Line Set Install | 57.5 | lf | $0 | $489 | $489 | |
| HVAC subtotal | 16 to 27 h | $7,707 | ||||
| HVAC subtotal | 16 to 27 h | $7,707 | ||||
| Insulation | ||||||
| Air Sealing Package, New Framing (per sf) | 600 | sf | $0 | $0 | $450 | |
| Attic Blown Insulation, Installed (per sf at R-49) | 600 | sf | $0 | $0 | $990 | |
| Blower Door Test Allowance | 1 | ea | $0 | $0 | $425 | |
| Eave Ventilation Baffle (per rafter bay) | 24 | ea | 1 to 4 h | $192 | $0 | $192 |
| Insulation Dam Install Labor | 1 | ea | under 1 h | $38 | $0 | $38 |
| Insulation Dam MaterialsLabor on: Insulation Dam Install Labor | 1 | ea | $0 | $75 | $75 | |
| Wall Batt Insulation, Installed (per sf) | 783.84 | sf | $0 | $0 | $1,137 | |
| Insulation subtotal | 2 to 4 h | $3,307 | ||||
| Insulation subtotal | 2 to 4 h | $3,307 | ||||
| Drywall | ||||||
| Drywall Finish Labor | 2220 | sf | 43 to 90 h | $3,330 | $0 | $3,330 |
| Drywall Hang Labor | 2220 | sf | 23 to 48 h | $1,665 | $0 | $1,665 |
| Drywall Sheets MaterialsLabor on: Drywall Hang Labor | 2442 | sf | $0 | $1,832 | $1,832 | |
| Drywall subtotal | 75 to 129 h | $6,827 | ||||
| Drywall subtotal | 75 to 129 h | $6,827 | ||||
| Carpentry | ||||||
| Bathroom Accessory AllowanceLabor on: Bathroom Accessory Install Labor | 3 | ea | $0 | $195 | $195 | |
| Bathroom Accessory Install Labor | 3 | ea | 1 to 2 h | $144 | $0 | $144 |
| Door Lock Hardware AllowanceLabor on: Exterior Door Install | 1 | ea | $0 | $150 | $150 | |
| Door Unit AllowanceLabor on: Exterior Door Install | 1 | ea | $0 | $950 | $950 | |
| Exterior Door Install | 1 | ea | 6 to 14 h | $675 | $0 | $675 |
| Exterior Wall Framing MaterialsLabor on: Stud Wall Framing Install | 102.88 | lf | $0 | $1,389 | $1,389 | |
| Framing Fasteners and HardwareLabor on: Stud Wall Framing Install | 90 | lf | $0 | $99 | $99 | |
| Sheathing Install | 1533.84 | sf | 11 to 25 h | $1,917 | $0 | $1,917 |
| Stud Wall Framing Install | 157.98 | lf | 20 to 43 h | $2,844 | $0 | $2,844 |
| Interior Door Hardware AllowanceLabor on: Interior Door Install | 4 | ea | $0 | $340 | $340 | |
| Interior Door Install | 4 | ea | 5 to 13 h | $900 | $0 | $900 |
| Interior Door AllowanceLabor on: Interior Door Install | 4 | ea | $0 | $330 | $330 | |
| Partition Door Rough Opening | 1 | ea | under 1 h | $105 | $0 | $105 |
| Roof Trusses and Roof Sheathing Materials (per roofing square)Labor on: Roof Truss Set and Brace (per roofing square) | 7.88 | square | $0 | $3,822 | $3,822 | |
| Roof Truss Set and Brace (per roofing square) | 7.5 | square | 7 to 17 h | $1,350 | $0 | $1,350 |
| Shower Curtain Rod AllowanceLabor on: Shower Curtain Rod Install Labor | 1 | ea | $0 | $120 | $120 | |
| Shower Curtain Rod Install Labor | 1 | ea | under 1 h | $135 | $0 | $135 |
| Stud Wall Framing MaterialsLabor on: Stud Wall Framing Install | 66 | lf | $0 | $445 | $445 | |
| Baseboard and Casing Install | 294 | lf | 7 to 16 h | $1,249 | $0 | $1,249 |
| Trim MaterialsLabor on: Baseboard and Casing Install | 459.4 | lf | $0 | $965 | $965 | |
| Wall Sheathing MaterialsLabor on: Sheathing Install | 862.22 | sf | $0 | $819 | $819 | |
| Window Caulk and Flash MaterialsLabor on: Window Install | 7 | ea | $0 | $336 | $336 | |
| Window and Door Install ConsumablesLabor on: Exterior Door Install | 1 | ea | $0 | $48 | $48 | |
| Window Install | 7 | ea | 17 to 37 h | $1,683 | $0 | $1,683 |
