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What Makes Our Services Different
In San Diego, most ADU and remodel projects involve at least three separate companies — an architect, a permitting consultant, and a general contractor. Each one charges separately, schedules separately, and points fingers at the other two when something goes wrong.
We do it differently. At IL Total Design & Build, the architect who designs your project, the team that pulls the permits, and the contractor who builds it all work for the same company. One contract. One accountable point of contact. One team that’s been in San Diego long enough to know the difference between Del Mar zoning and City of San Diego zoning, between Coastal Commission requirements and inland permitting, between a buildable lot and one that’s going to need a structural engineer before anyone breaks ground.
The other thing that separates us: we don’t do catalog plans. Every project we deliver is custom-designed for the specific lot, the existing home, and the homeowner’s goals. We’re not the right fit if you want a standardized 1BR/1BA dropped in your backyard with no design input. We are the right fit if you want a space that’s actually designed for your property and the way you’ll use it.
Our Services
Custom ADU Design & Construction
We design and build all major ADU configurations across San Diego County. Each project starts with a site visit and feasibility review to determine what your specific lot and jurisdiction will allow.
Detached ADU (new construction): Standalone unit built in your yard, fully separate from the main home. Most popular for rental income. Highest ROI in coastal markets. Typically 400–1,200 sq ft.
Attached ADU: New construction integrated with the existing home — sharing one wall, with its own separate entry and complete utility systems. Can include over-the-garage configurations or second-story additions designed as ADUs. Typically 600–1,200 sq ft.
Garage Conversion ADU: Converting an existing detached or attached garage into a livable ADU. Most cost-effective option. Faster permit timeline. Best when the existing structure has good bones and adequate utilities.
Junior ADU (JADU): A small (under 500 sq ft) ADU created within the existing footprint of your primary residence. Often a converted bedroom or interior conversion. Requires owner-occupancy of either unit.
Typical investment ranges (2026, turnkey design + build):
| ADU Type | Size | Typical All-In Cost | Cost per sq ft |
|---|---|---|---|
| Garage Conversion | 250–500 sq ft | $80,000 – $200,000 | $300 – $450 |
| Junior ADU (JADU) | Under 500 sq ft | $90,000 – $180,000 | $250 – $400 |
| Detached ADU (1BR) | 500–750 sq ft | $280,000 – $450,000 | $500 – $625 |
| Detached ADU (2BR) | 750–1,000 sq ft | $400,000 – $550,000 | $475 – $575 |
| Detached ADU (2BR+) | 1,000–1,200 sq ft | $475,000 – $650,000 | $450 – $525 |
| Two-Story / Over-Garage | 800–1,200 sq ft | $500,000 – $700,000 | $500 – $625 |
| Coastal Zone projects | All sizes | Add 5–15% to above ranges | — |
Learn more:
- Detached ADU Builder in San Diego
- Garage Conversion ADU in San Diego
- ADU Builder in San Diego
- Cost to Build an ADU in San Diego 2026
Home Additions
Adding square footage to your existing home — additional bedrooms, expanded living areas, second-story additions, or full functional wings. Home additions are different from ADUs legally and architecturally: they’re part of the main residence rather than a separate dwelling unit, which changes permitting, zoning, and design parameters significantly.
We handle additions of all sizes, from single-room bump-outs to multi-thousand-square-foot expansions. The most common scenarios our clients come to us for:
- Adding a primary suite or in-law suite to a single-story home
- Building a second story on a single-story residence
- Expanding kitchen, dining, or living areas for a growing family
- Adding home office, gym, or studio space
- Combining a home addition with a renovation of existing space
Typical investment range (2026): $350–$650 per sq ft, depending on complexity, existing-home integration, and finish level.
Learn more: Cost to Build a Home Addition in San Diego
Whole-Home Remodels
Full-scope remodels of existing residences. Different from a kitchen or bath remodel — a whole-home remodel typically involves reconfiguring layout, replacing finishes throughout, updating systems (electrical, plumbing, HVAC), and may include structural changes.
We handle whole-home remodels primarily for clients who want to substantially upgrade an existing home without selling and rebuying. Common scenarios:
- Modernizing a 1960s–1990s home with dated finishes and floor plan
- Combining cosmetic remodel with selective wall removals and reconfiguration
- Updating systems while preserving architectural character
- Combining a remodel with a home addition or ADU as a single project
Typical investment range (2026): $300–$550 per sq ft for the remodeled area, depending on scope.
