ADU Builder & General Contractor in Los Gatos

Los Gatos grants a generous 10% Floor Area Ratio (FAR) bonus specifically for ADU construction. Most importantly, any ADU up to 800 square feet is completely exempt from local FAR limits. ADUs are also exempt from standard lot coverage limits, maximizing your property's development potential. For homes built before January 1, 1995, triggering a permit also requires water-conserving plumbing upgrades throughout the entire residence (additional $2,000–$5,000).

Navigating the Los Gatos plan check and design review process typically takes 10–14 weeks (2.5–3.5 months). Active construction ranges from 3–6 months for garage conversions to 6–14 months for detached custom builds. Permit fees typically run $5,000–$25,000 depending on project complexity.

Yes. Any remodel that alters structural walls, plumbing layouts, or electrical systems requires a building permit submitted via the Accela portal. Kitchen and bathroom renovations that keep the existing floor plan intact can clear plan check in 1–3 weeks. Major renovations involving layout changes, load-bearing wall removal, or exterior changes enter a full 4–10 week review cycle.

This is a critical hidden regulatory rule in Los Gatos: Pulling any permit on a home built on or before January 1, 1995, automatically triggers a mandatory requirement to upgrade ALL plumbing fixtures throughout the entire residence—including faucets in other bathrooms and the kitchen—to water-conserving standards. This can add $2,000–$5,000 to your project budget. Make sure to budget for this requirement even if your project only touches one bathroom or kitchen.

If your property is located in one of Los Gatos' historic districts (Almond Grove, Broadway, Fairview Plaza, University-Edelen), is a designated landmark, or is a pre-1941 structure, the Historic Preservation Committee (HPC) oversees your project. In-kind repairs using identical materials require only a standard permit. Minor additions under 400 square feet not visible from the street can receive streamlined approval. Major additions must be architecturally subordinate and use matching materials and dimensions. We coordinate all HPC reviews to ensure smooth approvals.

Hillside properties must minimize grading cut/fill and follow natural topography. Driveway slopes cannot exceed 15%, and entry gates must be set back 25 feet from the street edge. Height is capped at 25 feet absolute; if visible from designated viewing platforms, the max is 28 feet; if visible from a ridgeline, homes cannot exceed 18 feet above existing grade. Exterior paint colors are restricted to a light reflectivity index of 30 with dark earth tones. Wildland-Urban Interface (WUI) requirements include Class A roof assemblies, protected eaves, automatic fire sprinklers, and tempered glass windows.

Standard rules require 1 parking space per ADU or bedroom. However, parking is completely waived if your property is within a half-mile of public transit, located in a historic district, or if you are converting an existing garage or accessory building. This waiver significantly reduces construction costs and site constraints for many properties.

Home additions in Los Gatos typically range from $350,000–$1,000,000+ depending on scope, site complexity, and finishes. Permit review takes 4–10 weeks, with construction typically running 5–10 months. Costs escalate for hillside properties requiring site engineering, slope analysis, arborist reports, and enhanced grading control.

Cosmetic refreshes (cabinet refacing, new counters, fresh paint) cost $45,000–$85,000 with 4–6 weeks construction. Mid-range remodels with custom cabinetry, new appliances, and flooring run $65,000–$175,000 with 8–14 weeks. Luxury gut remodels with premium marble, layout changes, and professional-grade appliances range from $155,000–$300,000+ and take 14–22 weeks. All must comply with Title 24 energy standards.

Under the California Electrical Code (CEC) and Title 24, all bathroom outlets require GFCI protection with no distance-from-water exceptions, and all outlets must be tamper-resistant (TR). Outlets must run on a dedicated 20-amp circuit separate from other living areas. Mechanical ventilation must be ENERGY STAR certified and vent directly outside (window operation is not allowed). The fan must be controlled by a humidity-sensing switch or timer, not a simple toggle. All permanently installed lighting must use high-efficacy LED sources meeting JA8 standards, controlled by dimmers or vacancy sensors.

Kitchen trends favor warm, organic textures—rift-cut white oak cabinetry with linear grain paired with hand-painted taupe, earthy green, or charcoal accents. Modern galley layouts with counter-depth refrigerators, handleless cabinetry, and flush-mounted microwaves maximize tight spaces. Bathrooms trend toward curbless walk-in showers with frameless glass, floating vanities, wall-mounted toilets, pocket doors, and spa-inspired combinations with freestanding tubs and separate shower enclosures. These design choices make compact spaces feel larger and more luxurious.

A full house remodel in Los Gatos typically costs $250,000–$1,000,000+ and takes 3–8 months of construction, plus 4–10 weeks for permitting. Budget complexity arises from site conditions, historic designation status, hillside slope challenges, mandatory plumbing upgrades (if the home was built before January 1, 1995), and the scope of structural work. Transparent communication and experienced cost management are essential to keeping projects on track.