| Window Stool and Apron Stock (per window)Labor on: Window Stool and Apron Install | 7 | ea | $0 | $171 | $171 | |
| Window Stool and Apron Install | 7 | ea | 2 to 6 h | $525 | $0 | $525 |
| Window Unit AllowanceLabor on: Window Install | 7 | ea | $0 | $2,012 | $2,012 | |
| Carpentry subtotal | 109 to 145 h | $23,718 | ||||
| Carpentry subtotal | 109 to 145 h | $23,718 | ||||
| Tile | ||||||
| Tile Grout Install Labor | 110 | sf | 3 to 7 h | $220 | $0 | $220 |
| Tile Grout MaterialsLabor on: Tile Grout Install Labor | 110 | sf | $0 | $50 | $50 | |
| Bathroom Tile Install Labor | 110 | sf | 9 to 20 h | $1,100 | $0 | $1,100 |
| Floor Tile Material AllowanceLabor on: Bathroom Tile Install Labor | 55 | sf | $0 | $303 | $303 | |
| Bath Tile Setting MaterialsLabor on: Bathroom Tile Install Labor | 121 | sf | $0 | $103 | $103 | |
| Wall Tile Material AllowanceLabor on: Bathroom Tile Install Labor | 66 | sf | $0 | $429 | $429 | |
| Shower Wall Foam Board, Sealant Seams (Wedi, GoBoard), Installed | 60 | sf | $0 | $0 | $570 | |
| Backsplash Tile Grout and Seal Labor | 9 | sf | under 1 h | $5 | $0 | $5 |
| Backsplash Tile Material AllowanceLabor on: Backsplash Tile Install Labor | 9 | sf | $0 | $49 | $49 | |
| Backsplash Tile Setting MaterialsLabor on: Backsplash Tile Install Labor | 9 | sf | $0 | $17 | $17 | |
| Uncoupling Membrane Labor | 50 | sf | 1 to 2 h | $95 | $0 | $95 |
| Uncoupling Membrane MaterialsLabor on: Uncoupling Membrane Labor | 50 | sf | $0 | $122 | $122 | |
| Backsplash Tile Install Labor | 9 | sf | 1 to 2 h | $90 | $0 | $90 |
| Tile subtotal | 16 to 28 h | $3,153 | ||||
| Tile subtotal | 16 to 28 h | $3,153 | ||||
| Flooring | ||||||
| Floor Transition MaterialsLabor on: Door Threshold Transition Labor | 1 | ea | $0 | $35 | $35 | |
| Floor Underlayment Materials | 550 | sf | $0 | $303 | $303 | |
| Flooring Install Consumables | 1 | ea | $0 | $85 | $85 | |
| LVP/LVT Install | 550 | sf | 8 to 19 h | $1,238 | $0 | $1,238 |
| Door Threshold Transition Labor | 1 | ea | under 1 h | $75 | $0 | $75 |
| LVP/LVT Material AllowanceLabor on: LVP/LVT Install | 605 | sf | $0 | $2,118 | $2,118 | |
| Flooring subtotal | 9 to 20 h | $3,854 | ||||
| Flooring subtotal | 9 to 20 h | $3,854 | ||||
| Painting | ||||||
| Interior Ceiling Paint Apply Labor | 600 | sf | 3 to 8 h | $480 | $0 | $480 |
| Interior Door Paint (per door) | 4 | ea | 3 to 7 h | $420 | $0 | $420 |
| Interior Paint Apply Labor | 1620 | sf | 11 to 25 h | $972 | $0 | $972 |
| Paint Masking Setup Labor | 1620 | sf | under 1 h | $32 | $0 | $32 |
| Premium Paint AllowanceLabor on: Interior Paint Apply Labor | 16.14 | gallon | $0 | $775 | $775 | |
| Paint Prep Labor | 1620 | sf | 2 to 6 h | $178 | $0 | $178 |
| Paint Primer Application Labor | 2220 | sf | 4 to 10 h | $888 | $0 | $888 |
| Primer MaterialsLabor on: Paint Primer Application Labor | 7.38 | gallon | $0 | $236 | $236 | |
| Paint Sundries Materials | 1 | ls | $0 | $150 | $150 | |
| Trim Caulk and Filler MaterialsLabor on: Trim Paint Apply Labor | 472 | lf | $0 | $104 | $104 | |
| Trim Paint Apply Labor | 336 | lf | 7 to 17 h | $756 | $0 | $756 |
| Painting subtotal | 43 to 61 h | $4,991 | ||||
| Painting subtotal | 43 to 61 h | $4,991 | ||||
| Cabinets & Countertops | ||||||
| Cabinet Fillers, End Panels and Toe KickLabor on: Cabinet Install Labor | 7 | lf | $0 | $420 | $420 | |
