Trusted ADU Site Prep & Utilities for North Hollywood Homeowners
Our ADU Site Prep & Utilities cost guide explains that North Hollywood projects typically run $35,000-$95,000 depending on scope, with foundation and grading work starting around $18,000 and full utility packages including electrical, plumbing, and gas running higher for detached units. Most North Hollywood homeowners complete this phase in 4-8 weeks before construction begins, though LADBS permit timelines and SCE service upgrade queues can extend that window. We’re Ellery ADU Studio, a design-build practice led by Nadia Ellery that has handled the site prep and utility work for over 900 ADUs since 2015, every one with a written price before ground breaks and a documented photo record of what we found underground.
North Hollywood’s aging infrastructure creates predictable headaches for ADU builders. Many lots in the NoHo Arts District and the neighborhoods south of Victory Boulevard still run on 100-amp electrical service, inadequate for a second dwelling. Clay-heavy soils in the eastern Valley, combined with the shallow water table that rises after winter storms, complicate foundation work. We’ve trenched lateral lines on Burbank Boulevard properties where the original 1950s clay sewer pipe had partially collapsed, and we’ve pulled permits for gas line extensions where the existing meter couldn’t handle the additional load. Because we handle design, permitting, and construction under one contract, the person who specifies your electrical panel upgrade also builds your ADU. No designer-builder blame gap. Call (424) 407-8266 for a written estimate.
What Our ADU Site Prep & Utilities Service Includes
Foundation & Grading
Foundation work is the literal bedrock of any ADU, and in North Hollywood it starts with understanding what you’re building on. We pour stem-wall foundations for detached units, slab-on-grade for garage conversions, and occasionally pier foundations for hillside lots in the foothills near Mulholland. Grading corrects slope, ensures drainage away from structures, and satisfies LADBS requirements for positive drainage, which means water must flow away from both the primary residence and the ADU. Our geotechnical review identifies expansive soil conditions common to the San Fernando Valley, and we specify the right footing depth and rebar schedule before the permit set goes to the city. Every foundation proposal includes a written line-item price for excavation, compaction testing, concrete, and the documented photo record of each pour.
Electrical Panel Upgrade
Most North Hollywood homes built before 1990 carry 100-amp service, insufficient for an ADU with modern HVAC, electric cooking, and EV charging. We coordinate with Southern California Edison to size your new service, typically 200 amps for a detached ADU with full electric appliances, or 150 amps for smaller junior ADUs with gas cooking. The upgrade requires SCE approval, a new meter socket, and often a trench from the pole or underground transformer to your new panel location. We pull the permit, meet the inspector, and handle the coordination so your ADU construction isn’t waiting on utility bureaucracy. Under Haven Standard Clause 1, the full electrical scope, including SCE fees and potential transformer upgrades, is priced in writing before we start.
Plumbing Lateral
The plumbing lateral is the underground pipe connecting your home’s sewer line to the city main, and in North Hollywood these are often original clay or cast-iron lines from the 1940s-1960s. We camera-inspect every lateral before design finalization, because a partially collapsed line will fail inspection and add weeks to your project. For detached ADUs, we typically trench a new 4-inch ABS lateral from the ADU bathroom group to the existing main, or to a new connection point if the original line lacks capacity. In the home stretch of a recent project on Tujunga Avenue, we found the existing 3-inch clay line had a 2-foot section of root intrusion that would have backed up within a year of ADU occupancy. We replaced it during site prep, documented the condition with photos, and the client avoided a future emergency.
Gas Line Extension
Gas line work in North Hollywood requires a SoCalGas permit and pressure testing, and the existing meter must be sized for the additional load of an ADU water heater, furnace, or cooking appliances. We calculate total BTU demand, verify meter capacity, and specify either a meter upgrade or a dedicated second meter depending on your ADU configuration. Trenching for gas lines in North Hollywood often encounters the same utility congestion as electrical: fiber, cable, and old irrigation lines layered in the easement. We call USA North 811 for utility locates, hand-dig near marked lines, and photograph every joint before backfill. If you’re considering a prefab unit from ADU Site Prep & Utilities in North Hollywood partners like Abodu or Cover, we coordinate their gas specifications with our field work so the module arrives to a ready connection.
