Paste your bid's line items. We map them to the same 6-phase ledger we use for every city — and flag what's missing.
Map your quote to the 6-phase ledger
Type what each contractor quoted for each stage and how it is listed. You get the gap against a published benchmark, the stages that are missing, and questions to ask before you sign.
Pick a benchmark — the published scenario closest to your build.
Type each line — for every stage, enter the quoted amount and mark it Included, Allowance, Excluded, or Not listed.
Read the flags — missing items, allowances that can move, and the questions to ask before you sign.
Runs only in your browser. Nothing you type is saved or sent anywhere. No email required.
Enter at least one amount to see flags and questions.
Checking the fee line on a quote? Run it through theADU fee calculatorbelow — every figure comes from a published city fee schedule, so you can see whether the contractor's number matches the city's.
ADU fee calculator
Pick a jurisdiction and a size. Every line below comes from that city's published fee schedule — with the source linked, and the 750 sq ft cliff drawn where state law draws it.
Coming Jan 1, 2027 — SB 1117:for your first two ADUs, impact fees will apply only to square footageabove 750 sq ft, not the full unit. Figures below reflect current 2026 rules.
At 750 sq ft, this jurisdiction's impact fees are $0 — state law bars them. At 751 sq ft they become $1,700–$8,900, and the fee total jumps by about $7,895. Drag the slider across 750 to watch it happen. Jump breakdown: School fees +$4,040, Plan check & permits +$1,812, Impact fees +$1,700, Planning fees +$336, Construction taxes +$7.
Coming Jan 1, 2027 · SB 1117 — permit now vs permit after Jan 1
2026 impact fees
$1,700–$8,900
2027 impact fees (convertible lines)
$0
You could save
$0
Computed savings are $0 — but $1,700–$8,900 in flat impact fees cannot be converted yet, so the real savings could be higher.
Impact fee
2026
2027
Parkland fee for ADUs (by MLS area)verifying
$1,700–$8,900
Conversion not published yet
Flat impact fees of $1,700–$8,900 are not converted above: cities have not published how flat fees map to the excess-area rule, so we do not guess them.
Only impact fees change. School fees, permit fees, and utility/capacity charges are unchanged, and SB 1117 covers a homeowner's first two ADUs. Waiting has its own costs — schedule changes, delay, financing — so this is a fee comparison, not advice to wait.
Fee item
Amount
Source
Permit issuance + plan review + inspection (751–1,200 tier)
This calculator applies published fee schedules — it is not a construction quote. Totals cover government fees only: no design, construction, financing, or contingency costs.
750 sq ft Impact Fee Cliff & Proportional Calculator
Compare how crossing the 750 sq ft threshold triggers local development impact fees, and what SB 1117 (from Jan 1, 2027) changes for properties with up to 2 ADUs.
Calculated under 2026 rules. From January 1, 2027, SB 1117 changes how impact fees apply.
750 sq ft
300 sq ft750 sq ft (Exempt Limit)1,200 sq ft
1,800 sq ft
1,000 sq ft2,500 sq ft4,000 sq ft
$28,000
$5,000 (Low)$28,000 (CA Avg)$65,000 (High)
Exempt Zone (750 sq ft or less): Your ADU qualifies for $0 local development impact fees under California state law, saving you $11,667.
Estimated ADU Impact Fee$0750 sq ft or less State Exemption Applied
If Built at 750 sq ft$0100% Exempt under State Mandate
From Jan 1, 2027 (SB 1117, up to 2 ADUs): $0 — no change at this size.
Scenario
ADU Size
Calculation Rule
Est. Impact Fee
Optimized Under-Cliff
750 sq ft
750 sq ft or less Exemption
$0
Your Current Plan
750 sq ft
State Exempt (≤ 750 sq ft)
$0
SB 1117 Rate (2027+)
750 sq ft
Excess over 750 sq ft only
$0
Unproportional Flat Cap
750 sq ft
Legacy Full Single-Family Rate
$28,000
*Note: Covers development impact fees (park, traffic, school district thresholds vary separately at 500 sq ft under Ed. Code § 17620). Does not exempt standard building permit plan-check or water/sewer connection capacity charges. SB 1117 figures apply from Jan 1, 2027, to properties with up to 2 ADUs, and exclude connection/capacity charges.
Compare fees in two cities
Same home, two cities — or two sizes. Pick a jurisdiction and a size on each side. Every figure comes from that city's published fee schedule, compared by category so unlike fee lines are never forced to match.
Figures reflect current 2026 rules.From Jan 1, 2027, SB 1117 changes impact fees for your first two ADUs (only the area above 750 sq ft counts) — the single-city calculator above shows the 2027 comparison for each city.
ADU size · 800 sq ft
750 cliff
2001200
ADU size · 800 sq ft
750 cliff
2001200
A · San José
$17,016–$24,543
at 800 sq ft · impact fees $1,700–$8,900
Checked 3 Oct 2026
B · Long Beach
$9,765
at 800 sq ft · impact fees $2,366
Checked 6 Oct 2026
Difference (B − A)
−$7,251
−43% · low end
Total feesA $17,016–$24,543 · B $9,765
A$17,016–$24,543
B$9,765
Plan check & permitsA $5,103 · B $2,886
A$5,103
B$2,886
Impact feesA $1,700–$8,900 · B $2,366
A$1,700–$8,900
B$2,366
Planning feesA $336–$663 · B $0
A$336–$663
B$0
School feesA $4,304 · B $4,304
A$4,304
B$4,304
Construction taxesA $5,573 · B $0
A$5,573
B$0
Utility & capacityA $0 · B $209
A$0
B$209
Fee comparison by category between San José and Long Beach
Category
A · San José
B · Long Beach
Diff (B − A)
Plan check & permits
$5,103
$2,886
−$2,217
Impact fees
$1,700–$8,900
$2,366
+$666
Planning fees
$336–$663
$0
−$336
School fees
$4,304
$4,304
$0
Construction taxes
$5,573
$0
−$5,573
Utility & capacity
$0
$209
+$209
Total
$17,016–$24,543
$9,765
−$7,251
$/sq ft (low end)
$21
$12
−$9
Differences use low ends. Either side has ranged lines, so the high-end gap is larger than the difference shown.
Soft costs 10%Site work + foundation 12%Framing + structure 15%Building envelope 13%Systems + interior 46%Landscaping & hardscape 4%
Modeled median · checked 5 Sep 2026
Build B · 400 sq ft detached
$215,000
$538/sq ft · 400 sq ft
Largest phase: Systems + interior ($102,000)
Soft costs 13%Site work + foundation 12%Framing + structure 12%Building envelope 12%Systems + interior 47%Landscaping & hardscape 4%
Modeled median · checked 5 Sep 2026
Difference (B − A)
−$105,000
+$138/sq ft
Phase
800 sq ft detached
400 sq ft detached
Diff
Soft costs (design, permits, plan check)
$32,000
$28,000
−$4,000
Site work + foundation
$38,000
$26,000
−$12,000
Framing + structure
$48,000
$26,000
−$22,000
Building envelope
$42,000
$25,000
−$17,000
Systems + interior
$147,000
$102,000
−$45,000
Landscaping & hardscape
$13,000
$8,000
−$5,000
Total
$320,000
$215,000
−$105,000
$/sq ft
$400
$538
+$138
Half the size. Two-thirds the cost. Fixed costs — permits, the sewer connection, the kitchen, the bathroom — do not scale with floor area.
Soft-cost gaps also hide a legal cliff: many California impact fees change at 750 sq ft (seeMethodology/ Gov. Code §66311.5). Check whether a quote’s fee line jumps when size crosses that threshold.