How we work
Designed to live on its own, then built once, built right
An in-law suite or ADU has to work as a real, independent home, not a converted spare room. We design yours for its own light, flow, kitchen, and bath, so it lives comfortably and privately from day one.
We start with design and code. Egress, utilities, and permitting get planned up front, then we build it to match your main home’s rooflines and finishes so it belongs on the property.
Everything your in-law suite or ADU needs, under one roof
Design for Independent Living
Design for Independent Living
A layout designed to live on its own. Light, flow, and storage for a real separate space, not a converted spare room.
Foundation & Framing
Foundation & Framing
Footings, foundation, and framing built new and to code for a standalone or attached suite.
Kitchen or Kitchenette
Kitchen or Kitchenette
A full kitchen or compact kitchenette with real cabinetry and counters, scaled to the suite.
Private Full Bath
Private Full Bath
A complete, fully tiled private bathroom, waterproofed and built like our full bath builds.
Electrical, Plumbing & HVAC
Electrical, Plumbing & HVAC
Independent power, plumbing, and conditioned air so the suite runs comfortably on its own.
Roofline & Exterior Match
Roofline & Exterior Match
Siding, roofline, and finishes matched to the main home so the suite belongs on the property.
Your options
Three buildings, one line between them
These are three different buildings, not three finish levels of one, and only the third is legally an ADU. The line is a permanent kitchen. Add one and the county reads the building as a second dwelling on your lot, which brings its own sewer tap, its own zoning review, and the rules that come with both. That single decision moves the price more than any finish you will pick.
Detached Office
The flex building
removeNot an ADU
A finished, insulated, climate-controlled room in the backyard. An office, a gym, a studio, a playroom. No kitchen and no second sewer tap, which is why it costs a fraction of the others.
What's included
- checkPermitted, engineered foundation and framing
- checkInsulated, conditioned and fully wired
- checkNo kitchen and no second sewer tap, which is most of the price difference
Guest Suite
Somewhere to put people
removeNot an ADU
The flex building with a full bath and a place to sleep. Guests, a returning adult child, a pool house. It has no permanent kitchen, so the county still reads it as an accessory structure, not a second home.
What's included
- checkEverything in the flex room, plus a full bath
- checkPlumbing, drainage and its own water heater
- checkSleeping space, so it works as guest quarters
Full ADU
A small house of its own
verifiedA legal dwelling unit
Kitchen, bath, and sleeping space, so it stands on its own for aging parents or a tenant. Adding the kitchen is what makes it a second dwelling unit, and that brings its own sewer tap, its own zoning review, and the ordinance rules that come with it.
What's included
- checkEverything in the guest suite, plus a permanent kitchen
- checkSeparate sewer tap, egress and second-unit zoning review handled
- checkExterior matched to your home, as the Columbia ordinance requires
All tiers include a full scope in writing, one accountable builder, and no-surprise billing. The price you approve is the price you pay.
Let’s make sure we’re a match
Are we the right fit?
A project like this is a real investment, so it’s worth a quick gut-check up front. Here’s where we do our best work, and where another team might serve you better.
thumb_upA great fit if…
- check_circleYou’re planning a full in-law suite or ADU and want it done right the first time.
- check_circleYou like knowing the scope, schedule, and price in writing before work starts.
- check_circleYou’d rather have one builder accountable for the whole job than juggle subs yourself.
- check_circleYou see your home as a long-term investment, not a quick flip.
balanceCould be a fit if…
- check_circleYou’re getting a few bids and want to understand what’s actually different between them, not just the bottom line.
- check_circleYou’re weighing whether it’s worth investing a bit more up front for certainty on cost and scope.
- check_circleYou have a budget in mind and want a builder who’ll tell you honestly what it can and can’t do.
infoMaybe not the best fit if…
- removeYou want the smallest, quickest patch rather than the whole thing done right.
- removeYou’d prefer to skip the permits and inspections.
What you’re really paying for is the team you don’t have to manage, one written scope, one point of accountability, and a job done right the first time. If that’s what you’re after, the best first step is a Project Blueprint, a licensed professional’s written read on your project before you commit a dollar.
The Project Blueprint
Know your in-law suite or ADU before you commit
Not sure what your in-law suite or ADU will really cost, or whether your plan even works? Start with a Project Blueprint. For $297, a licensed professional studies your project and hands you a written read: feasibility and recommendations, a risk assessment, renderings, and a real budget range, all before you build.
It’s the same preconstruction work-up we’d do internally before quoting the job. The free phone consultation comes first; the Blueprint is the paid next step for serious, full-scope projects, and your $297 credits 100% toward the project.
auto_stories A real brief we produced for a Midlands homeowner, flip through it.
A real Chonko Construction project brief, drag a corner to turn the page, or tap "View larger" to read it full-size. (Names and address are samples.)
What you walk away with
What's inside your Blueprint
A clear picture of what your remodel will really take, scope, design direction, and a budget to plan and finance around. Not a quote; the map.
Your ballpark project cost
A realistic cost range for the remodel you actually want, priced to your scope and finishes, not a generic square-foot guess.