| Cabinet Hardware (per piece) | 11 | ea | $0 | $94 | $94 | |
| Cabinet Install Fasteners and Shims | 7 | lf | $0 | $16 | $16 | |
| Cabinet Install Labor | 7 | lf | 3 to 8 h | $625 | $0 | $625 |
| Cabinet Material AllowanceLabor on: Cabinet Install Labor | 7 | lf | $0 | $2,275 | $2,275 | |
| Stone Countertop Fabrication | 14 | sf | $0 | $0 | $588 | |
| Stone Countertop Install | 14 | sf | $0 | $0 | $308 | |
| Stone Countertop Material Allowance | 14 | sf | $0 | $770 | $770 | |
| Cabinets & Countertops subtotal | 3 to 8 h | $5,096 | ||||
| Cabinets & Countertops subtotal | 3 to 8 h | $5,096 | ||||
| Vanity & Fixtures | ||||||
| Vanity Install Fasteners and ShimsLabor on: Cabinet Install Labor | 4 | lf | $0 | $9 | $9 | |
| Bathroom Sink AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $225 | $225 | |
| Bathroom Faucet AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $225 | $225 | |
| Sink Trap and SuppliesLabor on: Fixture Set Labor | 1 | ea | $0 | $45 | $45 | |
| Vanity Top Fabrication | 7.6 | sf | $0 | $0 | $319 | |
| Vanity Top Install | 7.6 | sf | $0 | $0 | $167 | |
| Vanity Top Material AllowanceLabor on: Vanity Install Labor | 7.6 | sf | $0 | $418 | $418 | |
| Vanity Cabinet AllowanceLabor on: Vanity Install Labor | 4 | lf | $0 | $1,280 | $1,280 | |
| Vanity Install Labor | 1 | ea | 3 to 7 h | $537 | $0 | $537 |
| Vanity & Fixtures subtotal | 3 to 7 h | $3,225 | ||||
| Vanity & Fixtures subtotal | 3 to 7 h | $3,225 | ||||
| Appliances | ||||||
| Range Set and Connect | 1 | ea | 1 to 2 h | $185 | $0 | $185 |
| Range Unit AllowanceLabor on: Range Set and Connect | 1 | ea | $0 | $1,400 | $1,400 | |
| Refrigerator Install Labor | 1 | ea | 1 to 2 h | $125 | $0 | $125 |
| Refrigerator Unit AllowanceLabor on: Refrigerator Install Labor | 1 | ea | $0 | $2,200 | $2,200 | |
| Appliances subtotal | 1 to 3 h | $3,910 | ||||
| Appliances subtotal | 1 to 3 h | $3,910 | ||||
| Exterior | ||||||
| Exterior Caulking and Sealing Labor | 20 | lf | under 1 h | $35 | $0 | $35 |
| Exterior Trim Install | 18 | lf | 1 to 2 h | $81 | $0 | $81 |
| House Wrap Install Labor | 784 | sf | 4 to 9 h | $298 | $0 | $298 |
| House Wrap MaterialsLabor on: House Wrap Install Labor | 862.4 | sf | $0 | $362 | $362 | |
| Soffit and Fascia Install | 98 | lf | 8 to 19 h | $833 | $0 | $833 |
| Soffit and Fascia MaterialsLabor on: Soffit and Fascia Install | 98 | lf | $0 | $833 | $833 | |
| Vinyl Siding Install Labor | 784 | sf | 12 to 26 h | $1,646 | $0 | $1,646 |
| Vinyl Siding MaterialsLabor on: Vinyl Siding Install Labor | 862.4 | sf | $0 | $2,673 | $2,673 | |
| Exterior Window and Door Trim MaterialsLabor on: Exterior Trim Install | 18 | lf | $0 | $58 | $58 | |
| Exterior subtotal | 32 to 50 h | $6,819 | ||||
| Exterior subtotal | 32 to 50 h | $6,819 | ||||
| Cleanup & Disposal | ||||||
| Dumpster Rental Weekly | 2 | week | $0 | $0 | $1,100 | |
| Final Cleanup | 2 | ea | 7 to 17 h | $600 | $0 | $600 |
| Cleanup & Disposal subtotal | 7 to 17 h | $1,700 | ||||
| Cleanup & Disposal subtotal | 7 to 17 h | $1,700 | ||||
| General | ||||||
| Installation Supplies | 1 | ls | $0 | $85 | $85 | |
| General subtotal | $85 | |||||
| General subtotal | $85 | |||||
| Roofing | ||||||
| Asphalt Shingle Install Labor | 6.9 | square | 7 to 15 h | $1,104 | $0 | $1,104 |
