The 6 Things You Must Know Before Building an ADU
Thinking about building an ADU (accessory dwelling unit)? Whether you’re planning a backyard rental, a guest suite, or a private space for aging parents, an ADU can be a smart investment if you start with the right information.
Before you begin sketching floor plans or calling contractors, it is important to understand what it actually takes to build one of these structures in Omaha (or anywhere else). At Platte + Pine, we help homeowners navigate everything from zoning questions to design decisions. If you are looking for tangible inspiration, check out the ADU at Riverfront project in Downtown Omaha. It is an incredible example of what is possible when you get it right.
Now, here are the top six things to know before you start your own ADU project.
1 - What qualifies as an ADU in Omaha?
In Omaha, an ADU is a second dwelling unit located on the same lot as your primary residence. It can be detached, like a small cottage in the backyard, or attached, such as a converted basement or space above a garage. BUT not every property qualifies.
Zoning regulations determine whether your lot size, access points, parking, and overall footprint make an ADU feasible. While Omaha has taken steps to encourage more infill housing and unlock ADU development, rules can still vary by neighborhood, plus HOAs often go beyond city code.
2 - Zoning and permitting essentials
The permitting process for an ADU is not overly complicated, but it can absolutely feel that way if you' are trying it on your own. You will need to follow city guidelines on unit size, location, height, access, and parking. Most ADUs must meet setback requirements and fit within the primary lot’s overall coverage limits.
This is where working with a knowledgeable construction and remodeling partner can save time and stress. At Platte + Pine, we guide you through the entire planning and permitting process, including verifying zoning, preparing architectural plans, and submitting the right paperwork. Our founder is a licensed attorney and is well-versed in navigating municipal codes, zoning restrictions, and the occasional red tape that comes with city approval. We make sure nothing slips through the cracks so you can focus on creating a beautiful and functional space.
3 - Utility and infrastructure considerations
One of the most overlooked parts of an ADU is figuring out how to connect utilities. Depending on your setup, you may need to extend water, sewer, electrical, and gas from the main home, OR, although uncommon, you might be required to install separate lines for the new unit. These decisions can affect both cost and complexity.
You will also need to account for things like drainage, grading, and insulation, depending on the footprint of your lot.
At Platte + Pine, we assess your current infrastructure and work with licensed trade partners to make sure your ADU functions just like any other modern home. As always, no surprises and no shortcuts.
4 - Cost expectations and financing options
Building an ADU is like building a small house so it is not cheap, but it can still be one of the most cost-effective ways to add livable space or generate long-term income. In Omaha, most ADU’s range from $90k - $200k, depending on the size, finishes, and whether it is attached or detached from your existing home. For instance, converting a basement or garage typically costs less than building a new structure from the ground up. Similarly, high-end Kallista finishes are going to have a much different price tag than the fixtures you would find at your local Lowe’s or Home Depot.
Several factors influence the total price, including site conditions, utility access, the permitting process, and whether you are adding wet spaces such as a kitchen or bathroom. With that said, we provide clear, itemized estimates up front, so you know exactly whether your investment is going. And we hold ourselves to that price throughout the build process.
We also help homeowners explore financing options, such as accessing your existing home equity with a HELOC, cash-out refinancing, and renovation loans. If your ADU will be used as a rental, we can help you think through projected returns and how to maximize value.
5 - Timeline for planning and construction
A typical ADU project in Omaha can take anywhere from 4 to 9 months from our initial consultation to final inspection. The exact timeline depends on the complexity of the build, how quickly we can pull permits, and whether you are starting from scratch or converting existing space.
For a general breakdown of what to expect:
Planning and design: 1-2 months
Permitting: 1 month
Construction: 3-6 months
Our goal is to keep your project moving every step along the way. We provide a detailed project schedule, set clear milestones, and give you regular updates so you always know where things stand. Our goal is to make the experience smooth and predictable, without unnecessary delays.
6 - Design tips to maximize livability and value
Just because an ADU is smaller doesn’t mean it should feel cramped or limited. In fact, thoughtful design is one of the biggest factors that separates a functional ADU from one that ends up underused. The right layout, lighting, and finishes can make a small space feel inviting and high-end.
While we would be happy to introduce you to an amazing designer to guide your project, some design tips we recommend:
Use vaulted ceilings and strategic window placement to create a sense of space
Choose built-in storage or multipurpose furniture to maximize square footage (think a Murphy bed)
Incorporate natural light wherever possible
Keep finishes consistent with the main home to enhance property value (the exterior is often required to look at least somewhat similar to the main home)
Design with your use case in mind: long-term rental, guest suite, dream man cave, home office, or multigenerational living
We work with homeowners and designers to strike the right balance between form and function. We will help you create an ADU that doesn’t just meet code but also feels like a true extension of your home.
Wrapping Up - Build smarter with the right guidance
Building an ADU is an exciting opportunity, whether you’re looking to increase your home’s value, house family members, or create a steady stream of rental income. But it can also be a complex project that requires careful planning and a team you can trust.
That’s why we are here to walk you through every step, from verifying your lot possibilities to final inspections. When you are ready, we’re here to help bring your vision to life!
