Frequently Asked Questions

An Accessory Dwelling Unit (ADU), also known as a carriage house, laneway house, or coach house, is a self-contained secondary housing unit located on the same property as your main home.

ADUs can be detached structures in your backyard, built over a garage, or even elevated cottages depending on your lot and local zoning.

Common ADU types include:

Carriage Houses - Two-storey structures with garage below and living space above
Laneway Homes - Detached homes accessed from rear lanes or driveways
Coach Houses - Detached accessory buildings with full living amenities
Elevated Cottages - Single-level homes raised on posts (ideal for flood zones)

All NewlinesADU projects are fully self-contained with their own kitchen, bathroom, living area, and separate entrance.

Adding an ADU to your property offers multiple financial and lifestyle benefits:

Financial Benefits:

Rental Income - Generate $2,000-$4,300+ per month in rental revenue (Sea to Sky market rates)
Property Value Increase - Boost resale value by adding livable, income-generating square footage
Long-Term ROI - ADUs typically pay for themselves within 8-15 years through rental income

Lifestyle Benefits:

Multigenerational Living - Provide private, comfortable space for aging parents or adult children
Guest Accommodations - Create a dedicated space for visiting family and friends
Home Office or Studio - Separate your work from home life with a dedicated professional space
Future Flexibility - Downsize into your ADU later while renting your main house

Community Benefits:

Sustainable Housing - Increase housing density without changing neighborhood character
Smaller Carbon Footprint - Efficient smaller homes use fewer resources
Supports Local Workforce - Creates affordable rental options in high-cost markets

ADUs in the Sea to Sky region offer strong financial returns:

Rental Income Potential:

Single-storey ADU: $2,000 - $3,200/month
Two-storey carriage home: $2,800 - $4,300/month
Annual gross income: $24,000 - $51,600+

Return on Investment:

Typical payback period: 8-15 years (varies by property, location, and rental rates)
Property value increase: 20-30% on average
Tax benefits: Certain expenses related to rental ADUs may be tax-deductible (consult your tax professional)

Example ROI Calculation:

A $400,000 ADU renting for $3,000/month generates $36,000 annually. After expenses (property tax, insurance, maintenance), your net income might be $28,000/year - meaning a 14-year payback period plus significant property value appreciation.

We believe in complete pricing transparency. Here's what to expect for turnkey, move-in-ready construction:

Single-Storey ADU: $240,000 – $550,000+

• 400-800 sq ft typical range
• 1-2 bedroom layouts available
• Modular, pre-reviewed, or custom options
• Complete with appliances, permits, foundation, and utility connections

Two-Storey Carriage Home: $450,000 – $800,000+

• Garage space below + 600-960 sq ft suite above
• 1-2 bedroom layouts
• Maximizes property value and rental potential
• Full finishes, appliances, and all connections included

These figures reflect complete, move-in-ready pricing - not just the structure. Every NewlinesADU includes appliances, all permits, foundation work, and utility connections.

For detailed cost breakdowns, see our comprehensive blog post: How Much Does It Cost to Build a Carriage House ADU in Squamish

Yes! We provide fixed-price contracts with no hidden fees.

We deliver a detailed, fixed-price contract that locks in your costs from permits to final walkthrough. What you see is what you pay - no budget creep, no surprise costs.

Our fixed-price guarantee includes:

• All design and architectural work
• Complete permitting and regulatory approvals
• Foundation and site preparation
• All construction labor and materials
• Appliances and fixtures
• Utility connections (water, sewer, electrical, gas)
• Final landscaping and cleanup

The only variables are if you request changes mid-project or choose upgraded finishes beyond the original scope. We'll always provide transparent pricing for any additions.

Our turnkey pricing includes everything needed for a complete, move-in-ready ADU:

Design & Planning:

• Architectural design (pre-reviewed plans, custom, or modular)
• Engineering and structural plans
• Energy efficiency modeling (Step Code compliance)

Permits & Approvals:

• Building permits
• Development permits (if required)
• Zoning compliance verification
• All regulatory fees

Site Work & Foundation:

• Site preparation and excavation
• Foundation (concrete, ICF, or screw piles depending on design)
• Grading and drainage
• Utility trenching and connections

Construction:

• Complete structure (walls, roof, windows, doors)
• Electrical, plumbing, and HVAC systems
• Insulation and vapor barriers
• Interior finishes (drywall, paint, flooring)
• Exterior finishes (siding, trim, roofing)