| Asphalt Shingle MaterialsLabor on: Asphalt Shingle Install Labor | 7.59 | square | $0 | $1,328 | $1,328 | |
| Downspout Install Labor | 2 | ea | 1 to 3 h | $150 | $0 | $150 |
| Downspout MaterialsLabor on: Downspout Install Labor | 2 | ea | $0 | $110 | $110 | |
| Drip Edge MaterialsLabor on: Asphalt Shingle Install Labor | 110.32 | lf | $0 | $105 | $105 | |
| Gutter Install Labor | 54 | lf | 2 to 6 h | $297 | $0 | $297 |
| Gutter MaterialsLabor on: Gutter Install Labor | 59.4 | lf | $0 | $327 | $327 | |
| Ice Water Shield Install Labor | 1.04 | square | under 1 h | $47 | $0 | $47 |
| Ice Water Shield MaterialsLabor on: Ice Water Shield Install Labor | 1.04 | square | $0 | $99 | $99 | |
| Ridge Vent Install Labor | 31.52 | lf | 1 to 2 h | $79 | $0 | $79 |
| Ridge Vent MaterialsLabor on: Ridge Vent Install Labor | 31.52 | lf | $0 | $134 | $134 | |
| Synthetic Underlayment Install Labor | 6.9 | square | 1 to 3 h | $207 | $0 | $207 |
| Synthetic Underlayment Materials | 7.25 | square | $0 | $159 | $159 | |
| Vent BootLabor on: Plumbing Vent Boot Install Labor | 2 | ea | $0 | $44 | $44 | |
| Plumbing Vent Boot Install Labor | 2 | ea | 1 to 3 h | $90 | $0 | $90 |
| Roofing subtotal | 17 to 27 h | $4,280 | ||||
| Roofing subtotal | 17 to 27 h | $4,280 | ||||
| Landscaping | ||||||
| Trench Surface Restoration (per lf) | 178 | lf | $0 | $0 | $1,691 | |
| Landscaping subtotal | $1,691 | |||||
| Landscaping subtotal | $1,691 | |||||
| DIRECT JOB COST | 964 to 1169 h | $159,221 | ||||
| DIRECT JOB COST | 964 to 1169 h | $159,221 | ||||
Methodology & reproducibility
One reviewed snapshot for this build. The build is frozen from its own estimate run and priced by the published pricer.
Direct cost equals the sum of each row’s rounded quantity × (labor + material + other). Amounts are shown in whole dollars; every column adds to its total.
Scope selection, prose accuracy, arithmetic and provenance mapping reviewed; not independent market-rate verification.
- adu-detached-600/v2: JSON, CSV, field dictionary
Questions
Why does an ADU cost more per square foot than a house?
An ADU carries a full kitchen line, a bath, a foundation, a roof and utility runs over only 600 feet, plus drawings and site work a bigger house spreads over more area. Small buildings always price high per foot.
What can push this job higher?
Separate utility meters, a long or uphill sewer run that needs a pump, a panel upgrade at the main house, a steep or rocky site, or impact and tap fees, which this page excludes because they vary so much by town.
Is the markup on top of this?
Yes. Direct job cost is what the ADU costs a contractor to perform. The markup table shows what it sells for at illustrative markups of 30% to 100%.
Sources & provenance
- 600 sq ft, one bed, one bath reviewed snapshot Clamp Research
Changes: Oct 12, 2026: Initial publication: reviewed snapshot frozen from a saved estimate run, priced on the current baseline.; Nov 10, 2026: Search Console pass: the title and the summary carry the price range the answer gives. No job cost changed.; Nov 10, 2026: Repriced at the November 2026 catalog from the same saved estimate run. The bath is built with foam board shower walls and an uncoupling membrane, the kitchenette countertop is priced apart from the vanity top, site grading covers the yard, and the mini-split is priced as two units. Direct job cost $159,221 (was $161,495).