Detached ADU Cost: 600 Sq Ft, One Bed, One Bath, Itemized (2026 Baseline)
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 has a direct job cost of $161,495 for this ADU in this example. At illustrative markups of 30% to 100%, that is a selling price of about $209,943 to $322,989. 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 | $161,495 | $83,912 | 1001 to 1209 h | $56,469 | $209,943 to $322,989 |
Dump fees and other costs ($21,114) 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.
The build in detail
A. 600 sq ft, one bed, one bath: $161,495
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 $83,912 of the $161,495 job cost, or 52.0%. It is about 1001 to 1209 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 | Low-Overhead×1.30 | Established×1.50 | Full-Service×2.00 |
|---|---|---|---|---|---|
| Permits & PM | 172 to 292 h | $19,610 | $25,493 | $29,415 | $39,220 |
| Demo & Prep | 5 to 10 h | $385 | $501 | $578 | $770 |
| Sitework | 7 to 13 h | $1,456 | $1,893 | $2,184 | $2,912 |
| Masonry | 87 to 135 h | $9,618 | $12,503 | $14,427 | $19,236 |
| Plumbing | 56 to 74 h | $7,354 | $9,560 | $11,031 | $14,708 |
| Electrical | 75 to 96 h | $11,310 | $14,703 | $16,965 | $22,620 |
| HVAC | 17 to 30 h | $3,400 | $4,420 | $5,100 | $6,800 |
| Insulation | 12 to 22 h | $1,047 | $1,361 | $1,571 | $2,094 |
| Drywall | 75 to 129 h | $4,995 | $6,494 | $7,493 | $9,990 |
| Carpentry | 134 to 172 h | $13,272 | $17,254 | $19,908 | $26,544 |
| Tile | 22 to 34 h | $1,881 | $2,445 | $2,822 | $3,762 |
| Flooring | 14 to 30 h | $1,237 | $1,608 | $1,855 | $2,474 |
| Painting | 43 to 61 h | $3,495 | $4,544 | $5,242 | $6,990 |
| Appliances | 1 to 3 h | $310 | $403 | $465 | $620 |
| Exterior | 20 to 35 h | $2,084 | $2,709 | $3,126 | $4,168 |
| Roofing | 17 to 27 h | $2,451 | $3,186 | $3,676 | $4,902 |
| Landscaping | under 1 h | $7 | $9 | $10 | $14 |
| Setup, cleanup and material runs | 72 to 217 h | in the prices | |||
| All labor | 1001 to 1209 h | $83,912 | $109,086 | $125,868 | $167,824 |
Every line item
Labor $83,912 + materials and allowances $56,469 + dump fees and other $21,114 = $161,495 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 & Staging | 16 | ea | 36 to 76 h | $3,520 | $0 | $3,520 |
| Engineering Review Allowance | 1 | ea | $0 | $0 | $850 | |
| Final Cleanup & Walkthrough | 2 | ea | 7 to 17 h | $600 | $0 | $600 |
| 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 |
| Permits & PM subtotal | 172 to 292 h | $20,460 | ||||
| Permits & PM subtotal | 172 to 292 h | $20,460 | ||||
| Demo & Prep | ||||||
| Dumpster Rental Weekly | 2 | week | $0 | $0 | $1,100 | |
| Floor Protection Setup Labor | 550 | sf | under 1 h | $28 | $0 | $28 |
| Site Protection, Minimal (per job) | 1 | ea | under 1 h | $45 | $0 | $45 |
| Site Protection Setup Labor | 0.78 | day | 4 to 9 h | $312 | $0 | $312 |
| Demo & Prep subtotal | 5 to 10 h | $1,485 | ||||
| Demo & Prep subtotal | 5 to 10 h | $1,485 | ||||
| Sitework | ||||||
| Excavation Equipment Rental | 1 | day | $0 | $0 | $550 | |
| Excavation Labor | 16 | cubic_yard | 3 to 8 h | $416 | $0 | $416 |
| Excavation Spoils Export (Per Cubic Yard) | 10.25 | cubic_yard | $0 | $0 | $431 | |
| Foundation Excavation (Machine, Per Cubic Yard) | 41 | cubic_yard | $0 | $0 | $2,132 | |
