Ever try pulling permits yourself? It’s a headache, but sometimes worth it if you’ve got patience. Curious—did you do any of the electrical upgrade yourself, or was that all pro work? I’m always torn between rolling up my sleeves and just paying someone to save my sanity.
Permits are their own beast, aren’t they? I’ve pulled them myself a couple of times, mostly for smaller projects. It’s doable if you’re organized and have the time to make a few trips to the city office... but for anything major like a guest house, I usually bite the bullet and pay a pro. The peace of mind is worth it, especially since one missed step can set you back weeks.
On electrical—here’s my two cents: Unless you’re super comfortable with code and inspections, hiring an electrician is money well spent. I tried running some lines myself in my first rental property years ago. Got dinged on inspection for something minor (wrong type of GFCI), and had to redo it anyway. Learned my lesson there. For the guest house we added last year, I did all the low-voltage (cat6, coax, etc.) but left the panel upgrade and main wiring to a licensed guy.
If you’re budgeting for a backyard ADU or guest house, keep a buffer for all those “unknowns” that pop up. Here’s how I usually break it down:
1. **Design & Permits:** Architect/engineer fees + permits can run $8-15k depending on your city.
2. **Site Prep:** Soils reports (like your $2k dirt test), grading, utilities trenching—budget $5-10k.
3. **Build Out:** Framing, roofing, windows, etc.—this is where most of your money goes. Figure $200-400 per sq ft in most markets.
4. **Utilities:** Electrical panel upgrades are often required for ADUs—mine was $4k just for the panel and labor.
5. **Finish Work:** Cabinets, flooring, paint—easy to underestimate here.
There’s always something extra: tree removals, surprise city requirements... or “your dirt is too dirty.” If you’re hands-on and know what you’re doing, sure, tackle some of it yourself to save cash—but don’t underestimate how much time it’ll eat up.
If sanity’s on the line? Sometimes writing the check is just easier in the long run.
Really appreciate how you broke down those costs and the unknowns—feels like every time I budget for a new project, something pops up that I never saw coming (last time it was a buried oil tank... who knew?). Your point about sanity is spot on. I’ve tried to DIY more than I should have over the years, and sometimes it’s just not worth the stress, especially when you factor in the value of your own time.
I do wonder, though—have you ever had a permit process go smoother than expected? Occasionally I hear stories where the city is actually helpful, but my experience is usually the opposite. I’ve had plans kicked back for the tiniest technicality, and it can be such a momentum killer. Maybe it comes down to which clerk you get on a given day...
On the electrical side, I’m with you—there’s a difference between swapping out a fixture and running new circuits. I’ve always been tempted to do more myself, but after getting flagged for not having AFCIs in the right spots (and having to pay for a re-inspection), I started leaving it to pros. It’s hard to swallow the labor costs sometimes, though. Ever feel like you’re paying as much for peace of mind as for actual work?
The numbers you mentioned for design and site prep seem pretty on target from what I’ve seen lately, though in my area, permits alone have shot up—anyone else notice cities tacking on “impact fees” or other random charges? Last build, we got hit with a $3k “tree mitigation” fee because we trimmed a couple branches near the property line. Wild.
Anyway, your approach makes a lot of sense—do what you’re comfortable with, and don’t underestimate the curveballs. Even with all the headaches, there’s something satisfying about seeing a project come together. And hey, if you can keep your sanity intact along the way, that’s a win in my book.
Permit offices are such a wild card, right? I’ve had one project where the city planner actually called me to walk through the checklist and it was shockingly painless—felt like I’d won the lottery. But most of the time, it’s just endless red tape and “one more form.” The impact fees are getting out of hand here too. Last year, I had a client get dinged for a “historic sidewalk preservation” fee, even though the sidewalk was literally crumbling. Sometimes I wonder if they just make these up as they go.
On the DIY front, I totally relate. I once tried to handle a tile backsplash install myself to “save money,” and let’s just say it cost me a weekend and a lot of creative language. There’s a real art to knowing when to call in the pros, especially with electrical. Peace of mind is expensive, but so is fixing mistakes.
Still, nothing beats that feeling when you finally see the space come together. Even with all the headaches, it’s worth it for those moments.
Permit offices are such a wild card, right? I’ve had one project where the city planner actually called me to walk through the checklist and it was shockingly painless—felt like I’d won the lottery. But most of the time, it’s just endless red tape and “one more form.”
That’s hitting the nail on the head. Last year, I went through five different rounds with the permit office for a detached ADU (backyard guest house) and each time I thought I’d finally checked every box, someone else would “discover” a missing stormwater runoff calculation or a tree protection plan. I started joking that their motto should be “Come back tomorrow.” But then, on another project in the same city, I got a plan reviewer who basically outlined everything on a single phone call, like you mentioned. Complete roll of the dice.
The impact fees are another beast. I budgeted $18k for fees on my last guest house build, thinking I was being conservative, and still got blindsided with a “community art fund” assessment at the last minute. Not sure how murals on Main Street help my backyard, but here we are.
On the DIY front, I’ve learned the hard way too. Tried to save a few bucks by handling the insulation and drywall myself—thought, “How bad could it be?” Ended up with lumpy seams and a sore back. Honestly, there’s a point where you have to factor in the cost of your own sanity.
But yeah, when you finally see the finished space, it kind of erases the headaches. That first time I unlocked the door to the new guest house and saw sunlight coming through the windows, it felt worth it. Even if my wallet was a little lighter than planned.
If you’re thinking about a backyard guest house, just brace yourself for the paperwork and fees. The construction part is almost the easy bit. The real wild card is what gets thrown at you before you ever break ground.
Honestly, I get where you’re coming from—permits can be a total circus. But I’ve gotta push back a little on the idea that “the construction part is almost the easy bit.”
In my experience, the build itself can turn into its own headache, especially if you’re juggling subs, dealing with supply chain delays, or running into those “hidden surprises” like bad soil or mystery pipes where you least expect them. Permits are a pain, but once you’re actually building, it’s a different kind of stress—more hands-on, less paperwork, but still a lot to wrangle.The construction part is almost the easy bit. The real wild card is what gets thrown at you before you ever break ground.
That said, I totally agree about DIY. Drywall always looks easy on YouTube until you’re covered in dust and cursing at your seams. Sometimes writing the check really is the sanest option. But hey, when it’s done and you’re standing in that new space, all the headaches (paper or otherwise) seem to fade out... at least until the next project.
