Tape & Texture Option
Looking for an option where you handle the finish work yourself? Also known as a “white box” approach, we can take your project all the way from design to drywall, then you can complete the finish work as you see fit. See below for clarity on exactly what SnapADU includes as part of the Tape & Texture (TNT) build. Items marked with an asterisk (*) are an Upgrade option.
Choosing the tape and texture option will save between $40K-$90K (including both materials and labor) depending on the size plan selected.
Read more about Shell ADUs.
Included Work
Construction Specifications
Construction
- Wood framed (aka “stick-framed” home), built on-site with a permanent slab-on-grade concrete foundation
- 2” x 6” interior & exterior walls
- 5/8” fire rated drywall ceilings
- CA Title 24 Energy Compliant
- Energy-efficient electric tank water heater (heat pump unit)
- Full mechanical system (indoor & outdoor units) & vents for heating and air conditioning
- PEX water lines with in-wall mixing valves for shower/tubs, water shutoff valves at all sinks, toilets, fridge and washer
- External venting on all exhaust fans, dryer, and kitchen range vent (appliances not included)
- Whole-house attic fan (if required by T24)
Utilities: Connect utilities to ADU
- Long utility runs*
- Upsize water line to code*
- Upsize sewer line to code*
- Increase electrical panel size/amperage*
- Sewage pump*
- PV (Solar) panel system*
Roof Style: Gabled with 16” front and rear overhang
- Shed roof / single slope*
Insulation: R19 walls & R30 roof
Exterior Features
Siding: Stucco in 16/20 finish in standard colors
- Fiber cement siding (“Hardie board”) with PPG paint*
- Molded foam stucco accents*
- Other upgraded architectural elements*
Roofing: 30 year asphalt shingles in standard colors
- Concrete “S” tile roof*
- Concrete “Flat” tile roof*
- Clay 1-Piece tile roof*
- Clay 2-Piece tile roof*
Gutters: 5” aluminum gutters color-coated to match fascia
Windows: White vinyl framed, dual glaze, with low-e coating
- Black vinyl framed*
- Grille patterns*
- Craftsman-style shutters *
Exterior doors: 36” fiberglass ThermaTru insulated entry door with choice of color
- Glass in door*
- French doors*
- Sliding glass doors*
- Multi-panel sliding glass doors*
- Multi-fold doors*
Outlets: (2) exterior GFCI protected patio outlets
Hose bibs: (2) exterior hose bibs
Not In Scope:
- Lighting
- Flatwork landings
Interior Features
Ceilings: Vaulted ceilings in great room and bedrooms where possible per plan
Shower: Molded acrylic shower pan or tub with acrylic walls and in-wall mixing valve/drain assembly (shower head, drain, and on/off temperature control trim excluded)
Electrical:
- 4″ LED recessed lights & trim
- Recessed ceiling exhaust fans with external venting
- Flat screen TV connections at living area & bedrooms, prewired data/internet lines
- Outlets and switching installed with cover plates
- Junction boxes with blank cover plates
- Stub-outs & switching for undercabinet lighting*
Not In Scope:
- Interior doors
- Paint & trim (casing, baseboard)
- Flooring
- Light fixtures & cover plates
- Plumbing fixtures & bath accessories
- Cabinets & countertops
- Appliances
- Hardware
- Closet shelf & pole
Additional Terms for a TNT Project
- Inspections to Drywall: SnapADU will coordinate all necessary inspections up to and including the Drywall inspection. All finishing work required after the rough-in phase must be completed by the client or their chosen contractors, not by SnapADU or its vendors.
- General Conditions: SnapADU will provide a dumpster and temporary toilet facilities until the completion of the Drywall phase.
- Subcontractor Role & Permit: SnapADU will act as a subcontractor, not as the general contractor. The ADU building permit will be registered in the client’s name, granting project control to the client.
- Warranty and Liability: SnapADU guarantees the quality of work performed, though is not responsible for any work completed by others outside of the agreement.