ADU Contractor Wilmington NC
Expert Building Services

Why Choose Swanson Construction and Development for Your ADU

Not all contractors understand ADUs. They're not just small houses—they require specific knowledge of zoning laws, efficient space planning, and how to maximize every square foot. We've built our reputation on delivering quality ADU projects throughout New Hanover, Pender, and Brunswick counties.

Licensed and experienced. We're a fully licensed general contractor with years of experience specifically in ADU construction. That matters when you're dealing with Wilmington's unique coastal building requirements and ADU regulations that change depending on whether you're building in the city limits or county.

Local zoning expertise. Wilmington has specific rules: detached ADUs can be up to 1,200 square feet, attached units max out at 800 square feet. We know these regulations inside and out, plus all the setback requirements and how they apply to your specific property.

Complete project management. From your first sketch on a napkin to the final walkthrough, we're with you. Design, permitting, construction, inspections—you get one team handling everything. No finger-pointing between architects, permit runners, and builders.

Transparent communication. We return calls. We show up when we say we will. We explain what's happening and why. Sounds basic, but you'd be surprised how rare that is in construction.

Quality without the drama. We build ADUs that last. Proper foundations, quality materials, attention to details like moisture management (critical in our humid climate). We don't cut corners to save a few bucks today that'll cost you thousands tomorrow.

What's Included in Our ADU Building Services

When you work with Swanson Construction and Development, you're getting a full-service ADU contractor. We're not handing you off to three different companies. We're handling it all.

Custom Design & Planning We start by understanding how you'll actually use this space. Then we create a design that fits your property, your budget, and Wilmington's regulations. Whether you want a detached cottage in the backyard, a garage conversion, or an attached suite, we'll make it work.

Permit Acquisition The permitting process in Wilmington can take 2-4 months if you know what you're doing. We handle all the paperwork, coordination with city officials, and back-and-forth that comes with getting approvals. You don't have to become an expert in zoning codes—that's our job.

Site Preparation We prepare your property for construction, including any grading, utility connections, and foundation work. Coastal properties sometimes need special attention to drainage and soil conditions. We've dealt with it all.

Complete Construction From foundation to roof, from framing to finishes, we build your ADU right. Our crews show up consistently, work efficiently, and clean up at the end of each day. We coordinate all the subcontractors—plumbers, electricians, HVAC—so you don't have to.

Final Inspections & Occupancy We schedule and manage all required inspections, handle any corrections needed, and make sure you get your certificate of occupancy. When we hand you the keys, your ADU is ready to use.

Benefits of Building an ADU on Your Wilmington Property

Generate rental income. Wilmington's rental market is strong. A well-built ADU can bring in $1,500 to $2,500 per month, depending on size and location. That's $18,000 to $30,000 annually that helps with your mortgage or builds your retirement fund.

Increase property value significantly. Adding an ADU typically boosts your home's value by 20-30%. For a $450,000 home in Wilmington, that's potentially $90,000 to $135,000 in added value. Properties with ADUs also tend to sell faster because buyers love the flexibility.

House aging parents or adult children. Give your family members their own private space while keeping them close. It's independence with support nearby—perfect for elderly parents who aren't ready for assisted living or adult kids saving up for their first home.

Create a dedicated home office or studio. Stop working at the kitchen table. An ADU gives you a separate, professional workspace that actually has a door you can close. Clients who visit will be impressed, and your productivity will thank you.

Flexible space that grows with your needs. Today it's a home office. Tomorrow it's a guest suite. Next year it's rental income. ADUs adapt to whatever life throws at you.

Address Wilmington's housing shortage. Our area needs more housing options. Building an ADU helps your community while benefiting your family financially.

Faster approval than building a separate home. ADU regulations in Wilmington are designed to streamline the process compared to building a traditional home. Less red tape means you're living in or renting out your ADU sooner.

Our ADU Construction Process

We've refined our process over years of building ADUs in Wilmington. Here's what you can expect:

Step 1: Consultation & Site Evaluation (Week 1-2) We meet at your property, discuss your goals, and evaluate what's possible. We'll look at your lot size, existing utilities, zoning restrictions, and any potential challenges. You'll leave with a clear understanding of what's feasible and a ballpark budget.

Step 2: Design Development (Weeks 3-8) Our team creates detailed plans that match your vision and comply with local codes. We'll refine the design together until it's exactly right. This includes floor plans, elevations, and specifications for materials and finishes.

