Our Services
Nest ADU turns your unused yard or garage into a beautiful ADU with $0 out-of-pocket and no monthly payments while you remain the owner and landlord. We fund, design, permit, build, and professionally manage for up to 10 years; a simple junior lien ensures repayment only at sale, refinance, or an optional early buyout—and if you don’t want to buy out early, just let the term run while tenant rent covers the program; at term end there’s no payoff due, we reconvey the lien, and the ADU is 100% yours. Because we use private investor funding and a dedicated in-house design/build team, we accept a limited number of projects per intake; when the roster is full, we pause new starts until active homes are delivered. Not all homes or properties will qualify—approval depends on funding, site conditions, utilities, and city rules—so apply early to secure your spot.
Design
We turn your goals and lot into a build-ready ADU plan—fast, code-clean, and tailored to your property.
Permitting
We handle the city maze—submittals, comments, revisions, approvals—so you don’t have to.
Construction
We build under a disciplined GMP process—on-site, on-schedule, with quality you can see.
Property Management
We lease, maintain, and manage the ADU—no landlord headaches, just clean monthly reporting.
Frequently Asked Questions
No. You keep your existing mortgage and rate. There are no monthly payments to us and no new loan you have to service.
We do not transfer ownership or use a long master lease. We record a simple junior deed of trust (a standard, subordinate lien) so escrow pays us at sale/refi or early buyout. Your first mortgage stays in place; if you sell or refinance, escrow requests our payoff and we reconvey.
No. Rent from the ADU funds the program during the term. You may receive any excess per the agreed waterfall; there’s never a required monthly payment from you.
Yes—a junior deed of trust (no monthly payment). It simply ensures we’re paid at sale, refinance, or an optional early buyout. If you complete the term with no sale/refi or default, no payoff is due and we reconvey the lien.
If you run the full term, you owe nothing. Our rent rights end, we reconvey the lien, and the ADU is 100% yours. You can keep leasing it (we can continue PM if you want) or use it for family.
Yes—anytime. We publish a Fixed Declining Schedule at signing for clarity. To keep it fair, there’s a small guardrail: if actual average rent to date differs from underwriting by more than ±10%, the buyout adjusts by 50% of that variance. No prepayment penalty.
You are the landlord of record, and tenants sign your lease. Our Property Management company acts as your agent (standard Property Management Agreement at 10% of collected rent).
No. During the term, the program absorbs vacancy and non-payment risk. We handle screening, leasing, collections, and turnover. (If you want to stop renting for personal use, you can exercise the early buyout.)
You keep paying your existing mortgage/taxes/insurance for the main house as usual. Per our agreement, we cover the ADU’s share of property taxes, insurance, routine maintenance, and PM during the term. We also manage repairs with vetted vendors and provide monthly statements.
The ADU improvement is typically assessed separately by the county. We cover the ADU’s portion of taxes during the term per our agreement. After the term (or buyout), you keep all the rental income and the tax responsibility.
Timelines vary by city and site, but a typical flow is: Design: 2–3 weeks, Permitting: city-dependent, and Construction: 3-4 months after permit. We give you a transparent schedule at consult and update you weekly once we start.
No problem. Escrow requests a payoff from us, pays it from proceeds, and we reconvey the lien so the buyer or new lender gets clean title. (Most refinances will either pay off the program or request resubordination—we’ll coordinate either way.)
We build under a Guaranteed Maximum Price (GMP) contract with clear inclusions, allowances, and contingency. You never front construction money; we fund the build. We also use milestone inspections, photo updates, and a punch-list before turn-over.
Light customization is fine (finishes/layout within code and budget). For family use during the term, you can do an early buyout and take over rental rights immediately. After the term ends, it’s entirely yours to use as you wish.
We run in capacity-capped cohorts to protect timelines and service. Eligibility depends on site conditions, city rules, and utilities (not every property will qualify). The fastest way to secure a spot is to apply for a free site check; we’ll confirm feasibility, show current openings, and give you a projected start date.
Possibly. After the property management fee and agreed ADU operating costs are covered, the program takes its contracted share to repay the build; any remainder can flow to you per the waterfall and your agreement. You’ll get clear monthly statements.
Just the basics: proof of ownership, mortgage statement, property tax status, a valid ID, and any HOA/recorded restrictions. We handle the rest (site check, plans, permits) and provide a simple checklist up front.
We design for clean utility billing: separate meters where practical or sub-metering/allocation spelled out in the lease. We handle all tie-ins and panel/load checks; tenants pay their usage per the lease.
During construction, we carry builder’s risk and general liability. After completion, your homeowner’s policy typically gets an ADU endorsement—and per our agreement, the program covers the ADU’s share of that premium during the term. We’ll help you and your carrier with the paperwork, and list our entities as additional insured.
During the term, our licensed PM team manages the ADU to protect timelines, compliance, and reporting (that’s part of how we keep it turnkey and absorb rent risk). After buyout or at term end, you can switch managers or self-manage if you prefer.
We run a disciplined, neighbor-friendly site: clear hours, safety/parking signage, and weekly cleanup. You’ll get a milestone schedule and photo updates; inspections are coordinated by us. We’re proactive with neighbor communication so the process stays respectful and predictable.
Likely, but it’s site-specific. We run a free feasibility check (setbacks, easements, utilities, lot access, height, and size limits) against current state and city rules, then show you the cleanest path (detached vs. garage conversion).
No. Our program is designed around long-term leases (most cities require 30+ days). We handle compliant leasing so you get steady income and zero headaches.
During construction we carry builder’s risk and liability. After completion, your homeowner’s policy adds an ADU endorsement; we typically require loss-of-rent coverage and the program covers the ADU’s share of that premium during the term. If something happens, we coordinate the claim and repairs.
You get a builder warranty (workmanship & systems), plus all manufacturer warranties (appliances, roofing, etc.). We deliver a close-out packet (as-builts, manuals, serials) and handle any punch-list items before lease-up.
We verify ownership, mortgage and tax status, and recorded liens. There’s no DTI requirement and no monthly payment—our underwriting is primarily property-based and feasibility-driven. In most cases there is no credit check, in some instances, there could be a soft credit check may be used to confirm there are no major issues.
An ADU can increase value and widen your buyer pool (extra unit, rental income). If you sell during the term, escrow requests our payoff, pays it from proceeds, and we reconvey the lien—buyer takes the home free of the program. We can also provide a leasing/performance packet to help your agent market the ADU.
