The Most Common ADU Mistakes (and How to Avoid Them)
Building an ADU is a big investment that can pay off in major ways through added income, increased property value, or space for you and your loved ones. But there are a number of ways both homeowners and builders can get it wrong, especially early in the process. These are the most common mistakes we see in ADU projects, and how to avoid them before they strike.
1 - Skipping the Zoning Check
The Mistake: Homeowners jump into planning or design before understanding the zoning requirements and permissibility on their lot.
How to avoid it: Check with the City of Omaha’s Planning Department or work with a builder who understands the local regulations. While the city has recently allowed ADUs in some zones “by right,” much of the city still requires you to navigate an exception process. Although the exception process is navigable, you need a knowledgeable builder to ensure things go quickly. Your builder should be prepared with the zoning requirements in your lot during your first conversation.
2 - Underestimating the Budget
The Mistake: People often think an ADU is a small, pre-fabricated shed that goes up on a cement pad and are priced accordingly.
How to avoid it: First understand that ADUs are fully-equipped small homes (and often not even small!) with full utilities and wet spaces. You should be prepared for a cost that aligns with the project, which is often $90,000 to $200,000, depending on the project. With this kind of investment, you should be diligent in getting an itemized estimate early and holding your builder to it. A builder should be prepared for contingencies, but if they don’t do the necessary site assessment prior to the estimate, the cost can change meaningfully!
3 - Forgetting About Utilities
The Mistake: Piggy backing on the above, we see homeowners planning their layout without thinking through how they will connect water, sewer, or electrical.
How to avoid it: Work with a builder who reviews your utility access at the start, including bringing licensed trades for site walks where necessary. Your design should be built with utilities at the forefront.
4 - Not Designing for Real Life
The Mistake: Creating a space that looks great on paper but feels cramped or awkward once it is built.
How to avoid it: Prioritize smart layouts, storage, and natural light. Do not hesitate to get a designer involved! With an investment like this, you do not want to cut corners on form and function. There is nothing worse than an addition or detached unit that feels like a cramped add-on.
5 - Misjudging the Timeline
The Mistake: Assuming you can go from idea to move-in ready in a few months.
How to avoid it: We are always thinking ahead to that big visit from the in-laws or some out of town guests. If you plan to have them for the holidays, know that a realistic timeline is typically 4 to 9 months, depending on complexity. Ensure you are working with a builder who sets a realistic expectation and provides a schedule of what you can expect. There is nothing worse than the builder who disappears for weeks at a time as you are left wondering when the next step is coming.
6 - Going to Alone
The Mistake: Trying to DIY the planning, permitting, or managing trades without a clear process or experience.
How to avoid it: GC’ing your own project can be tough and ADUs come with their own learning curve. While we love to see homeowners complete their vision on their own, there is substantial value to working with a partner who knows the local process and can manage every step from code compliance to financing and the build process.
Bottom Line: Learn from Others’ Mistakes
Every successful ADU starts with a solid plan. At Platte + Pine, we help homeowners avoid costly delays, surprise fees, and underwhelming designs by getting things right from day one. If you are thinking about building an ADU, we’d love to hear your vision!