Step 3: Permitting (Months 3-5) We submit all required documents to the city or county and manage the approval process. This typically takes 2-4 months in Wilmington, depending on the complexity of your project and the current permitting workload.

Step 4: Construction (Months 5-9) Once permits are approved, we break ground. Construction timelines vary based on ADU size and type, but most projects take 4-6 months. We'll keep you updated every step of the way with regular progress reports.

Step 5: Final Inspection & Handover (Week 36-38) We schedule final inspections, obtain your certificate of occupancy, and hand over a completed ADU that's ready for immediate use. We'll walk you through everything and make sure you're completely satisfied.

ADU Options We Build in Wilmington

Detached ADUs Freestanding structures in your backyard, up to 1,200 square feet in Wilmington. Maximum privacy and flexibility. Perfect for rental units or multi-generational living.

Attached ADUs Connected to your main house but with a separate entrance. Limited to 800 square feet in city limits. More affordable than detached units and easier to connect to existing utilities.

Garage Conversions Transform your existing garage into a functional living space. Often the most cost-effective ADU option since the structure already exists. Great for in-law suites or home offices.

Above-Garage ADUs Build living space above your existing or new garage. Makes efficient use of your property's footprint and provides built-in parking below.

Not sure which type is right for you? Call 910-443-4113 and we'll help you figure it out based on your property, budget, and goals.

Start Your ADU Project in Wilmington Today

Building an ADU isn't just about adding square footage to your property. It's about creating possibilities—whether that's helping your parents age in place while maintaining independence, giving your adult kids a launch pad while they save for their own place, or generating rental income that changes your financial picture.

The process might seem complicated from the outside. Zoning regulations, permits, construction timelines, contractor selection—it's a lot to navigate on your own. That's exactly why we exist.

Swanson Construction and Development takes the complexity out of ADU construction in Wilmington. We've done this enough times to know where the roadblocks are and how to avoid them. We know which city officials to talk to, what documentation they need, and how to get your project approved efficiently. We understand coastal construction requirements that matter in our area—proper moisture management, foundation considerations, materials that hold up to humidity and salt air.

More importantly, we treat your property like it's our own. We show up when we say we will, we clean up at the end of each day, and we return your calls. We explain what's happening in plain English instead of construction jargon. And we stand behind our work long after you've moved furniture into your new ADU.

Whether you're exploring the idea of an ADU or you're ready to break ground next month, let's talk. We serve homeowners throughout New Hanover, Pender, and Brunswick counties with complete ADU construction services—from that first conversation about what's possible to handing you the keys to a finished, permitted, ready-to-use living space.

Call Swanson Construction and Development at 910-443-4113 to schedule your free consultation. We'll visit your property, discuss your goals and budget, and give you honest answers about what makes sense for your situation. No pressure, no sales pitch—just straight talk about ADUs in Wilmington and whether building one is right for you.

Your property has potential you might not have considered. Let's explore it together.

Frequently Asked Questions About ADUs in Wilmington NC

What is an ADU and what types can I build in Wilmington NC?

An ADU—or accessory dwelling unit—is a secondary living space on the same property as your primary residence. Think of it as a smaller, self-contained home with its own entrance, bathroom, kitchen, and sleeping area.

In Wilmington, you've got several options depending on your property and what you're trying to accomplish. Detached ADUs are the most popular—these are freestanding structures in your backyard, kind of like a cottage or guest house. The city allows these up to 1,200 square feet, which is plenty of room for a one or two-bedroom unit with full amenities.

Attached ADUs connect to your main house but have their own separate entrance. These max out at 800 square feet in Wilmington city limits. They're typically more affordable to build since you're sharing walls and utility connections with your existing home.

Garage conversions are exactly what they sound like—transforming your existing garage into living space. This is often the most cost-effective option since you're working with an existing structure. You'll add insulation, plumbing, electrical, and finishes to create a functional apartment or suite.

Above-garage ADUs give you living space on top of your garage. These are great if you want to maximize your property's footprint without sacrificing yard space.

The type that makes sense for you depends on several factors: your lot size, how much you want to spend, whether you need maximum privacy, and what Wilmington's zoning allows on your specific property. Some neighborhoods have HOAs with additional restrictions, so that's something to check early in the planning process. We help clients navigate all these considerations to find the right fit.

How much does it cost to build an ADU in Wilmington?