Landscaping & Hardscape
Site prep doesn’t end at the ADU walls. LADBS and the City of Los Angeles require fire access pathways, hardscape for parking if your ADU triggers additional requirements, and restoration of areas disturbed by utility trenches. We grade for drainage swales, install permeable pavers where the city requires stormwater management, and rebuild fences, gates, and retaining walls affected by construction. In North Hollywood’s flat lots, we often see pooling near alley-access ADUs where the original grade was never properly sloped. We fix that during site prep, not as a change order later. The Haven Standard Clause 5 locks the landscaping scope at signing, so your backyard isn’t a mud pit when the builder leaves.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Brands We Service for ADU Site Prep & Utilities
We specify and coordinate prefab and modular systems from Tuff Shed, James Hardie, Abodu, Cover, Dvele, Mighty Buildings, Boxabl, and Plant Prefab, handling their site requirements within our single-contract model. For Tuff Shed structures, we’ve prepared dozens of North Hollywood lots with the compacted gravel pad and anchored connections their engineered foundation demands, typically 6 inches of compacted Class 2 base with embedded J-bolts at specified spacing. James Hardie siding systems require specific moisture barriers and fastening patterns that we integrate into the weather-resistant barrier specification during site prep, not after framing is complete. Whether your ADU arrives as a pre-wired module from Abodu or a panelized system from Cover, we coordinate the rough utility stub-outs so their installation connects cleanly to our underground work.
Our prefab fluency matters because these brands have precise site requirements that generic contractors often miss. Dvele units need larger electrical service than conventional builds due to their integrated smart systems. Mighty Buildings’ polymer composite walls require specific foundation tolerances. We’ve learned these specifications through direct coordination, not guesswork. Whether you have one of these brands or any other make, we can prepare your North Hollywood lot to receive it.
Signs You Need ADU Site Prep & Utilities Right Now
- Your main electrical panel is already warm or trips when the AC runs. This indicates your service is near capacity before adding an ADU load. In North Hollywood’s summer heat, overloaded panels are a genuine fire hazard. We assess actual load with a clamp meter, size the upgrade, and coordinate with SCE before your ADU design is finalized.
- Your sewer line has backed up more than once in two years. Recurring backups in older North Hollywood homes often mean a compromised lateral. Camera inspection during site prep reveals the condition before you’re committed to a construction timeline. Replacing a failed lateral mid-project adds 3-4 weeks and significant cost.
- Your backyard floods or stays muddy for days after rain. Poor drainage kills ADU foundations. The clay soils in North Hollywood’s eastern neighborhoods hold water, and without proper grading, that moisture wicks into slab edges. We grade for positive drainage and specify French drains or daylighted pipes where needed.
- Your gas meter is original to a 1950s-1970s build. Original meters in North Hollywood are typically sized for the original home’s load only. Adding an ADU water heater and furnace often exceeds capacity. We verify BTU ratings and include meter upgrade costs in your written quote.
- You’re considering a garage conversion but the slab is cracked and uneven. Garage slabs in North Hollywood are typically non-structural, 3-4 inches thick without rebar or vapor barrier. ADU occupancy requires a proper foundation. We assess thickness, test for vapor transmission, and specify either slab reinforcement or replacement with a structural slab designed for residential loads.
Our ADU Site Prep & Utilities Process - Step by Step
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Site assessment and utility locate. We walk your North Hollywood property with you, identify existing service points, and call USA North 811 for underground utility marking. We photograph current conditions, measure setbacks from property lines, and note any trees, easements, or access constraints that affect trenching routes. You receive these photos as the first entry in your documented record.
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Geotechnical and utility condition evaluation. For foundation work, we review soils reports or commission borings if the lot has fill or hillside conditions. For utilities, we camera-sewer laterals and load-test electrical panels. In North Hollywood, we often find original clay sewer pipe, aluminum wiring in 1960s builds, or undersized gas meters. We tell you exactly what we found, not what we think it means, and price remediation in your written quote.
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Permit-ready drawings and LADBS submittal. Our permit set includes site plans showing utility routes, foundation details with rebar schedules, and electrical load calculations. Because we’re a design-build studio, these drawings are produced by the same team that builds from them. No translation errors between designer and contractor. We handle LADBS plan check responses and corrections.
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Coordinated utility work and inspection. We schedule SCE, SoCalGas, and LADWS (Los Angeles Department of Water and Power) coordination so trades aren’t tripping over each other. Electrical panel upgrades require SCE disconnect and reconnect, which we schedule for the same day as our panel swap to minimize outage time. Every trench, joint, and connection is photographed before backfill.
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Final inspection, documentation, and handoff to construction. We pass LADBS inspection, compile your photo record, and confirm all utilities are live and metered. The site is graded, hardscaped per plan, and ready for the ADU structure. Your written warranty and 365-Day Done Right Promise are in effect from this point forward.
How Much Does ADU Site Prep & Utilities Cost in North Hollywood?
A typical foundation and grading package for a detached ADU in North Hollywood runs $18,000-$42,000, with garage conversion slabs at the lower end and hillside pier foundations at the upper. Electrical panel upgrades, including SCE coordination and permit fees, typically range $4,500-$12,000 depending on whether the service mast needs relocation or the transformer requires upgrade. Plumbing lateral replacement, common in older North Hollywood neighborhoods, runs $6,000-$15,000 for trenching and pipe, more if we hit unexpected groundwater or need to tunnel under existing hardscape. Gas line extension with meter sizing adds $3,500-$8,500. Landscaping and hardscape restoration typically closes out at $8,000-$18,000 for fire access paths, drainage, and fence rebuild.