Architecture-Only Services
Not every homeowner wants a single-source design-build relationship. Some prefer to hire an architect for design and permitting, then bid the construction work to multiple contractors. We support this approach too.
Our architecture-only services include:
- Feasibility studies and site evaluations
- Schematic design and 3D renderings
- Full construction documents
- Structural engineering coordination
- Permit submittal and city plan-check management
When the permit is in hand, you own the plans. You’re free to use us for construction or take the plans to any licensed contractor. We’re transparent about this from day one because we’d rather earn your construction work on merit than oblige you to use us out of contract terms.
Typical investment range (2026): $15,000–$35,000 for design + permitting of a custom ADU. Home additions and whole-home remodels priced separately based on scope.
Our Process — How We Work Together
A realistic timeline for an ADU or addition project, from first conversation to keys-in-hand:
Phase 1 — Discovery & Feasibility (2–4 weeks)
- Free initial consultation (in-person or virtual)
- Site visit and property assessment
- Zoning, lot coverage, and jurisdictional review
- Coastal Zone determination if applicable
- Preliminary cost range and timeline
- Decision point: proceed to design or not
Phase 2 — Schematic Design (3–6 weeks)
- Initial design concepts and floor plans
- 3D renderings of proposed space
- Material and finish direction
- Two rounds of design revisions included
- Homeowner sign-off before proceeding
Phase 3 — Construction Documents (6–10 weeks)
- Full architectural drawing set
- Structural engineering coordination
- Title 24 energy compliance
- Stormwater and Coastal Commission documentation if applicable
- City permit application package
Phase 4 — Permitting (8–14 weeks)
- Plan submittal to jurisdiction (City of San Diego, San Diego County, Del Mar, Encinitas, etc.)
- Response to all plan-check comments
- Coordination of structural plan revisions
- Coastal Development Permit if required (60-day timeline post AB 462)
- Permit issuance
Phase 5 — Construction (4–8 months)
- Site preparation and demolition (if applicable)
- Foundation and structural work
- Framing, electrical, plumbing, HVAC rough-in
- Insulation, drywall, finishes
- Final inspections and certificate of occupancy
Phase 6 — Closeout & Warranty
- Final walkthrough
- Punch-list completion
- Warranty documentation (1-year workmanship, manufacturer warranties pass-through)
- We stay accessible after closeout for any post-completion questions
Total typical timeline: 10–14 months from contract signing to keys-in-hand for a custom ADU. Add 1–3 months for Coastal Zone properties. PRADU (pre-approved plan) projects in Encinitas can be 2–3 months faster.
Areas We Serve
We design and build across San Diego County, with particular depth in:
Coastal Communities: La Jolla, Del Mar, Solana Beach, Cardiff, Encinitas, Pacific Beach, Mission Beach, Ocean Beach, Point Loma. Coastal Zone projects require specific expertise in California Coastal Commission requirements and the AB 462 expedited timeline.
North County: Carlsbad, Encinitas, Solana Beach, Cardiff, Rancho Santa Fe, Poway, Scripps Ranch, 4S Ranch, Carmel Valley, Del Mar Heights.
Central San Diego: Kensington, Talmadge, Mission Hills, North Park, South Park, Normal Heights, Hillcrest, University Heights, Serra Mesa, Clairemont, Bay Park.
South Bay and East County: Chula Vista, Bonita, La Mesa, El Cajon, Spring Valley, Lemon Grove, where projects fit our service and quality model.
Different jurisdictions have meaningfully different rules. A 1,200 sq ft ADU is fully allowed in City of San Diego but capped at 1,000 sq ft in Del Mar. Coastal Zone projects in Encinitas have different timelines than inland projects in Escondido. We’ve worked across all of these jurisdictions and bring that institutional knowledge to every project.
Why Homeowners Choose Us
One team. Architecture, permitting, and construction under one roof means one accountable point of contact and no finger-pointing if something goes sideways.
Custom design, not catalog plans. Every project is designed for the specific lot, the existing home, and how you’ll actually use the space. We’re not the cheapest option in San Diego — we’re the one that designs and builds for the long term.
Real San Diego jurisdictional expertise. We know which streets in Del Mar are actually City of San Diego jurisdiction, which Cardiff lots are in the Bluff Overlay Zone, which Encinitas properties qualify for the PRADU program, and which Escondido neighborhoods have FAR caps that will surprise you.
