SABS Bid
Houser Residence — 960 SF Stand-alone ADU
Latest Bid
$158,500
Square Footage
960
Units
1
Scope Class
Full Project
Plan StageConcept
Project Lifecycle
Notes & Correspondence
No notes yet.
Project Brief
Stand-alone 960 SF ADU per hand-drawn floor plan. 2BA, kitchen, 2 closets, single entry, patio door + window to rear. SABS envelope (foam panel + SABScrete) on slab-on-grade; mini-split HVAC; basic builder-grade finishes. Strata SABS material proposal dated 2025-11-26 (Evelyn Nguyen) carried as $32,284 pass-through. Strata Conceptual Design Fee $6,240 owner-direct.
Work Scope
LÏEF preliminary all-in bid for new 960 SF stand-alone ADU at hand-sketch plan stage. Included: slab-on-grade foundation, SABS foam panel envelope + SABScrete coating (Strata material pass-through + LÏEF install), integral SABS roof, stucco exterior; complete plumbing rough-in for 2 baths + kitchen; complete electrical rough + panel + receptacles; mini-split HVAC (assumed 2-zone); dual-pane Low-E windows; entry + patio slider + interior doors; drywall/tape/texture, paint, trim/baseboard/casing; tile setting materials; install labor for owner-supplied finishes (tile, plumbing fixtures, cabinets, countertops, appliances, light fixtures, bath accessories); basic site prep + utility stub-in coordination + dumpster/cleanup/punchlist. Excluded: owner-supplied finish materials, Strata Conceptual Design Fee ($6,240 owner-direct), permit + impact fees, landscape/hardscape/fencing, utility laterals to street, solar/EV/battery, FF&E, unforeseen subsurface. Preliminary $158,500 at $165/SF (LÏEF scope). Range $135K-$182K at ±15%. Next: alignment call to resolve open items + site walk + refresh Strata material number before firm bid.
Scope Summary
Preliminary v1 (2026-04-24): 960 SF single-story stand-alone ADU at basic / price-conscious finish level. LÏEF bid $158,500 ($165/SF LÏEF scope) at ±15% MoE. Owner-supplied finishes (tile, fixtures, vanities, cabinets, countertops, appliances, mirrors) carved out separately at $20,070. Hand-sketch concept plan stage; site address pending; rebid on plan-stage advance.
Internal Notes
Hand-sketch plan stage. Strata Estimation: Evelyn Nguyen. Strata SABS proposal 2025-11-26 ($32,284 material) carried pass-through. Conceptual Design Fee $6,240 owner-direct, not in LÏEF bid. Site address + jurisdiction still open (drives permits, utility, soils). Val email referenced “addition” — LÏEF assuming stand-alone ADU pending clarification. Source: INTAKE/SABS-Proposal-Houser-2025-11-26.pdf (Strata SABS design + material estimate); INTAKE/Houser-Hand-Drawn-Floor-Plan.jpeg (hand sketch from client). Val Zavala forwarded 2026-04-22.
Bid Versions
Initial preliminary at hand-sketch plan stage (±15% MoE). 960 SF stand-alone ADU, basic / price-conscious finish level. Full-GC turnkey basis $178,560 ($186/SF) less owner-supplied finishes $20,070 = LÏEF bid $158,490 (rounded $158,500) at $165/SF LÏEF scope. Range $135K-$182K. Owner-supplied: tile flooring + backsplash, toilets, vanity sinks + cabinets, faucets, shower valves + heads, kitchen sink + faucet + cabinets, countertops, appliances, light fixtures + ceiling fans, bath accessories + mirrors, door hardware. Tile setting materials (thinset, grout, backer, membrane) included in LÏEF scope. SABS material rate carried per Strata 11.26.25 proposal ($32,284 pass-through). LÏEF assumes stand-alone ADU pending site walk clarification of “addition” language in Val email. Site address still pending.
$158,500