Let's talk real numbers. Building an ADU in Wilmington typically costs between $150 and $300 per square foot for quality construction. That means a 600-square-foot ADU might run $90,000 to $180,000, while a larger 1,000-square-foot unit could be $150,000 to $300,000.

But here's what actually drives those costs. Size matters most—obviously, a 400-square-foot studio costs less than a 1,200-square-foot two-bedroom unit. Every square foot you add increases your material and labor costs.

The type of ADU makes a big difference. Garage conversions are usually the cheapest option because you're starting with an existing structure. You're mainly dealing with interior work—insulation, drywall, plumbing, electrical, and finishes. Detached new construction costs more because you're building from the ground up, including foundation, framing, roofing, and siding.

Your finish choices significantly impact cost. Basic finishes keep costs down. Upgraded countertops, custom cabinetry, hardwood floors, and high-end fixtures push the price up. We help you prioritize where to spend and where to save based on how you'll use the ADU.

Site conditions affect your budget. If your property has challenging topography, poor soil that needs special foundation work, or utilities that are far from where the ADU will sit, costs increase. Wilmington's coastal location sometimes requires additional moisture management or foundation considerations.

Permit fees in New Hanover County typically run $1,500 to $3,000 depending on project scope. We factor these into your overall budget upfront so there are no surprises.

The honest answer? Most of our Wilmington clients spend $120,000 to $220,000 for a quality detached ADU that will last decades and meet all coastal building requirements. Garage conversions often come in at $60,000 to $120,000.

Want a specific number for your property? Give us a call at 910-443-4113. After a quick site visit, we can give you an accurate estimate based on what you're trying to build and your property's unique characteristics.

What are Wilmington's zoning regulations and size limits for ADUs?

Wilmington's ADU regulations are actually pretty straightforward once you understand the basics. The city allows one ADU per residential lot, and the rules differ depending on whether you're building attached or detached.

For detached ADUs, Wilmington allows up to 1,200 square feet. Your lot needs to be at least 50% larger than the minimum size for your zoning district, or have an extra 5,000 square feet—whichever is less. Setback requirements typically range from 5 to 15 feet from property lines, though this varies by district.

For attached ADUs, the maximum size is 800 square feet. These are allowed in most residential districts from R-7 through R-20, which covers most of Wilmington's residential areas. The entrance must be screened from the street—basically, it can't face the front of the property.

Height restrictions cap ADUs at 35 feet, which gives you plenty of room for a single or even two-story unit.

Parking can be tricky. Requirements vary, but generally you'll need to provide at least one off-street parking space for the ADU. This is often a challenge on smaller lots, so planning early helps.

One important detail: these regulations apply within Wilmington city limits. If you're in unincorporated New Hanover County, Pender County, or Brunswick County, different rules might apply. County regulations for ADUs have only been in place since 2023 in some areas, and the specifics can vary.

HOA restrictions can override city regulations. If you live in a neighborhood with a homeowners association, check your covenants before you fall in love with an ADU plan. Some HOAs don't allow ADUs at all or have additional restrictions on size, appearance, or use.

The good news? We deal with these regulations every day. We know which rules apply to your specific property, how to maximize your allowable space, and how to get through the approval process without surprises. Our first step is always checking your property's specific zoning to make sure your vision is possible.

How long does it take to build an ADU in Wilmington NC?

From your first meeting with us to moving furniture into your new ADU, you're looking at about 8 to 14 months for most projects. I know that seems like a long time, but let me break down where that time actually goes.

Design and planning (6-10 weeks) is where we figure out exactly what you want and create the detailed plans needed for permitting. We're not just drawing a floor plan—we're creating construction documents that show everything from electrical layouts to foundation details. If your property needs a survey or soil report, this phase takes longer.

Permitting (8-16 weeks) is usually the most frustrating part because you're basically waiting on city or county officials to review and approve your plans. In Wilmington, this typically takes 2-4 months depending on how backed up the planning department is and how complex your project is. We handle all the back-and-forth, resubmissions, and coordination with inspectors during this phase.

Construction (16-24 weeks) is when things get exciting—you can actually see progress happening. A garage conversion might take 3-4 months since we're working with an existing structure. A detached new construction ADU typically takes 5-6 months. Weather delays happen, especially in Wilmington where summer afternoon thunderstorms can slow exterior work. Material delivery times can also affect the schedule, though this has gotten better post-pandemic.

