Published prices. No discovery call required.
Every engagement starts with the feasibility report, and its cost is credited toward design if you move forward with us.
Feasibility Report
A written, parcel-specific read: zoning and overlay, buildable envelope after setbacks, maximum unit size, SB 9 and AB 1033 eligibility, utility and sewer capacity, and the corrections your city is known to issue.
Delivered in about one week. Credited in full toward design.
Construction Estimate
A line-item budget on current LA-area subcontractor pricing: site work, foundation, shell, MEP, finishes, utility connections, and city fees. Formatted so a lender will accept it for a renovation or construction loan.
Scales with project size and complexity.
Permit-Ready ADU Plans
Full drawing set: site plan, floor plans, elevations, sections, structural, Title 24 energy compliance, and the LA-specific forms. We submit on your behalf, respond to plan-check corrections, and stay on it until the set is stamped.
Three to six weeks to submittal. City and school fees are separate and paid directly by you.
SB 9 Lot Split & Entitlement
Tentative and final parcel map coordination, surveyor and civil engineer management, utility separation strategy, and the affidavit and recording work that turns one parcel into two.
Quoted after feasibility. Survey and recording costs are pass-through.
Garage Conversions & Additions
Converting an existing garage or accessory structure to a legal dwelling, and additions to the main house. Includes legalizing existing unpermitted work where the structure can be brought to code.
Often the fastest path to a rentable unit on a tight lot.
Design-Build Construction
Build it with us under one contract, one schedule, and one point of accountability from permit to final inspection. Licensed general contractor, Eras Noel Development, LLC — License 1070238.
Optional. Your stamped drawings are yours to take to any builder.
Start with the report. Everything else follows from it.
Start a report — $250Anyone can draw it. We get it approved.
A plan set is not a picture of your building. It is an argument that your building complies — written in dimensions, details and code citations, and read by a plans examiner who will never set foot on your property. Building that argument is the work.
One number. The whole job.
You should not be assembling a permit set out of separate vendors, and you should not be the one standing at the counter.
A real site visit
We walk the property — utilities, panel, access, grade, setbacks, what is already there. Plans drawn from assumptions get caught at plan check.
Field measurements
Your building measured by hand, wall by wall, and redrawn to scale. Everything else is built on this.
Feasibility & code research
What you are actually allowed to build, under this year’s code — confirmed before a line is drawn, not discovered afterward.
Planning & zoning
Setbacks, height, coverage, unit count, parking — worked against both your city’s rules and state law, which do not always agree.
The complete permit set
Drawn to scale at 24×36 with the sheets your city requires. Not a template, and not a set that gets turned away at intake.
Building & safety details
Egress, alarms, separations, ventilation, electrical and plumbing layout, and the code notes the examiner looks for first.
Structural details
Foundation, framing, headers, bracing — detailed to stay inside conventional wood framing wherever your site allows, which keeps an engineer off your invoice.
Title 24 energy compliance
Required by the state on every project. Run for your specific building and printed on your plans.
Printing and submittal
We print the sets, file the application and sit at the counter. Your job is deciding what you want built.
Corrections answered
Two full plan check cycles included. We write the responses, revise the drawings and resubmit — and we do not stop until the set is stamped.
You always know where your project stands.
We read your lot before you commit to anything
The feasibility report tells you what your property can legally carry and what the plans will cost. If your project does not work, you find out for $250 instead of after paying for a full set — and the $250 is credited if you move forward.
Site visit and measure
We come out, walk it, photograph it, measure it. Everything after this is built on real numbers from your actual property.
Draft, review, revise
You see preliminary drawings and mark them up before anything is detailed. Two rounds of your changes are included — we would rather move a wall on paper than argue about it during framing.
Submitted, and tracked
We file it and we follow it. You are not calling the city wondering where your project is. We are, and we tell you.
Corrections answered until it is stamped
Plan check comments are a normal part of every project. We answer them in writing, with citations, and resubmit. That work is already in your price.
The people who measure your house are the people who draw it.
No overseas subcontractor. No handoff to someone you never speak to. A small, degreed team that has done this in these cities before.
Trained where it counts
Our field measurement and drafting is done by a graduate of the University of Notre Dame School of Architecture. Our principal is a Notre Dame graduate and a licensed California contractor — CSLB #1070238 — so the person drawing your set also knows how it gets built.
Approved, not just submitted
Anyone can file a set. We have plans approved on record across Los Angeles County. We also take over projects that stalled with somebody else — three and four correction rounds deep, going nowhere — and get them stamped.
Current on this year’s rules
New building and energy codes took effect in January 2026, and the state has rewritten ADU law three years running. Some rules still printed in local ordinances are no longer enforceable. Knowing which is the difference between accepting a correction and answering it.
What people ask us first.
“What if the city rejects my plans?”
Plan check comes back with comments on nearly every set that goes over that counter. That is normal, and anybody who guarantees you zero corrections is selling you something. What we will tell you is that answering those comments is our job, two full cycles are already in your price, and we do not stop until the set is stamped.
“It’s already built. What now?”
You are in better shape than you think. State law changed in 2025, and a unit built before 2020 can generally be permitted without meeting current code and without penalty or impact fees. The city permits drawings, not buildings — so the work is measuring what is there and proving on paper that it works.
“Do I really need an engineer?”
Only if your project changes the structure. If we can keep it inside conventional wood framing, no engineer is required and that cost never reaches your invoice — that is a design decision we make on purpose. Open a bearing wall or go to a second story and state law requires a stamp. We tell you which one you are the day we know.
“How long does this take?”
A few weeks to get your set drawn, reviewed and submitted. After that the clock belongs to the city, not to us — though for most ADUs state law requires a decision within 60 days of a complete application, and we hold them to it.
“How do payments work?”
Nobody writes one check. A deposit gets your site visit scheduled, the next portion is due when your plans go to the city, and the balance when they come back stamped. If the timing does not work for you, say so — we would rather build a schedule around your cash flow than lose the project over it.
“What isn’t included?”
City plan check and permit fees, school and impact fees where they apply, and construction. Those are paid by you directly and we do not mark them up. You see every one of them itemized in your proposal before you sign, not discovered later.
Find out what your lot can carry.
A parcel-specific read on what you can legally build, what it will cost to permit, and the corrections your city is known to issue — credited in full toward design.
Aduvante is a service of Eras Noel Development, LLC · CSLB #1070238 · serving all of Los Angeles County.