Finishing a half-built ADU: what an owner should know before hiring a builder

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An ADU can stop partway. The contractor may have left. The money may have run out. An inspection may have failed. Finishing it is often possible. A new builder has to know what is already there before pricing the rest.

What paper do I need first?

Before anyone prices the rest, collect these:

• The permit and the approved plans, with every revision.
• The inspection record: which inspections passed, and which were never called for.
• The name of the contractor of record on the permit. Changing the contractor on a permit goes through the building department, so ask the department what it requires.
• Your contract with the previous contractor, every change order, and every payment you made, with dates.
• Written lien releases for your payments, if you have them.
• The names of the subcontractors and suppliers who worked on the job.

If a designer or engineer is still involved, ask for the full plan set and any reports.

What if some work is hidden?

A new builder cannot judge work it cannot see. Framing, plumbing, electrical or insulation may have been covered before it was inspected. If so, the inspector may require it to be opened.

Photograph everything now, with dates. If you doubt the structure, a licensed engineer can look at it and give you a written finding. Have that in hand before a new builder writes a scope.

Who was paid, and who was not?

Subcontractors, suppliers and workers who were not paid may be able to record a mechanics lien against the property, even if you paid the previous contractor in full. If you received a preliminary notice or any lien paperwork, give it to the new builder at the start.

Look up the previous contractor's license on the Contractors State License Board website at cslb.ca.gov. It shows the license status and the bond and workers' compensation records on file.

What should a builder put in writing?

Before work resumes, get these in writing:

• A scope for the remaining work. It names what is already built and accepted as is, what the builder has inspected and what he has not, and what is left out.
• A price that follows the scope.
• A schedule for the trades and the inspections.
• A payment schedule tied to completed work, with any down payment within the legal limit.
• A written change order, signed before the work is done, for any change in price or scope.
• A plan for what happens when bad work is found behind a finished wall.

What if the builder finds surprises?

No one can price what cannot be seen. A fair contract says how unknowns are handled. They are found, documented, priced in writing, and approved by you before the work is done. Be wary of a quote that looks complete when half the work is hidden.

What should I ask each builder?

• Is your license active? What is the number?
• Have you read the approved plans and the inspection record? What did you find?
• What are you assuming about the existing work? Where will that show up in the price?
• How will you tell me about a problem, and how soon?
• What is the payment schedule? What will I sign before each payment?
• Who will be on site? Which trades are yours, and which are subcontracted?
• Ask in writing, before you sign, what coverage applies to your project.

Where does EMC fit?

When a half-built ADU has an active permit and a clear record, EMC Development Solutions Corp can look at taking over the construction. If the permit has lapsed or the plans are unresolved, that comes first. See an expired or stalled ADU permit for the steps.

When we build a project, the building inspections, through final, are part of the construction contract. We will tell you on the first call whether the job is a fit.

EMC Development Solutions Corp is a private building contractor. This page is general information. It is not a publication of the City of Los Angeles, Los Angeles County or the State of California, and it is not legal advice.

Learn about our ADU builder work in Los Angeles County, or contact us about your ADU.