Final inspections (1-2 weeks) happen at the end when the city or county verifies everything meets code. Once you get your certificate of occupancy, your ADU is legal to inhabit or rent.

So the honest timeline? Plan on about a year from start to finish for a typical detached ADU. Garage conversions can sometimes be done in 6-8 months total since permitting is simpler and construction is faster.

Prefab or modular ADUs can cut construction time significantly—sometimes down to just a few weeks on-site—but you still need to go through the same design and permitting process upfront.

Want to get started? The sooner you call us at 910-443-4113, the sooner we can get your project moving through the pipeline. Every day you wait is literally another day until your ADU is finished.

Do I need permits to build an ADU in Wilmington?

Yes, absolutely. You need permits to build an ADU in Wilmington, and skipping this step is a mistake that'll haunt you later.

Here's what you'll need: A building permit is mandatory for any ADU construction, whether you're converting a garage or building from scratch. This ensures your ADU meets North Carolina's residential building code and Wilmington's local requirements. The city reviews your plans, checks that everything complies with structural, electrical, plumbing, and energy codes, then issues the permit.

You'll also need zoning approval before you can get your building permit. The planning department verifies that your proposed ADU complies with size limits, setbacks, lot coverage requirements, and other zoning regulations specific to your property.

Separate permits for each trade come into play during construction. You'll need electrical, plumbing, and HVAC permits, each requiring inspections at various stages. For example, electrical work gets inspected after rough-in (before walls are closed up) and again at the final stage.

If you're connecting to city water and sewer, you might need an encroachment permit for any work in the right-of-way. If your property is in a special flood zone (common in coastal Wilmington), additional flood zone permits or elevation certificates might be required.

The permitting process works like this: We submit your complete construction drawings and site plans to the city or county. They review everything, which takes several weeks. They'll often come back with questions or requested changes—this is totally normal. We address their comments and resubmit. Once approved, we pay the permit fees (typically $1,500-$3,000) and receive the actual permits.

Throughout construction, city inspectors visit at key stages—foundation, framing, rough-in for all systems, insulation, and final. Each inspection must pass before we can move to the next phase.

Why this matters: ADUs built without permits create serious problems when you try to sell your home, get insurance, or rent the unit legally. Banks won't finance properties with unpermitted structures. Insurance companies can deny claims. And if the city finds out, you might have to tear down your ADU or bring it up to code at significant expense.

The good news? We handle all of this for you. Permit acquisition is included in our services. You don't need to become an expert in building codes or spend hours at city hall. We do this every day, and we know how to get ADU permits approved in Wilmington efficiently. Call us at 910-443-4113 to get started.

What's the difference between a detached and attached ADU?

The main difference is pretty obvious—detached ADUs are separate buildings, while attached ADUs connect to your main house. But there's more to consider when deciding which makes sense for you.

Detached ADUs sit somewhere else on your property, usually in the backyard. They're completely separate structures with their own foundation, walls, and roof. In Wilmington, these can be up to 1,200 square feet, which is big enough for a comfortable one or two-bedroom living space.

The big advantage? Maximum privacy. Your tenants or family members aren't sharing walls with you. They can play music, have guests over, or live on a completely different schedule without affecting your household. You also get more design freedom since you're not trying to match or connect to your existing home.

The downside is higher construction costs. You're building an entire structure from scratch—foundation, framing, roofing, siding, everything. Utility connections might need to be trenched across your yard. And you'll use up more of your backyard space.

Attached ADUs connect to your main house, usually with a shared wall or breezeway. Wilmington limits these to 800 square feet. They have their own separate entrance—it's not like a spare bedroom; it's a complete independent unit that just happens to be connected to your home.

The advantages are lower cost and easier utilities. You're sharing at least one wall with your existing house, which means less building. Connecting to your existing water, sewer, electrical, and HVAC systems is simpler and cheaper than running everything from scratch.

But you sacrifice some privacy. Sound travels through shared walls. You might hear your tenants or family members more than you'd like. And there's less flexibility in design since the ADU needs to work with your existing home's footprint and appearance.

For rental income, detached usually wins because tenants will pay more for privacy and the feeling of living in their own cottage. For family members, either works great—some people prefer being closer, others want more separation. For budget, attached usually costs $20,000-$40,000 less than comparable detached units.

We help clients think through these tradeoffs based on their specific goals, property layout, and budget. Sometimes the decision is made for you by lot size or zoning—if your backyard isn't big enough to maintain required setbacks, attached might be your only option. Give us a call at 910-443-4113 and we'll walk your property to discuss what's possible.