| Portable Toilet Rental (per month) | 4 | month | $0 | $0 | $900 | |
| Site Survey and Building Staking (per project) | 1 | ea | $0 | $0 | $1,650 | |
| Trenching Labor | 80 | lf | 2 to 6 h | $1,040 | $0 | $1,040 |
| Sitework subtotal | 7 to 13 h | $7,119 | ||||
| Sitework subtotal | 7 to 13 h | $7,119 | ||||
| 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 | cubic_yard | 35 to 74 h | $5,595 | $0 | $5,595 |
| Foundation Pour MaterialsLabor on: Foundation Pour Labor | 10.7 | cubic_yard | $0 | $3,049 | $3,049 | |
| Stone Install Consumables | 1 | ea | $0 | $135 | $135 | |
| 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 | $18,479 | ||||
| Masonry subtotal | 87 to 135 h | $18,479 | ||||
| Plumbing | ||||||
| Alcove tub (tub only, no surround)Labor on: Fixture Set Labor | 1 | ea | $0 | $450 | $450 | |
| Countertop Plumbing Coordination Labor | 1 | ea | 1 to 5 h | $450 | $0 | $450 |
| Expansion Tank AllowanceLabor on: Expansion Tank Service Labor | 1 | ea | $0 | $85 | $85 | |
| Expansion Tank Service Labor | 1 | ea | 1 to 2 h | $325 | $0 | $325 |
| Faucet AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $250 | $250 | |
| Kitchen Sink AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $425 | $425 | |
| Lavatory Sink AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $225 | $225 | |
| Toilet AllowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $350 | $350 | |
| Fixture Set Labor | 3 | ea | 4 to 11 h | $975 | $0 | $975 |
| Lavatory faucet allowanceLabor on: Fixture Set Labor | 1 | ea | $0 | $225 | $225 | |
| 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 | 37.4 | lf | $0 | $131 | $131 | |
| Sewer Cleanout Assembly AllowanceLabor 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 Pipe Lay in Open Trench (per lf) | 80 | lf | 10 to 22 h | $1,120 | $0 | $1,120 |
| Shower valve trim allowanceLabor on: Shower/Tub Valve Set | 1 | ea | $0 | $285 | $285 | |
| Shower/Tub Valve Set | 1 | ea | 2 to 5 h | $425 | $0 | $425 |
| Shower Valve Rough-In Body AllowanceLabor on: Shower/Tub Valve Set | 1 | ea | $0 | $200 | $200 | |
| Shutoff Valve Install | 1 | ea | under 1 h | $145 | $0 | $145 |
| Supply Line Install Labor | 10 | lf | 1 to 2 h | $85 | $0 | $85 |
| 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 Heater AllowanceLabor 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 | $720 | $0 | $720 |
| 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 | 56 to 74 h | $12,619 | ||||
| Plumbing subtotal | 56 to 74 h | $12,619 | ||||
| Electrical | ||||||
| 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 | each | 1 to 2 h | $175 | $0 | $175 |
| Bath Fan Termination Install Labor | 1 | each | 1 to 3 h | $275 | $0 | $275 |
| Bath Fan Termination MaterialsLabor on: Bath Fan Termination Install Labor | 1 | each | $0 | $45 | $45 | |
| Bath Fan Housing Install Labor | 1 | each | 1 to 5 h | $450 | $0 | $450 |
| Bath Fan Testing & Commissioning | 1 | each | under 1 h | $85 | $0 | $85 |
| Electrical Box ExtenderLabor on: Outlet Integration Labor | 2 | ea | $0 | $7 | $7 | |
| Branch Circuit Install | 4 | ea | 8 to 18 h | $1,700 | $0 | $1,700 |
| New Branch Circuit (labor) | 4 | ea | 9 to 20 h | $2,040 | $0 | $2,040 |