- checkA range by scope & tier
- checkSized to your finishes
- checkA real number to plan around
What's behind the walls
The feasibility read most contractors skip, what your home’s structure, plumbing, and wiring will actually allow before you fall for a plan that can’t happen.
- checkStructural & load-bearing check
- checkPlumbing & electrical realities
- checkWhat the layout can and can't do
Design direction & selections
Layout options and a finish direction for the space, enough to picture the result and price it honestly.
- checkLayout & flow options
- checkFinish & material direction
- checkA look you can picture
Preliminary budget & allowances
A line-item preliminary budget with rough allowances for finishes and fixtures, real enough to take to your lender and plan your financing.
- checkRough finish & fixture allowances
- checkBuilt for planning & financing
- checkA ballpark, not a fixed quote
Timeline & project roadmap
A realistic timeframe and the step-by-step path from today to reveal day, including how long you are actually without the space.
- checkA phase-by-phase schedule
- checkHow long you're without the space
- checkThe path to done
Tailored to your home
Not a template. Every number is worked for your specific house and the rooms you actually want changed.
- checkYour home, your rooms
- checkYour must-haves priced in
- checkOne clear plan to decide on
The path from here
- 1Free consultation
- 2Project Blueprint
- 3Design & selections
- 4Written contract
- 5We build it
- 6Reveal day
The Project Blueprint is $297, and every dollar credits 100% toward your build.
Every figure in your Blueprint is a preliminary, illustrative ballpark to help you plan and finance, not a fixed quote. Your locked scope, schedule, and price come with your written Chonko Construction contract, after design.
Our Process
How your in-law suite or ADU comes together
From the first call to the final walkthrough, one builder, one written plan, no guesswork.
- forum1
Free Consultation
Start with a free phone consultation. Tell us what you’re picturing, and we’ll tell you straight whether it’s a fit, at no charge.
- architecture2
Your Project Blueprint
For $297, a licensed professional visits and hands you a written read on your project: whether it’s feasible, what it costs as a planning range, and what could blow the budget. It credits 100% toward your build.
- description3
Design & Written Price
We design the space and put the full scope, schedule, and firm price in writing, agreed before any work starts. No vague bids, no "we’ll figure it out as we go."
- event_available4
Approve & Schedule
You sign off on the plan and the number. We lock in materials, pull the permits, and set a real start date.
- construction5
Build & Communicate
One licensed builder runs the whole job and keeps you in the loop at every phase. No chasing subs, no surprises on the invoice.
- verified6
Walkthrough & Warranty
We finish with a full walkthrough against the scope you approved, then back the work with a named workmanship warranty.
- forum1
Free Consultation
Start with a free phone consultation. Tell us what you’re picturing, and we’ll tell you straight whether it’s a fit, at no charge.
- architecture2
Your Project Blueprint
For $297, a licensed professional visits and hands you a written read on your project: whether it’s feasible, what it costs as a planning range, and what could blow the budget. It credits 100% toward your build.
- description3
Design & Written Price
We design the space and put the full scope, schedule, and firm price in writing, agreed before any work starts. No vague bids, no "we’ll figure it out as we go."
- event_available4
Approve & Schedule
You sign off on the plan and the number. We lock in materials, pull the permits, and set a real start date.
- construction5
Build & Communicate
One licensed builder runs the whole job and keeps you in the loop at every phase. No chasing subs, no surprises on the invoice.
- verified6
Walkthrough & Warranty
We finish with a full walkthrough against the scope you approved, then back the work with a named workmanship warranty.
Part of a Larger Project
In-law suites are a build under our home additions scope; for a full standalone home, see custom home builder.
Serving Columbia & the Midlands
© OpenStreetMap contributors © CARTO
Frequently Asked Questions
What is the difference between an in-law suite and an ADU?add
An in-law suite is living space (often attached) with a bath and sometimes a kitchenette for family. An ADU (accessory dwelling unit) is a fully independent unit (kitchen, bath, and separate entry) that local code recognizes as a second dwelling. Chonko Construction builds both.
Do ADUs need permits in the Midlands?add
Yes, ADUs and in-law suites require permits and must meet local zoning and code, which varies by jurisdiction. Chonko Construction handles the permitting and builds to local ADU rules.
How much does an in-law suite or ADU cost in Columbia, SC?add
Cost depends on attached vs. detached, size, and finish. Every Chonko Construction project starts with a written scope, schedule, and price before work begins. Typical Midlands ranges are published in our in-law suite & ADU cost guide.
How do I find out if my in-law suite or ADU is feasible and what it will cost?add
Start with a Project Blueprint. For $297, a licensed professional visits your Columbia-area home and delivers a written feasibility read on your in-law suite or ADU (utilities, egress, and a preliminary budget range). The $297 credits 100% toward your project if you build with us.
Related Guides
In-Law Suite & ADU Cost
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Start Your In-Law Suite
Free phone consultation
Talk through your in-law suite or ADU
A quick, no-pressure call to scope the work and answer your questions. Pick a time on the right and we’ll call you then.
- check_circleA licensed builder on the phone, not a call center
- check_circleWe scope the project and talk through your options
- check_circleIt books straight onto our calendar, no estimate pressure