Two-Story ADU Plans
for Los Angeles
More home on a smaller footprint. Three architect-designed plans, fixed-price $12,990; est. $280K–$420K to build — the only firm offering productized two-story ADU plans in LA.
Go up. Keep the yard.
A single-story ADU takes its full square footage from your backyard. A two-story puts bedrooms upstairs and living space downstairs — delivering more home on less ground.
The Culver delivers 1,200 square feet of three-bedroom living on just a 600-square-foot footprint. A comparable single-story would consume twice the yard for the same living space — or force you into a smaller home to keep the outdoor space your family already uses.
No prefab ADU company can offer two-story construction at any price. Factory and transport constraints limit prefab to single-story modules under 950 square feet. CALI ADU is the only firm in Los Angeles offering productized two-story ADU plans — fixed-price permit-ready designs you build.
Three two-story Signature Homes
From an 840-square-foot starter to a 1,200-square-foot family home — every model includes design, permit processing, and construction at a transparent estimate.
Compare all three models
| The Fairfax | The Venice | Most Popular The Culver | |
|---|---|---|---|
| Living space | 840 sqft | 1,080 sqft | 1,200 sqft |
| Ground footprint | 448 sqft (14'×32') | 540 sqft (18'×30') | 600 sqft (20'×30') |
| Bedrooms | 2 | 2 | 3 |
| Bathrooms | 1.5 | 2 | 2.5 |
| First floor | Living, kitchen, powder room | Living, kitchen, powder room | Living, kitchen, powder room |
| Second floor | 2 bedrooms, 1 full bath | Primary suite + bedroom, 2 full baths | Primary suite + 2 bedrooms, 2 full baths |
| Estimated rent | $3,000–$3,600+/mo | $3,600–$4,200+/mo | $4,200–$4,800+/mo |
| Build timeline | 8–9 months | 8–9 months | 8–9 months |
| Plan fee (fixed) | $12,990 | $12,990 | $12,990 |
| Est. cost to build | $280K–$310K | $335K–$365K | $385K–$420K |
Plan fees are fixed for design + permit processing. Est. cost to build is an estimate by an independent licensed GC — build it yourself, bring your own licensed contractor, or build with one of our vetted construction partners.
Two-story projects we've completed
These aren't renderings. They're finished homes — designed and built by CALI ADU in Los Angeles.
Why no one else offers two-story
Prefab can't go up
Prefab ADU companies build in factories and truck units to your site. Highway weight and height limits cap them at single-story modules under 950 square feet. Two-story requires stick-built framing on your lot — which is exactly what CALI ADU does.
Most GCs won't fix the price
A general contractor will quote you a two-story ADU. They'll also change-order you 20–40% above that quote by the time they hand you the keys. CALI ADU's plan fee is fixed and detailed in writing before you commit; you then contract an independent licensed GC for the build on a defined, permit-ready plan set.
Vertical separation matters
Bedrooms upstairs, living downstairs. A staircase creates the kind of privacy that single-story floor plans achieve with a hallway and a door. Tenants pay more for it. Family members actually stay long-term because of it.
Two-story ADU questions
Are two-story ADUs legal in Los Angeles?
Yes. California state law (AB 68, SB 13, AB 881) permits ADUs up to 1,200 square feet on most residential lots, and there is no state restriction on building two stories. The City of Los Angeles allows two-story ADUs under its current ADU ordinance, subject to standard setback and height requirements. CALI ADU handles the full permitting process as part of every Signature Home project.
How much does a two-story ADU cost?
CALI ADU's three two-story Signature Home plans are fixed-price at $12,990 (design + permit). Estimated cost to build is roughly $280K (The Fairfax, 840 sqft) to $420K (The Culver, 1,200 sqft) — build it yourself, bring your own licensed contractor, or build with one of our vetted construction partners. A comparable two-story ADU from a general contractor typically starts lower but finishes 20–40% higher after change orders.
Why build two-story instead of single-story?
A two-story ADU delivers more living space on a smaller ground footprint. The Culver, for example, provides 1,200 square feet of living space on just 600 square feet of ground — leaving twice as much backyard as a single-story ADU of comparable size. Two-story also provides natural floor separation between living and sleeping areas, which improves both privacy and rental appeal.
How long does it take to build a two-story ADU?
CALI ADU's two-story Signature Homes take 8–9 months from design kickoff to key handover. This includes approximately 2 weeks of design, 6–8 weeks of permit processing through your city's building department, and 6 months of construction. The construction schedule is set in writing in your contract with the independent licensed general contractor who performs the build under separate contract with you.
Can I build a two-story ADU on a narrow lot?
Yes — that's exactly what two-story is designed for. The Fairfax is just 14 feet wide and 32 feet deep, fitting on side yards and narrow setback zones where no single-story two-bedroom could. If your lot is tight but your needs are big, two-story is the only math that works.
Looking for single-story?
Six single-story Signature Homes from 400 to 1,000 square feet — the most efficient floor plans in the lineup. All fixed-price permit-ready plans.
The Wilshire
The Sunset
The Westwood
The Laurel Canyon
The Melrose
The Lincoln
See a two-story ADU in your backyard.
Book a free 15-minute Backyard Review — we'll show you which model fits your lot, your setbacks, and your goals.
Free · 15 minutes · No obligation