Family-run and locally accountable. Rummy Dechner has been designing and building for the past 30+ years and specifically in San Diego for the past 10 years. Daniel Dechner manages projects day-to-day. We’re not a national franchise or a venture-funded startup that will be a different company in 18 months.
Licensed and insured. California CSLB License #1058676. Fully insured. Architectural design supervised by licensed staff. Subcontractors vetted for licensure and insurance before they touch your project.
Transparent pricing. We give you a detailed cost breakdown up front. Change orders are documented and signed before work proceeds. No surprises mid-construction.
Frequently Asked Questions
How long does an ADU project take from start to finish?
Most custom ADU projects in San Diego take 10–14 months from contract signing to keys-in-hand. The timeline includes feasibility (2–4 weeks), design (3–6 weeks), construction documents (6–10 weeks), permitting (8–14 weeks), and construction (4–8 months). Coastal Zone projects may add 1–3 months. PRADU projects in Encinitas can be 2–3 months faster.
How much does it cost to build an ADU in San Diego?
Most custom ADUs in San Diego in 2026 cost between $400 and $625 per square foot turnkey, depending on size, finishes, and site conditions. A typical 800 sq ft 2BR detached ADU lands between $400,000 and $525,000 all-in, including design, permits, sitework, and construction. Garage conversions are significantly less ($80K–$200K) because the structure already exists. Premium coastal projects can run higher due to site complexity and finish expectations.
Do I have to live on the property to build an ADU?
No. California state law currently does not require owner-occupancy for ADUs. This means investors and property owners can build ADUs on rental properties without living in either unit. (JADUs are different — they do require owner-occupancy of one unit.)
What’s the maximum ADU size I can build?
For detached new construction in most San Diego County jurisdictions, the maximum is 1,200 sq ft. Del Mar specifically caps detached ADUs at 1,000 sq ft. Attached ADUs follow similar limits, with some jurisdictions tying the cap to a percentage of the primary residence. Junior ADUs (JADUs) are capped at 500 sq ft statewide.
Do you handle Coastal Zone projects?
Yes. We have specific experience navigating California Coastal Commission requirements and the AB 462 expedited timeline (60 days for coastal ADU review). Coastal Zone projects in La Jolla, Del Mar, Solana Beach, Encinitas, and other coastal communities require additional documentation but are very buildable under current law. Read more about coastal ADU permitting.
Can I use my own contractor for construction?
Yes. We offer architecture-only services for homeowners who want to hire us for design and permitting only, then bid the construction work separately. When the permit is issued, you own the plans and can take them to any licensed contractor. We’re transparent about this from day one.
Do you offer financing or have financing partners?
We don’t offer financing directly, but we work alongside homeowners using HELOCs, construction-to-perm loans, RenoFi, and cash-out refinances. Read our guide to ADU financing options in San Diego.
How do I know if my property is a good candidate for an ADU?
The first step is a free consultation and site visit. We’ll review your lot dimensions, existing structure, zoning, jurisdictional requirements, and any overlay zones (Coastal, hillside, HOA, etc.) and give you a realistic feasibility assessment. Most San Diego County single-family properties can accommodate at least one ADU under current state law, but the specifics — what size, what configuration, what timeline — vary significantly by property.
What’s included in your design fee versus construction fee?
Our design and permitting fee covers schematic design, construction documents, Title 24 compliance, permit submittal, and plan-check management. Construction is quoted separately based on the approved plans. Structural engineering is typically billed directly by the engineer. We’re transparent about every cost component before any work begins.
Do you handle HOA approval?
Yes. California state law restricts how aggressively HOAs can deny ADUs, but HOAs can still require specific exterior elements (roofing materials, siding, colors) to match the main home. We coordinate with HOAs throughout design and permitting to avoid surprises.
What’s the difference between an ADU and a Junior ADU (JADU)?
An ADU is a separate dwelling unit with its own kitchen, bathroom, and entry. JADUs are smaller (under 500 sq ft), must be created within the existing footprint of the primary home, and have specific owner-occupancy requirements. JADUs are typically cheaper to build but less flexible for rental income. Many San Diego properties qualify for both an ADU AND a JADU on the same lot.
Get a Free Consultation
Every project starts with a conversation. We’ll walk your property, review your goals, and give you a realistic understanding of what’s possible — feasibility, timeline, and cost — before you commit to anything.
Schedule a free consultation:
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- Call: (619) 404-0125
- Email: daniel@iltotaldesign.com
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