Fixtures & Appliances:

• Kitchen appliances (refrigerator, stove, dishwasher, microwave)
• Bathroom fixtures (toilet, vanity, shower/tub)
• Lighting fixtures throughout
• Window coverings (blinds or curtains)

Final Details:

• Landscaping restoration
• Driveways and pathways
• Final cleanup and inspection

While we provide fixed-price contracts, several property-specific factors influence your project's pricing:

1. Site Conditions

• Slope or terrain challenges
• Flood Construction Levels (FCL) - elevated foundations cost more
• Soil type and bearing capacity
• Access constraints (tight driveways, limited crane access)

2. Utility Upgrades

• Electrical panel upgrade (200A or 400A service)
• Sewer lift station (if below street level)
• Gas line extensions
• Water service capacity

3. Development Permit Areas (DPAs)

• Wildfire zones (require specific materials/design)
• Floodplain regulations (require elevated construction)
• Streamside protection areas (setback and habitat requirements)
• Geotechnical reports (steep slopes or unstable soil)

4. Design Complexity

• Custom architecture vs. pre-reviewed plans vs. modular
• Square footage and number of storeys
• Finish level (standard, mid-range, or premium)
• Special features (vaulted ceilings, specialty windows, custom finishes)

5. Municipal Requirements

• Parking requirements (some areas require additional off-street spaces)
• Setback and lot coverage rules
• Height restrictions
• Fire separation requirements

Why we offer free lot assessments: These variables are normal in the Sea to Sky region, but they need to be identified early.

Our free remote review and lot assessment evaluates your property's specific conditions so you receive accurate, pricing before committing to the project.

Unlike builders locked into one approach, NewlinesADU offers four distinct pathways to match your timeline, budget, and customization needs:

1. MODULAR ADUs (Fastest - Weeks)

• Factory-built units delivered 90-95% complete
• Minimal on-site construction time
• Predictable costs and timelines
• Options: aux box, Click Modular, Good Way Homes
• Best for: Fast move-in, minimal disruption, budget clarity

2. PRE-REVIEWED PLANS (Balanced - 3-6 Months)

• Award-winning designs pre-approved by District of Squamish
• Skip lengthy design review process
• Priority permitting
• Moderate customization available
• Best for: Faster approvals, proven designs, cost efficiency

3. PANELIZED CONSTRUCTION (Customizable - 4-8 Months)

• Custom-designed using TAG Panels prefabrication
• Off-site panel construction reduces site time
• Fully customizable layouts
• Superior quality control
• Best for: Custom designs with faster timelines

4. FULLY CUSTOM (Premium - 6-12 Months)

• Completely bespoke design for your property
• Work with your architect or our award-winning partners
• Unlimited design possibilities
• Highest level of personalization
• Best for: Unique properties, premium finishes, long-term family use

Not sure which is right for you? Our free lot assessment includes a consultation to recommend the best approach for your property, goals, and timeline.

Total Project Timeline: 6-18 months (varies by construction method and complexity)

Here's our step-by-step process with realistic timeframes:

Step 1: Contact or Free Remote Review (1-3 Days)

• Schedule your free consultation to share your vision
• Discuss goals, budget, and timeline
• Initial property review (can be done remotely with photos/documents)

Step 2: Pre-Construction Planning & Lot Assessment (2-4 Weeks)

• Detailed on-site property evaluation
• Zoning compliance verification
• Flood levels, utilities, and access assessment
• Preliminary design recommendations
• Budget range discussion

Step 3: Choose Your Build Path

• Select: Modular, Pre-Reviewed Plans, or Custom Design
• Review options that fit your property and goals
• Decision on construction method

Step 4: Design & Permitting (4-6 Months)

• Detailed cost breakdown
• ROI projections and rental income potential
• Timeline confirmation
• Finalize architectural plans
• Engineering and structural design
• Submit and manage all permits
• Building department approvals
• Contract signing
• Utility coordination

Step 5: Construction (1 Day - 5 Months)

• Modular (aux box): 1-2 days installation
• Modular (Click/Good Way): 2-6 weeks total
• Panelized (TAG Panels): 2-4 months
• Custom on-site build: 4-5 months
• Site prep happens while factory builds your unit (modular/panelized)

Step 6: Final Walkthrough (Move-in Ready!)