| Dedicated Appliance Circuit | 1 | ea | 2 to 5 h | $425 | $0 | $425 |
| Dedicated Circuit Breaker AllowanceLabor on: Branch Circuit Install | 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 | 24 | ea | 9 to 21 h | $1,320 | $0 | $1,320 |
| Feeder Cable MaterialsLabor on: Subpanel Feeder Run Labor | 115 | lf | $0 | $489 | $489 | |
| Gfci Unit AllowanceLabor on: Outlet/Switch 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 | 4 | ea | 2 to 7 h | $500 | $0 | $500 |
| Lighting Dimmer AllowanceLabor on: Outlet/Switch Install | 1 | ea | $0 | $32 | $32 | |
| NM Cable 10/3 (30 A, 240 V)Labor on: Branch Circuit Install | 46 | lf | $0 | $85 | $85 | |
| NM Cable 6/3 (40 to 60 A, 240 V)Labor on: Branch Circuit Install | 46 | lf | $0 | $195 | $195 | |
| Outlet Integration Labor | 1 | ea | 1 to 3 h | $260 | $0 | $260 |
| Outlet/Switch Install | 20 | ea | 4 to 11 h | $1,300 | $0 | $1,300 |
| Outlet Unit AllowanceLabor on: Outlet/Switch Install | 16 | ea | $0 | $69 | $69 | |
| Recessed Can AllowanceLabor on: Recessed Light, New Work (open ceiling) | 9 | ea | $0 | $195 | $195 | |
| Recessed Light, New Work (open ceiling) | 7 | ea | 2 to 6 h | $595 | $0 | $595 |
| Romex Wire MaterialsLabor on: Electrical Rough-In Per Device | 536.3 | lf | $0 | $429 | $429 | |
| Smoke / CO Detector AllowanceLabor on: Smoke/CO Detector Install | 2 | ea | $0 | $110 | $110 | |
| Smoke/CO Detector Install | 2 | ea | 1 to 3 h | $170 | $0 | $170 |
| Subpanel Equipment AllowanceLabor 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 Unit AllowanceLabor 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 | 75 to 96 h | $14,730 | ||||
| Electrical subtotal | 75 to 96 h | $14,730 | ||||
| HVAC | ||||||
| Bathroom Exhaust Fan Unit AllowanceLabor on: Bath Fan Housing Install Labor | 1 | ea | $0 | $215 | $215 | |
| Condensate Drain Install | 2 | ea | 1 to 5 h | $600 | $0 | $600 |
| Mini Split Heat Pump Install | 2 | ea | 10 to 22 h | $1,900 | $0 | $1,900 |
| HVAC Install Consumables | 1 | ea | $0 | $285 | $285 | |
| Mini-Split Equipment Allowance (per 12,000 BTU zone)Labor on: Mini Split Heat Pump Install | 1 | ea | $0 | $3,600 | $3,600 | |
| Radiant Underslab Insulation Board (per sf)Labor on: Under-Slab Rigid Insulation Lay (per sf) | 205.76 | sf | $0 | $370 | $370 | |
| Refrigerant Line Set Install | 50 | lf | 2 to 7 h | $900 | $0 | $900 |
| Refrigerant Line MaterialsLabor on: Refrigerant Line Set Install | 57.5 | lf | $0 | $489 | $489 | |
| HVAC subtotal | 17 to 30 h | $8,359 | ||||
| HVAC subtotal | 17 to 30 h | $8,359 | ||||
| Insulation | ||||||
| Air Sealing ConsumablesLabor on: Attic Floor Air Sealing (per sf of attic) | 1 | ls | $0 | $450 | $450 | |
| Attic Floor Air Sealing (per sf of attic) | 600 | sf | 7 to 17 h | $570 | $0 | $570 |
| Attic Blown Insulation, Installed (per sf at R-49) | 600 | sf | $0 | $0 | $990 | |
| Bath Fan Air Sealing Labor | 1 | each | under 1 h | $85 | $0 | $85 |
| Eave Ventilation Baffle (per rafter bay) | 24 | ea | 1 to 4 h | $192 | $0 | $192 |
| Insulation Dam Install Labor | 1 | ea | under 1 h | $82 | $0 | $82 |
| Insulation Dam MaterialsLabor on: Insulation Dam Install Labor | 1 | ea | $0 | $75 | $75 | |
| Rim and Sill Air Sealing Labor | 98 | lf | 1 to 3 h | $118 | $0 | $118 |