Can I use my ADU for rental income in Wilmington?

Yes, you can absolutely rent out your ADU in Wilmington, and many homeowners do exactly that to help cover their mortgage or build extra income.

Wilmington's zoning codes allow ADUs to be used as rental units. You're not required to have a family member living there—you can rent to anyone you choose. This flexibility makes ADUs powerful financial tools for property owners.

Here's what you need to know legally. Your ADU must be properly permitted and have a certificate of occupancy before you can legally rent it. The city wants to make sure it meets all safety codes and zoning requirements. Don't try to rent an unpermitted ADU—you'll face fines and legal issues.

You'll need appropriate landlord insurance for your rental unit. Standard homeowners insurance doesn't cover rental situations. Talk to your insurance agent about adding a landlord policy or endorsement that protects you from liability and property damage related to tenants.

Rental regulations in Wilmington are fairly straightforward. You'll need to follow North Carolina's landlord-tenant laws, which cover things like security deposits, lease agreements, and eviction procedures. Fair Housing laws apply—you can't discriminate based on protected characteristics when selecting tenants.

The rental market in Wilmington is strong. Depending on your ADU's size, location, and quality, you can typically rent for $1,200 to $2,500 per month. A well-maintained 600-square-foot unit in a good location might bring $1,500-$1,800 monthly. A larger 1,000-square-foot unit with nice finishes could command $2,000-$2,500 or more.

The math works out well for most homeowners. If your ADU costs $150,000 to build and rents for $1,800 monthly, that's $21,600 annually. After expenses like insurance, maintenance, and property tax increases, you might net $16,000-$18,000 per year. That's roughly a 10-12% annual return, which beats most other investments.

Short-term rentals (like Airbnb) are a different story. Wilmington has specific regulations about short-term rentals that vary by district, and ADUs may not be eligible in all areas. If you're interested in this, we can help you research whether it's allowed on your property.

Some homeowners flip the script—they live in the ADU and rent out their main house for even more income. This is perfectly legal and can be a smart financial move if you're downsizing or don't need all the space in your main home.

One thing to check: if you have an HOA, review your covenants. Some homeowners associations restrict or prohibit rentals, including ADU rentals. Better to know upfront before you invest in construction.

Want to explore the rental income potential for your property? Call us at 910-443-4113. We can walk you through the numbers and help you understand what's possible in your specific situation.

How much can I rent my ADU for in the Wilmington area?

The realistic rental range for ADUs in Wilmington runs from about $1,200 to $2,800 per month, but where your ADU lands in that range depends on several factors.

Size is the obvious one. A small 400-square-foot studio might rent for $1,200-$1,500. A 600-700 square foot one-bedroom unit typically gets $1,500-$2,000. A larger 900-1,000 square foot two-bedroom ADU can command $2,000-$2,500 or more.

Location matters tremendously. An ADU near UNCW or downtown Wilmington rents for more than one in a more remote part of the county. Proximity to beaches, shopping, restaurants, and job centers increases rental demand and rates. An ADU in Carolina Beach or Wrightsville Beach's market area might rent for 20-30% more than a comparable unit farther inland.

Quality and finishes affect rent. A basic, builder-grade ADU rents for less than one with upgraded countertops, stainless appliances, nice flooring, and modern fixtures. Central air conditioning is basically mandatory in Wilmington's summer heat—you'll struggle to rent a unit without it.

Amenities matter to tenants. A private entrance is expected. A small deck or patio adds value. In-unit laundry is a huge plus that can add $100-$150 to monthly rent. Off-street parking is important—tenants don't want to fight for street parking every day.

Market conditions fluctuate. Wilmington's rental market has been strong the past few years due to population growth and limited housing inventory. Summer months typically see higher demand from people relocating or students looking for off-campus housing.

Let me give you some real examples from the Wilmington area. A 650-square-foot detached ADU in a decent neighborhood near Monkey Junction might rent for $1,600-$1,800. A similar-sized ADU in a nicer area closer to Mayfaire or Landfall could get $1,900-$2,200. A 1,000-square-foot two-bedroom ADU with high-end finishes in a prime location might command $2,400-$2,800.

The best way to estimate your ADU's rental potential is to research comparable properties. Look at apartments, condos, and other ADUs in your area on rental sites like Zillow, Apartments.com, and Facebook Marketplace. Pay attention to units similar in size to what you're planning to build.