• Completed construction walkthrough
  Landscaping finished
• All systems tested and operational
• Certificate of occupancy received
• Keys handed over - your ADU is ready to enjoy!

Prefab and modular construction offer significant advantages over traditional on-site building:

Speed & Efficiency:

• Construction happens in parallel (factory builds while site is prepped)
• Weather doesn't delay factory construction
• Installation measured in days/weeks instead of months
• You move in 3-6 months faster than traditional builds

Quality Control:

• Factory environment ensures consistent precision
• Every component inspected before leaving the factory
• No weather damage during construction
• Superior craftsmanship through specialized assembly line processes

Cost Predictability:

• Fixed pricing with minimal surprises
• Reduced labor costs (factory efficiency)
• Less material waste
• Fewer weather delays = fewer cost overruns

Environmental Benefits:

• Reduced job site waste (up to 75% less than traditional construction)
• Optimized material usage
• Smaller construction footprint
• Energy-efficient designs built-in

Site Disruption:

• Minimal on-site construction time
• Less noise, traffic, and neighborhood disruption
• Your yard returns to normal faster
• Reduced impact on your daily life

But not always the best choice: Some properties have access constraints (tight driveways, overhead wires), steep slopes, or design requirements that make traditional construction preferable. Our free lot assessment determines the ideal method for your specific property.

Absolutely! This is an increasingly popular strategy with several advantages:

Why This Makes Sense:

Financial Benefits:

• Rent your main house for $3,500-$6,000+/month
• Live mortgage-free (or close to it) in your ADU
• Keep your property while reducing housing costs
• Ideal for empty-nesters or retirees

Lifestyle Benefits:

• Downsize into a more manageable space
• Reduce maintenance, utilities, and upkeep
• Stay in your neighborhood and community
• Maintain property ownership and future flexibility

Estate Planning Benefits:

• Keep property in family while generating income
• Transition space for changing needs
• Preserve investment and appreciation

Typical Scenarios:

• Empty Nesters: Kids moved out, don't need 3-4 bedrooms anymore
• Retirement Planning: Reduce costs while maintaining property ownership
• Market Timing: Wait for ideal sale timing while generating income
• Temporary Relocation: Rent main house while living in ADU short-term
• Multigenerational: Adult children take main house, parents in ADU
  
  This "flip" strategy is becoming common in high-cost housing markets like the Sea to Sky region. Your ADU provides flexibility for whatever life brings.

Experience You Can Trust:

Proven Track Record:

• 10+ luxury custom home projects completed (2006-2024)
• 5 carriage houses built in Sea to Sky region
• Extensive experience in renovations and architectural concrete
• Latest completion: 2024 (active, current operations)

Multiple Construction Methods:

• Traditional wood framing
• Prefab panelized systems
• Modular construction (aux box, Click Modular, Good Way Homes)
• Insulated Concrete Forms (ICF)
• Bone Structure systems

We match the right method to YOUR property - not force your property into our method

Award-Winning Design Network:

• Access to District of Squamish ADU design competition winners
• Leckie Studio, Sideyard Architecture, Tony Osborn, and more
• Pre-reviewed plans for faster permitting
• Full custom architecture available

Transparent, Fixed-Price Contracts:

• No hidden fees, no surprise costs
• Detailed cost breakdowns upfront
• What you see is what you pay
• Budget certainty

Local Sea to Sky Expertise:

• 20 years serving Squamish, Whistler, Pemberton, North Vancouver
• Deep knowledge of local zoning and regulations
• Established relationships with municipal building departments
• Understanding of flood zones, DPAs, and regional challenges

Backed by Newlines Contracting:

• High-end residential construction since 2006
• Reputation for craftsmanship and attention to detail
• Strong local trade relationships
• Financial stability and reliability

Comprehensive Service:

• Free lot assessments and remote reviews
• Full permitting management
• Design through construction
• Post-completion support and warranty

What Our Clients Say:

• "Newlines Contracting did an amazing job on the construction of our intricate build. Their attention to detail and commitment to excellence is truly impressive. We couldn't be happier with the results!" - S. Monette
• "We were blown away by the quality of work Newlines Contracting provided. Their team was professional, courteous, and completed the project on time and within budget. We highly recommend them!" - G. Poulin
• "Newlines Contracting exceeded our expectations in every way. From the initial consultation to the final walk-through, their team was exceptional. We will definitely be using them for any future projects!" - F. Roy