| Wall Batt Insulation, Installed (per sf) | 783.84 | sf | $0 | $0 | $1,137 | |
| Insulation subtotal | 12 to 22 h | $3,699 | ||||
| Insulation subtotal | 12 to 22 h | $3,699 | ||||
| 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 |
| Blower Door Test Allowance | 1 | ea | $0 | $0 | $425 | |
| Cabinet Fillers, End Panels and Toe KickLabor on: Cabinet Install Labor | 7 | lf | $0 | $420 | $420 | |
| Cabinet Install Labor | 7 | lf | 3 to 8 h | $456 | $0 | $456 |
| Door Lock Hardware AllowanceLabor on: Exterior Door Install | 1 | each | $0 | $150 | $150 | |
| Door/Window Unit AllowanceLabor on: Exterior Door Install | 1 | ea | $0 | $950 | $950 | |
| Exterior Door Install | 1 | ea | 6 to 14 h | $675 | $0 | $675 |
| Exterior Trim Install | 18 | lf | 1 to 2 h | $81 | $0 | $81 |
| 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 | $2,607 | $0 | $2,607 |
| Interior Door Hardware AllowanceLabor on: Interior Door Install | 4 | each | $0 | $340 | $340 | |
| Interior Door Install | 4 | ea | 5 to 13 h | $900 | $0 | $900 |
| Interior Door Slab AllowanceLabor on: Interior Door Install | 4 | each | $0 | $330 | $330 | |
| Door Threshold Transition Labor | 1 | each | under 1 h | $75 | $0 | $75 |
| Partition Door Rough Opening | 1 | ea | under 1 h | $105 | $0 | $105 |
| Permit Drawing Set (Design and Drafting) | 1 | ea | $0 | $0 | $5,625 | |
| 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 |
| Soffit and Fascia Install | 98 | lf | 8 to 19 h | $833 | $0 | $833 |
| 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 | |
| Vanity Install Labor | 1 | ea | 3 to 7 h | $537 | $0 | $537 |
| Wall Sheathing MaterialsLabor on: Sheathing Install | 862.22 | sf | $0 | $819 | $819 | |
| Window Caulk & Flash MaterialsLabor on: Window Install | 7 | each | $0 | $336 | $336 | |
| Window and Door Install ConsumablesLabor on: Exterior Door Install | 1 | ea | $0 | $48 | $48 | |
| Window Exterior Trim MaterialsLabor on: Exterior Trim Install | 18 | lf | $0 | $58 | $58 | |
| 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 | each | $0 | $2,012 | $2,012 | |
| Carpentry subtotal | 134 to 172 h | $31,991 | ||||
| Carpentry subtotal | 134 to 172 h | $31,991 | ||||
| Tile | ||||||
| Tile Grout Install Labor | 110 | sf | 3 to 7 h | $193 | $0 | $193 |
| 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 |
| Bathroom 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 | |
| Bathroom Tile Substrate MaterialsLabor on: Bathroom Tile Substrate Prep Labor | 110 | sf | $0 | $164 | $164 | |
| Bathroom Tile Substrate Prep Labor | 110 | sf | 3 to 7 h | $358 | $0 | $358 |
| Tile Waterproofing Install Labor | 60 | sf | 1 to 4 h | $135 | $0 | $135 |
| Bath Tile Waterproofing MaterialsLabor on: Tile Waterproofing Install Labor | 60 | sf | $0 | $117 | $117 | |
| Bathroom wall tile material allowanceLabor on: Bathroom Tile Install Labor | 66 | sf | $0 | $429 | $429 | |
| Tile Grout Sealer | 9 | sf | under 1 h | $5 | $0 | $5 |
| Tile Material AllowanceLabor on: Wall Tile Install | 9 | sf | $0 | $49 | $49 | |
| Tile Setting MaterialsLabor on: Wall Tile Install | 9 | sf | $0 | $17 | $17 | |
| Wall Tile Install | 9 | sf | 1 to 2 h | $90 | $0 | $90 |
| Tile subtotal | 22 to 34 h | $3,113 | ||||