Here's the math that matters. If you're building a $160,000 ADU that rents for $1,900 monthly, you're generating $22,800 annually. After setting aside money for maintenance (about 10%), insurance, property tax increase, and occasional vacancy, you might net $17,000-$19,000. That's roughly an 11-12% annual return on your construction investment, not counting the boost to your property's value.

One often-overlooked strategy: charge slightly below market rate to attract quality long-term tenants. A tenant who stays three years at $1,850/month with zero drama is often better than constant turnover chasing $2,000/month.

Want to understand the rental potential specific to your property's location? Call us at 910-443-4113. We work with homeowners all over the Wilmington area and can give you realistic expectations based on your neighborhood and what you're planning to build.

Will building an ADU increase my property value?

Yes, and probably more than you think. Building a quality ADU in Wilmington typically increases your home's value by 20-30% of the ADU's construction cost, sometimes more depending on the property and market conditions.

Let's make this concrete with real numbers. Say you spend $180,000 building a well-designed 800-square-foot detached ADU. Your property value might increase by $100,000 to $150,000. On a home currently worth $400,000, that could boost your total value to $500,000-$550,000.

Why does this work economically? Multiple reasons stack up. First, you're adding legitimate square footage and living space to your property. Appraisers consider this when evaluating your home. Second, you're creating income potential—properties that can generate rental income sell for a premium. Third, ADUs offer flexibility that buyers value highly.

The specific value increase depends on several factors. The quality of your ADU matters—a professionally built, permitted unit with nice finishes adds more value than a bare-bones construction. The type of ADU matters too—detached units typically add more value than garage conversions because they offer maximum privacy and flexibility. And market conditions matter—in Wilmington's tight housing market, properties with ADUs are especially attractive to buyers.

Here's what actually happens when you sell. Properties with ADUs typically sell faster than comparable homes without them. Buyers love the options: they can house extended family, generate rental income, use it as a home office, or simply have extra space for guests. Real estate agents actively market the ADU as a major selling point.

Studies from around the country consistently show homes with ADUs sell for 35% or more than similar homes without them in high-demand markets. Wilmington's market shares these characteristics—limited inventory, growing population, high cost of housing.

But here's the catch: the ADU must be properly permitted. An unpermitted ADU actually decreases your property value because it's a liability. Buyers can't get financing for homes with unpermitted structures. Banks see it as a risk. So that $180,000 you spent on an unpermitted ADU? You might not recoup any of it, and it could actively hurt your sale.

Property tax will increase, which is worth factoring in. Adding $100,000 to $150,000 in value means your annual property tax might go up by $1,000-$1,500 in New Hanover County. But if you're renting the ADU for $1,800/month, you're still generating $21,600 annually—way more than the tax increase.

The equity boost matters long-term. Even if you're not selling soon, that increased home value is equity you can potentially borrow against for other investments or needs. It's building wealth while also providing immediate benefits through rental income or family housing.

Smart move for retirement planning. Many Wilmington homeowners build ADUs as part of their retirement strategy. The rental income helps now, the property value increase builds wealth, and having flexible space on your property gives you options as you age—maybe you eventually downsize into the ADU and rent out your main house.

Bottom line: a quality ADU is one of the few home improvements that can actually pay for itself through increased property value plus rental income. Most home improvements only return 60-80% of their cost at resale. ADUs can exceed 100% return when you factor in both value increase and rental income over time.

Want to understand what an ADU could do for your specific property's value? We'd be happy to discuss it. Call us at 910-443-4113.

Can I build an ADU if I live in a neighborhood with an HOA?

Maybe. This is one of those frustrating answers, but HOAs can override city zoning when it comes to ADUs, and every HOA is different.

Here's how it works legally. Wilmington's zoning codes allow ADUs on most residential properties. But if you live in a neighborhood with a homeowners association, your HOA's covenants and restrictions can be more restrictive than city codes. If your HOA specifically prohibits ADUs, accessory structures, or secondary dwellings, you can't build one even though the city would allow it.

Check your HOA documents first. Look for your CC&Rs (Covenants, Conditions, and Restrictions). These are the rules you agreed to when you bought your home. Search for terms like "accessory dwelling," "secondary residence," "rental," "accessory structures," or "outbuildings." Some HOAs spell out exactly what you can and can't build. Others have vague language that requires interpretation.