Several factors move these ranges. Depth to sewer main affects trenching cost significantly; North Hollywood’s flat terrain helps, but alley-access properties often have longer runs. SCE transformer upgrade queues can add 8-12 weeks and several thousand dollars if your neighborhood infrastructure is already near capacity. Soil conditions vary block by block, and we’ve seen expansive clay in the Valley Village border area that required deeper footings than initially estimated. We price for these contingencies upfront, not as change orders later.
Under Haven Standard Clause 1, every project receives a written line-item price before any work begins. The scope is locked under Clause 5. No door-side upsells, no “we found something unexpected” surcharges that weren’t in your original quote. Our free estimate includes the full permit set, all utility coordination, and the documented photo record. To avoid overpaying, get a second opinion on any estimate already in hand. We offer this free, and we’ll show you exactly what each line item covers.
ADU Site Prep & Utilities Near North Hollywood - Our Service Area
We handle ADU site prep and utilities throughout the San Fernando Valley and adjacent metro core neighborhoods, including ADU Site Prep & Utilities in Studio City, ADU Site Prep & Utilities in Burbank, Van Nuys, Sherman Oaks, West Hollywood, Beverly Hills, Glendale, West Los Angeles, Northridge, Tarzana, and the broader Los Angeles basin. Response times for initial site assessment are typically 2-3 business days in North Hollywood proper, 3-5 days for outlying Valley locations. We’ve worked on properties from the NoHo Arts District to the hillside lots near Laurel Canyon, and we understand the distinct utility constraints of each area, from Burbank’s separate utility jurisdiction to the older infrastructure in Van Nuys post-war tracts.
Serving North Hollywood, CA - Our Local Coverage Area
We’re based in the North Hollywood area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
Frequently Asked Questions - ADU Site Prep & Utilities in North Hollywood
ADU site prep and utilities is the ground-up work that prepares your North Hollywood property for accessory dwelling unit construction, including foundation, grading, and connections for electricity, water, sewer, and gas. Without it, your ADU has no structural base and no functional services. Ellery ADU Studio handles this as part of our single-contract design-build model, so the same team that designs your unit also prepares the ground it sits on.
Typical site prep and utility work takes 4-8 weeks after permit issuance, though LADBS plan check and SCE service upgrade queues can extend the total timeline to 10-16 weeks. We coordinate all utility schedules to prevent gaps, and we don’t start site work until your permit is in hand. Call (424) 407-8266 for a timeline based on your specific property and scope.
Most North Hollywood projects fall between $35,000 and $95,000 total, with foundation and grading at $18,000-$42,000, electrical at $4,500-$12,000, plumbing at $6,000-$15,000, gas at $3,500-$8,500, and landscaping at $8,000-$18,000. Your written quote from Ellery ADU Studio itemizes each component before any work begins. Call (424) 407-8266 for an exact figure.
Yes. We specify and coordinate prefab and modular systems including Abodu, Cover, Dvele, Mighty Buildings, Boxabl, Plant Prefab, Tuff Shed, and James Hardie, preparing your site to their exact foundation and utility specifications. Our single contract covers both site prep and module installation, so there’s no gap between the ground work and the structure delivery.
We don’t offer emergency dispatch for planned construction work, but a live person answers our line 24/7 to field urgent calls and coordinate response. If you hit an unmarked gas line or uncover a sewer collapse during our site prep work, we have protocols to secure the site and expedite repair without waiting for a callback.
Our 365-Day Done Right Promise covers all site prep and utility work: if the finished ADU is not built to the permitted drawings, we make it right, in writing, before the project starts. This includes foundation settlement within tolerance, utility connections that fail inspection, and drainage that doesn’t perform as specified. The promise is backed in your contract, not implied.
Gather any existing property surveys, previous permit records, and utility bills showing your account numbers. Mark any known underground features like irrigation, pool equipment, or septic systems. We’ll handle the official utility locates and condition assessments, but your knowledge of the property’s history helps us avoid surprises. Call (424) 407-8266 to schedule, and we’ll send you a brief preparation checklist.
Schedule Your ADU Site Prep & Utilities Service in North Hollywood Today
Call (424) 407-8266 to schedule your free site assessment and written estimate. Nadia Ellery and our team will walk your North Hollywood property, identify the specific utility and foundation work your ADU requires, and return a line-item quote under Haven Standard Clause 1 before any ground breaks. A live person answers 24/7, and we offer a free second opinion on any written estimate already in your hands.
Written by Nadia Ellery, Owner at Ellery ADU Studio, serving North Hollywood since 2015.