| Tile subtotal | 22 to 34 h | $3,113 | ||||
| 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 | 14 to 30 h | $1,237 | $0 | $1,237 |
| LVP/LVT Material AllowanceLabor on: LVP/LVT Install | 605 | sf | $0 | $2,117 | $2,117 | |
| Flooring subtotal | 14 to 30 h | $3,777 | ||||
| Flooring subtotal | 14 to 30 h | $3,777 | ||||
| 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 Hardware Removal Labor | 1 | ea | under 1 h | $7 | $0 | $7 |
| Paint Masking Setup Labor | 1620 | sf | under 1 h | $16 | $0 | $16 |
| 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 | $666 | $0 | $666 |
| Paint and 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 | $4,760 | ||||
| Painting subtotal | 43 to 61 h | $4,760 | ||||
| Vanity & Fixtures | ||||||
| Cabinet Hardware (per piece) | 11 | ea | $0 | $94 | $94 | |
| Cabinet Install Fasteners and ShimsLabor on: Cabinet Install Labor | 11 | lf | $0 | $30 | $30 | |
| Cabinet Material AllowanceLabor on: Cabinet Install Labor | 7 | lf | $0 | $2,275 | $2,275 | |
| Fixture Set MaterialsLabor on: Fixture Set Labor | 3 | ea | $0 | $135 | $135 | |
| Stone Countertop Fabrication | 21.6 | sf | $0 | $0 | $648 | |
| Stone Countertop Install | 21.6 | sf | $0 | $0 | $475 | |
| Stone Countertop Material AllowanceLabor on: Vanity Install Labor | 21.6 | sf | $0 | $1,188 | $1,188 | |
| Vanity Cabinet AllowanceLabor on: Vanity Install Labor | 4 | lf | $0 | $1,280 | $1,280 | |
| Vanity & Fixtures subtotal | $6,125 | |||||
| Vanity & Fixtures subtotal | $6,125 | |||||
| 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 | 80 | lf | 1 to 4 h | $140 | $0 | $140 |
| 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 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 subtotal | 20 to 35 h | $5,952 | ||||
| Exterior subtotal | 20 to 35 h | $5,952 | ||||
| Specialty | ||||||
| Temporary Utilities Setup | 1 | ea | $0 | $0 | $1,150 | |
| Utility Locate Service | 1 | ea | $0 | $0 | $450 | |
| Specialty subtotal | $1,600 | |||||
| Specialty subtotal | $1,600 | |||||
| General | ||||||
| Generic Install Consumables | 1 | ls | $0 | $85 | $85 | |
| General subtotal | $85 | |||||
| General subtotal | $85 | |||||
| Roofing | ||||||
| Asphalt Shingle Install Labor | 6.9 | square | 7 to 15 h | $1,311 | $0 | $1,311 |
| 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 | sq | under 1 h | $47 | $0 | $47 |
| Ice Water Shield MaterialsLabor on: Ice Water Shield Install Labor | 1.04 | sq | $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 | $109 | $109 | |
| Vent Boot AllowanceLabor on: Vent Boot Replacement Labor | 2 | each | $0 | $44 | $44 | |
| Vent Boot Replacement Labor | 2 | each | 1 to 3 h | $360 | $0 | $360 |
| Roofing subtotal | 17 to 27 h | $4,707 | ||||
| Roofing subtotal | 17 to 27 h | $4,707 | ||||
| Landscaping | ||||||
| Site Grading Labor | 12 | sf | under 1 h | $7 | $0 | $7 |
| Trench Surface Restoration (per lf) | 178 | lf | $0 | $0 | $1,691 | |
| Landscaping subtotal | under 1 h | $1,698 | ||||
| Landscaping subtotal | under 1 h | $1,698 | ||||
| DIRECT JOB COST | 1001 to 1209 h | $161,495 | ||||
| DIRECT JOB COST | 1001 to 1209 h | $161,495 | ||||
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/v1: 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.