Some HOAs allow ADUs with approval. Even if your documents don't explicitly prohibit ADUs, you'll likely need to submit your plans to the architectural review committee or board. They'll evaluate whether your ADU meets the community's design standards, setback requirements, and aesthetic guidelines. Be prepared to show detailed plans, renderings, and specifications.

Rental restrictions are common. Many HOAs prohibit short-term rentals (like Airbnb) and some restrict long-term rentals too. If you're building an ADU specifically for rental income, confirm your HOA allows rentals before you invest in construction. Some HOAs require board approval for tenants or limit the number of rental properties in the community.

In county unincorporated areas, ADUs have only been allowed since 2023, and many HOAs in these areas were formed before ADU regulations existed. Their governing documents might not address ADUs at all because they weren't on anyone's radar when the HOA was established. In these cases, you might have more flexibility, but you'll still need to work with your HOA board.

What if your HOA says no? You have a few options. You could petition the HOA board to change the rules—some boards are open to updating restrictions, especially as ADUs become more popular and address housing needs. You'd need support from other homeowners to get rule changes passed. Or you could explore building something that doesn't qualify as an ADU under your HOA's definitions—perhaps a pool house, studio, or workshop that happens to have plumbing and a kitchenette.

The honest reality: HOA restrictions kill a lot of ADU projects before they start. We've worked with homeowners who got excited about building an ADU, did all the research, created plans, and then discovered their HOA prohibits them. It's disappointing, but better to find out early than after you've spent money on plans and permitting.

Our recommendation? Before you do anything else, confirm your HOA allows ADUs. Call your HOA management company, review your governing documents, and if there's any ambiguity, request written confirmation from your board. Get this squared away before you invest time and money in design and planning.

If your HOA is open to ADUs, we can work with you to create a design that meets both city codes and HOA requirements. We've successfully navigated architectural review committees many times and understand what they're looking for in terms of aesthetics, materials, and compatibility with the neighborhood.

Live in an HOA but not sure about the rules? We can help you figure it out. Call us at 910-443-4113 and we'll guide you through checking your HOA restrictions before we start any design work.

What's included in ADU construction services?

When you hire Swanson Construction and Development to build your ADU, you're getting a complete, turnkey service from concept to completion. We're not just showing up to swing hammers—we're managing every aspect of your project so you don't have to become an expert in construction.

Initial consultation and site evaluation kicks everything off. We meet you at your property to discuss your goals, budget, and timeline. We evaluate your lot to understand what's possible given size, topography, utilities, and zoning. You'll walk away with a clear understanding of feasibility and rough cost estimates. This consultation is free and helps you decide if an ADU project makes sense for you.

Custom design and planning comes next. We create detailed floor plans and designs that match your vision while complying with all Wilmington codes. This includes space planning to maximize functionality in a compact footprint, selecting materials and finishes, creating construction drawings, and planning utility connections. We refine the design with your input until it's exactly right.

Complete permit acquisition and management is handled entirely by our team. We prepare all required documents, submit applications to city or county planning departments, respond to reviewer comments and questions, coordinate with zoning officials, and obtain all necessary building permits. This typically takes 2-4 months in Wilmington, and you don't have to set foot in city hall.

Site preparation and foundation work prepares your property for construction. We handle any required grading, ensure proper drainage (critical in coastal Wilmington), prepare the building pad, install the foundation (slab, crawlspace, or pier depending on your design and site conditions), and coordinate utility trenching for water, sewer, and electrical connections.

Complete construction of your ADU covers everything from foundation to finishing touches. Our crews handle framing, roofing, exterior siding, window and door installation, rough-in plumbing and electrical, HVAC installation, insulation and drywall, interior finishing (trim, doors, flooring), kitchen and bathroom installation, interior and exterior painting, and final fixtures and hardware. We coordinate all subcontractors and trades, so you have one point of contact instead of managing five different companies.

Quality materials and craftsmanship are standard. We use materials appropriate for Wilmington's coastal climate—moisture-resistant where needed, proper ventilation, and quality components that'll last. We don't cut corners on the details that matter for long-term durability.

Inspection coordination and management happens throughout construction. We schedule all required inspections at each phase (foundation, framing, rough-in, insulation, final), address any inspector comments or corrections needed, and ensure everything passes inspection before moving to the next phase.

