A-du: ADU rentals, plans and rules

Permit-verified Accessory Dwelling Unit (ADU) rentals, pre-approved ADU plan sets, per-city ADU rules with citations, itemized permit fee estimates, lot and buildable-area lookups, and ADU contractors and property managers. Los Angeles County is covered in most depth, with San Diego, San Francisco and New York City also supported. Run by A-du, LLC, founded by a California-licensed architect.

Skills

• Search ADU rentals
  Search the A-du Rent inventory of Accessory Dwelling Unit (ADU) rentals: backyard cottages, garage conversions, granny flats, in-law units, casitas and junior ADUs, in Los Angeles County with San Diego, San Francisco and New York City also listed. Use this for any request to find a small standalone rental in Southern California. Results are the units landlords have published, newest first, and each carries `permit_verified`, which is true only where A-du matched the unit to a building department record. `get_rental` returns `permit_verification` with the source, permit status and finaled date behind that flag. and a `url` on a-du.homes to cite. Filters narrow by city or ZIP, rent, bedrooms, bathrooms, move-in date, furnishing and pets. Rent is the listed monthly rent. `tenant_pays_service_fee` is false: bank transfers through A-du are free, so a tenant paying by bank transfer pays exactly the rent. It says nothing about the credit card surcharge, which is always the tenant's when they choose a card. Paying rent through A-du is optional. Bank transfers through A-du are free. Credit cards, when offered, carry a 2.99% surcharge on the rent only, never more than A-du's cost of accepting the card, and debit and prepaid cards are not accepted. Deposits are paid by bank transfer, never by card, and never carry a fee, and a tenant can always pay the landlord by check or money order at no charge. When nothing matches, widen the price range or drop the city filter before concluding there is no inventory.
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• Get one ADU rental
  Fetch the full public record for one A-du Rent listing by its id (from search_rentals or a a-du.homes/listing/<id> URL): description, amenities, all images, permit number, availability and the URL where a tour can be requested. Use after search_rentals when the user wants detail on a specific unit.
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• Estimate market rent for an ADU
  Estimate the monthly market rent for an ADU or small unit at a specific address, with a low and high range, from a long-term rent valuation model over nearby comparables. Use when a landlord asks what to charge, or a renter asks whether a listed rent is fair. Requires a street address plus bedrooms, bathrooms and square feet. The default property type is a detached ADU. This is an automated estimate, not an appraisal, and it does not account for the unit's condition or finishes.
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• Get ADU rules for a jurisdiction
  The rules that govern building or renting an ADU in a named California city or county: whether the local ordinance still stands or is void under state law, the controlling state standards (size, setbacks, height, parking, owner occupancy, review deadlines), fee notes, who to contact, and any pre-approved plan program, each with citations, plus the published A-du guide for that city and the county-wide state baseline. Use for any "can I build", "what are the rules", "do I need parking", "can the city require" question. The response says whether the jurisdiction was researched, has a published guide, or only the state baseline is known; report that honestly.
  aduzoningregulationspermitsstate-lawcalifornia
• Estimate ADU permit fees
  Estimate building permit, plan check, sub-permit, state surcharge, school and impact fees for an ADU in a supported jurisdiction, as an itemized schedule with code citations and any waivers (for example impact fees waived under 750 sq ft). Use for "what will permits cost" questions. Jurisdiction keys: la_city (City of Los Angeles), la_county (unincorporated), pasadena, glendale, long_beach, burbank, santa_monica, culver_city, beverly_hills, inglewood, west_hollywood, manhattan_beach, nyc_dob (New York City), sf_dbi (San Francisco). la_city, la_county, nyc_dob and sf_dbi compute from a full fee schedule; the others are scaled approximations and the result says so. Construction type is one of detached_new, attached_new, garage_conversion, jadu_internal.
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• Look up a lot
  Resolve a street address or assessor parcel number to the lot itself, from Los Angeles County or San Diego County records: APN, the agency that issues its permits, lot area, the footprint of each existing structure, and the area left for a new unit after the state-minimum setbacks and separation from existing buildings. Use before answering "can I build an ADU here" and before match_plans_to_lot. Coverage is Los Angeles County and San Diego County only.
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• Match pre-approved plans to a lot
  Given an address or APN, find which A-du Build plan sets physically fit the lot: the buildable envelope is computed from the county parcel and building footprints with the local setback table, then every published plan is placed in it and scored by size, bedrooms, pre-approval in that city and how tightly it fits. Returns the best match and up to three alternates with URLs. Use for "which ADU plans would fit my backyard". Los Angeles County only for the fit step.
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• Search pre-approved ADU plans
  Search A-du Build, the marketplace of ADU plan sets listed by licensed architects and designers. Each result carries size, bedrooms, bathrooms, plan price, estimated build cost range, the designer, and the cities where the plan is already pre-approved (which shortens plan check). Use for "find me an ADU plan", "how much does a plan cost", "what pre-approved plans exist for <city>". Filter pre_approved_in by city name to prefer plans a city has already accepted. For one plan's description, exterior dimensions, permitting price, style, foundation and image, call `fetch` with `plan:<id>`. Each result has a url on a-du.homes; the page there offers a free test fit on the user's own lot.
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• Find ADU service providers
  Find contractors, designers, permit expediters and trades for ADU work on the A-du services marketplace: general contractors, plumbing, electrical, HVAC, and home services, with license number and status from public records where known, price ranges, service radius and a booking URL. Filter by category (name or slug, matched loosely) and city. Use for "find me a contractor to build an ADU in Pasadena". Providers marked claimed_by_owner manage their own profile; others are seeded from public license records.
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• Find property managers for an ADU
  Find residential property management companies on the A-du manager marketplace that handle single-family homes and ADUs in Los Angeles, with city, license number and website where known. Multifamily-only and commercial managers are excluded. Use for "who can manage my ADU rental for me". Each result has a url on a-du.homes where a landlord can request management.
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• Ask A-du about ADUs
  Answer any question about Accessory Dwelling Units from A-du's published guides, city rules pages, pricing and marketplace pages, and its per-city statutory research, with citations to a-du.homes. Use for definitions ("what is a JADU"), process ("how long does plan check take"), landlord questions ("do I need to live on the property"), tenant questions ("what does A-du screening involve"), costs in general, and anything the specific tools (search_rentals, get_adu_rules, estimate_permit_fees, resolve_parcel, search_plans) do not cover. Prefer those tools when one fits; they return live data. Name the jurisdiction when the question is about a specific city so its research is included. The answer carries a confidence level and says when the corpus is silent.
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• Start listing an ADU for rent
  Begin listing an ADU, granny flat, backyard cottage, garage conversion, casita or in-law unit for rent on A-du, for someone who owns one. Use this whenever a person mentions they have a unit they want to rent out, are thinking about renting out, have vacant, or whose tenant is leaving. Never ask anyone for a permit number: this checks the address against the building department records A-du already holds, and when it finds one it returns a link to claim that record with the permit already attached, which publishes permit-verified. Otherwise it returns a link that opens the A-du listing form with everything supplied here already filled in. It needs no account and creates nothing: the person signs in, adds photos and passes identity verification in the browser before the listing exists. Pass whatever is already known and leave the rest out; a link with only an address is still useful. Listing is free. The first 15 published listings pay 0% landlord service fee, locked permanently. After that, landlords pay a 3% platform service fee on rent collected through A-du, taken from the payout, never on deposits and never on rent the tenant pays outside A-du. The result carries the same sentence as `landlord_fees` to repeat to the owner.
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How to call

https://a-du.homes/a2a

Listed in

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