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 $55K-$90K (including both materials and labor) depending on the size plan selected.

Included Work

Construction Specifications



  • 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)



  • 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

  1. SnapADU will coordinate all inspections for work included in the proposal through Drywall inspection.
  2. SnapADU is acting as a subcontractor to owner and not as a general contractor.
  3. SnapADU will warranty all work performed under the contract but cannot be liable for work performed by others outside of the contract.
  4. SnapADU will provide dumpster & temp toilet through Drywall.
  5. All trim work required after rough in to be completed by client and not SnapADU’s vendors.