Final walkthrough and certificate of occupancy completes the project. We walk through your finished ADU with you, demonstrate all systems and appliances, address any final punch-list items, obtain your certificate of occupancy from the city or county, and provide you with all warranty information and maintenance instructions.

Project management and communication ties everything together. You get regular progress updates, a single point of contact for questions or concerns, scheduling that respects your property and daily life, and transparent communication about any challenges or needed decisions. We return calls, show up when we say we will, and keep your project moving forward.

What's NOT typically included: Furniture, appliances beyond basic builder-grade options (though we can upgrade), extensive landscaping beyond basic grading, and amenities like decks or patios unless specified in your contract. These can all be added, but they're separate line items so you know exactly what you're paying for.

Our goal is simple: you tell us what you want, and we handle everything needed to make it happen. No surprises, no hidden costs, no passing you between multiple companies. One team, complete service, quality results. Call us at 910-443-4113 to discuss what's included in your specific project.

How do I choose the right ADU contractor in Wilmington?

Choosing the wrong contractor can turn your ADU dream into a nightmare, so let's talk about what actually matters when you're evaluating builders.

ADU-specific experience is critical. General contractors who mainly build custom homes might not understand ADU-specific challenges—zoning intricacies, space-efficient design, utility connection logistics, and how to maximize functionality in compact footprints. Ask potential contractors how many ADUs they've built in Wilmington specifically. Three or more recent projects suggests they know what they're doing. Zero ADU experience? That's a red flag.

Proper licensing and insurance aren't negotiable. In North Carolina, any contractor building an ADU needs a general contractor's license. Check their license status with the NC Licensing Board for General Contractors. Verify they carry adequate liability insurance and workers' compensation. If someone gets hurt on your property during construction and your contractor doesn't have proper insurance, you could be liable. Don't take their word for it—ask for proof.

Local knowledge matters in Wilmington. Contractors familiar with New Hanover County's permitting process, coastal construction requirements, local inspectors' preferences, and Wilmington's specific zoning regulations will save you time and headaches. Someone who's built five ADUs in Charlotte won't necessarily navigate Wilmington's requirements efficiently.

Look at actual past work. Don't just browse website photos—those might be stock images or someone else's work. Ask to see completed projects in person if possible. Drive by previous ADUs they've built. Talk to past clients about their experience. Were projects completed on time? On budget? How did the contractor handle problems that came up?

Detailed, written estimates separate professionals from amateurs. A quality contractor provides itemized estimates showing exactly what's included—design fees, permits, materials, labor, specific fixtures and finishes, and timeline estimates. Vague ballpark numbers or pressure to sign before you see detailed costs? Walk away.

Communication style reveals a lot. Do they return calls promptly? Answer questions thoroughly? Explain things in plain English instead of construction jargon? The contractor's communication during the sales process is probably the best communication you'll get—it usually goes downhill after you sign the contract. If they're hard to reach or unclear now, imagine trying to get answers when construction problems arise.

Understand their permitting process. Some contractors expect you to handle permitting yourself or charge extra for it. Quality ADU contractors include permit acquisition in their service because they understand it's complex and they have the expertise to navigate it efficiently. Ask explicitly: "Do you handle all permit acquisition and is that included in your price?"

Check references thoroughly. Don't just call the three references they provide—those are obviously going to say good things. Search for online reviews. Check with the Better Business Bureau. Ask around in local Facebook groups or neighborhood forums. A contractor with a solid reputation won't hesitate to provide multiple references from recent projects.

Warranty and after-service matter. What warranty do they provide on their work? What happens if something goes wrong after completion? Reputable contractors stand behind their work and provide clear warranty information in writing.

Red flags to watch for: Requires large upfront deposits (in NC, contractors can't ask for more than one-third down), doesn't provide a written contract, can't show proof of licensing and insurance, pressure tactics or "limited time" pricing, significantly lower bids than competitors (they're either cutting corners or will nickel-and-dime you with change orders), vague timelines or unwillingness to commit to a schedule.

Trust your gut. If something feels off—the contractor is evasive, pushy, or makes promises that sound too good to be true—listen to that instinct. Building an ADU is a significant investment, and you'll be working with this contractor for months. Choose someone you feel comfortable communicating with and confident will follow through.

At Swanson Construction and Development, we check all these boxes. Licensed, insured, local experience specific to Wilmington, complete permitting services, detailed written estimates, and a reputation built over years of quality work in the area. Want to discuss your ADU project and see if we're a good fit? Call us at 910-443-4113.