Austin review guidance changes and every property differs. Build a dependency schedule and update its forecast when evidence changes.
Gate 1: property and project definition
Confirm the permit office, parcel records, existing buildings and planned homes. Check the zoning or HOME path and the main site issues. Order any needed survey, tree, drainage, structural or utility review.
Close the gate with a written site check choice and risk register. See Austin ADU site check.
Gate 2: concept and delivery strategy
Test placement, rooms, household use, access, privacy and service routes. Compare repeat plans, prefab and custom work. Obtain early building feedback and update the full owner range.
Close with one approved concept, named design team, delivery model and property assumptions.
Gate 3: address and coordinated documents
Complete the plans and needed technical work. Austin tells owners to get a unique address or building number before filing the home permit form. Coordinate the building, structure, energy, systems, trees and drainage.
Close with the confirmed address, completed filing package and internal planning check.
Gate 4: intake and Residential Plan Review
Submit through the current City route. Track intake, fee payment, reviewer comments, expert responses and resubmission. Separate days under City review from days awaiting project-team action.
Close when the filing is approved and the generated permits/conditions are understood.
Gate 5: commercial alignment
Give each qualified builder the same dated pricing set. Allow time for site visits and questions. Check that every quote covers the same work. Then review the legal business, insurance, references and contract.
Sign an agreement tied to the approved plans. Attach the owner budget and a realistic starting schedule.
Gate 6: permit activation and pre-start
Austin says building and trade permits must be paid and active before work begins. Also resolve utility-company tasks, later documents, product orders, insurance and site access.
Hold a preconstruction meeting covering access, tree/site protection, occupied-home safety, inspections, communications and changes.
Gate 7: field delivery
A detached build may start with setup, removal work and digging. Then come the foundation, frame, dry-in and rough utilities. Insulation, inside finishes, fixtures and outside repairs follow. A conversion or attached unit uses a different order.
Use a rolling schedule for the next inspections, owner choices and deliveries. Weather, concealed conditions and corrections may change near-term work.
Gate 8: inspection and final approval
Complete punch work, testing and final inspections. Austin says the Certificate of Occupancy follows the passed final building inspection and permit closure.
Collect the approved plans, product details and actual warranty terms. Add manuals, the change list and any final survey or utility records. Check the contract before final payment.
Maintain three linked registers
Choice register: selection, owner, due date and consequence.
Agency register: filing, comment, response and approval status.
Procurement register: product, final selection, order date, lead time and installation need date.
The main schedule should link to these records. It should not hide open questions inside long date ranges.
Distinguish duration from active work
Calendar time includes waiting for details, reviews and products. The builder’s active workdays are different. Each quote should say which period it covers. It should also list what must happen before work can start.
Austin’s published review target is not a guaranteed permit date. A construction estimate is not a promise when the start conditions remain open.
Plan owner choices by consequence
Set early deadlines for the housing path, floor plan and exterior. Decide windows, HVAC, electrical service and plumbing layout early too. Later finishes can follow a choice schedule tied to orders and rough-in work.
Changing layout after structural or service design affects more than the drawing labelled “floor plan.”
Add a recovery rule before delays occur
For each key stage, name who reports a delay. Set a due date for the new schedule. List work that can still move ahead safely. Making up time should not hide inspections, drying time or quality work.
Keep the owner choice log beside the schedule. A late selection, review response and site discovery are different causes and need different remedies. Update the related line in the cost forecast when delay changes money.
Frequently asked questions
How long does an Austin ADU take?
It depends on the site, design path and City review. Utility work, builder schedules and site conditions also matter. Ask for a schedule that lists these assumptions.
Can builder selection happen during plan review?
Yes. Use a controlled pricing set and state how comments or approved revisions will be reconciled.
Can site work begin before permits activate?
Do not start permit-required building without the required active approvals. Confirm any planned early work with the permit office and experts.
What owner choice most affects timing?
Late changes to the dwelling arrangement, size or plan can reset design and review. Resolve the project definition first.