Phoenix Metro and Prescott
Casitas & ADUs
An accessory dwelling is a small house, with all of a house's requirements.
A casita or ADU is compact but complete: foundation, structure, envelope, electrical, plumbing, mechanical, and usually a kitchen and bathroom. Being small does not simplify the code requirements, and it does not remove the need for utilities to reach it.
What is permitted varies significantly by jurisdiction, and Arizona municipalities have been actively changing their ADU rules. Size limits, setbacks, owner-occupancy requirements, parking and whether the unit may be rented are all local questions with local answers.
The site work is often the part that surprises people. Running water, sewer or septic, and electrical service to a detached structure across a finished yard is real construction with real cost.
The regulatory direction in Arizona has been toward more permission, not less — recent state legislation has pushed many larger cities to allow accessory dwellings on single-family lots more broadly than their old codes did. What that means on your specific parcel still comes down to the current local ordinance, which is why feasibility is a lookup against this year's rules, not a recollection of last year's.
A unit that will actually be lived in gets designed like a small house rather than a large shed: real insulation in a climate that demands it, windows placed for light without staring into the main house, its own quiet corner of the yard rather than the leftover one. Privacy between the two dwellings — sight lines, entries, outdoor space — is the design work that decides whether the arrangement stays pleasant.
What we coordinate
- Feasibility against current local ADU rules
- Unit design and construction documents
- Structural engineering by licensed engineers
- Utility routing — water, sewer or septic, electrical
- Permitting and inspections
- Licensed electrical, plumbing and mechanical trades
- Full interior finish including kitchen and bath
How the project runs
Typical major phases.
- 01
Feasibility and consultation
What your jurisdiction currently allows on your lot, and where a unit could physically go.
- 02
Design and engineering coordination
Unit design plus utility routing, coordinated with the licensed professionals required.
- 03
Permitting
Submittal and plan review under the applicable accessory-dwelling rules.
- 04
Site and utilities
Foundation, and extending water, sewer and electrical service to the structure.
- 05
Construction
Framing, envelope, systems rough-in, inspections and finishes.
- 06
Final inspection and walkthrough
Certificate of occupancy where applicable, then handover.
Phases describe sequence, not schedule. We do not publish durations for work that has not been scoped, and permit review times belong to the jurisdiction.
Design & preconstruction
What gets decided before we build.
- Current accessory-dwelling rules in your specific jurisdiction
- Whether the existing electrical service can support a second dwelling
- How water and sewer reach the structure, and what the yard restoration involves
- Setbacks and separation requirements from the main house
- Whether the intended use — guest, family or rental — is permitted locally
What moves the cost
Why two similar projects can cost very differently.
These are the variables that actually move a number. We do not publish price ranges for work that has not been scoped — a real figure comes from your project, not from an average.
- Getting utilities to the structure
- This is the item that most often surprises people, and it is largely invisible in the finished result. Water, sewer or septic, and electrical service have to physically reach a detached building — which means trenching across a yard that may be finished, landscaped or paved, then restoring it. Distance from the existing connections drives this more than the size of the unit does.
- Whether the existing electrical service can support a second dwelling
- A second dwelling adds load. If the existing panel and service cannot carry it, a service upgrade enters the project — a real cost with its own utility coordination, and one worth establishing during feasibility rather than after design.
- Sewer versus septic
- Connecting to a municipal sewer is one problem. A property on septic is a different one, because an additional dwelling may exceed what the existing system was sized and permitted for. That question is answered early or it reshapes the project late.
- It is a complete small house
- Being small does not remove any building system. A casita still needs foundation, structure, envelope, insulation, electrical, plumbing, mechanical, and usually a kitchen and bathroom. Cost per square foot is typically higher than a larger addition, because the expensive rooms make up more of the total.
- Site access and foundation
- A backyard reachable only through a side gate changes how concrete, framing material and equipment arrive. Grade and drainage across the site affect the foundation, and the route equipment can take is sometimes what decides where the unit goes.
- Design for actual habitation
- A unit someone will live in is designed like a small house rather than a large shed — real insulation for the climate, windows placed for light without looking into the main house, and its own outdoor space. Privacy between the two dwellings is design work, and it is what decides whether the arrangement stays pleasant.
- What the jurisdiction requires
- Local rules can affect required separation, parking, entries and finishes. Requirements vary by jurisdiction and by parcel, which is why feasibility comes before design rather than after it.
What moves the schedule
What actually consumes the calendar.
We do not publish durations for work that has not been scoped, and permit review times belong to the jurisdiction rather than to us.
- Feasibility has to come first
- Whether a unit is permitted on a specific parcel, and where it could physically sit, is established before design work is worth doing. Skipping this produces drawings that cannot be built.
- Plan review under accessory-dwelling rules
- Submittal, review and corrections run on the jurisdiction's clock. Rules in Arizona have been changing, so review can involve provisions that are relatively new. We do not publish review durations, because they belong to the municipality.
- Utility work and its restoration
- Trenching, connections and yard restoration are a distinct phase with their own inspections, and they frequently involve coordinating with a utility rather than only with trades.
- The full inspection sequence of a dwelling
- A casita goes through the same gated sequence as a house — foundation, framing, rough-ins, insulation, final — often ending in a certificate of occupancy. Small does not mean fewer stages.
Before you commit
Worth understanding first.
- what Arizona law actually allows
Before design is worth paying for, the question is whether a unit is permitted on your parcel at all — and four separate systems decide that.
- how permitting works
A casita is reviewed as a complete dwelling, with its own inspection sequence.
Questions
Answers we can give honestly.
- Are ADUs allowed where I live?
- It depends on the jurisdiction, and the rules in Arizona have been changing. Some cities permit them broadly, others restrict size, placement or rental use. Feasibility is the first conversation, before any design work.
- Is a casita cheaper per square foot than an addition?
- Usually not. A detached unit needs its own foundation, envelope, and utility runs across the site. Small does not mean simple, and the site work is often the largest surprise in the budget.
- Can it have a full kitchen?
- Where local rules permit a full accessory dwelling, yes. Some jurisdictions distinguish between a guest house and a full ADU on exactly that question, so it is confirmed during feasibility.
- Can we rent it out?
- Long-term rental is broadly the use recent Arizona rules contemplate; short-term rental is a separate question with its own local answers, and some jurisdictions treat the two very differently. Whether your intended use is permitted is part of feasibility — settled before design, because it can change what is worth building.
- Does a casita need its own electrical meter?
- Usually it is served from the main house's electrical service rather than a separate utility meter, which makes the real question whether that service has the capacity for a second dwelling. That is a load calculation made during feasibility — and if an upgrade is needed, it is priced into the project rather than discovered by the electrician.
How a project starts
Start with a consultation. We look at the space, talk through what you want to change and what you want to keep, and set out what the design and preconstruction stage would involve for your project.