Even with ready-to-build plans, things can change. Here’s how to stay prepared.
At Dwelly, we design our Accessory Dwelling Unit (ADU) plans to make the permitting and building process as smooth as possible. Our ready-to-build designs reduce guesswork, minimize surprises, and streamline approvals — but construction is still construction, and that means unexpected things can still come up.
From weather delays to supply chain disruptions, contingencies are part of any build, and the best thing you can do is go in prepared.
Common Contingencies During ADU Construction
Here are some of the most common things that might change your construction timeline or budget — and how to plan for them.
1. Material Availability and Cost Fluctuations
The past few years have taught us a lot about the volatility of building material supply chains. From framing lumber to insulation to specialty windows, many essential materials have seen:
- Sudden price increases
- Limited regional availability
- Longer-than-usual lead times
What you can do:
- Work with your builder to order materials early, especially custom or energy-efficient products.
- Be open to alternate materials that meet the same performance and aesthetic goals.
- Build in a buffer in your budget for material price changes (10–15% is a common recommendation in the current climate).
2. Weather and Seasonal Delays
In New England, the weather is a wild card. Heavy rain, snow, or unexpected freezes can delay site prep, concrete pours, or framing.
What you can do:
- Plan construction during a favorable season (typically spring through early fall).
- Know that site work and inspections may slow down during peak rain or cold months.
- Ask your contractor about weather-related contingency days in their schedule.
3. Site Surprises
Even if everything looks great above ground, your site may still hold surprises — from ledge or buried debris to drainage issues.
What you can do:
- Conduct a site visit or soil test before breaking ground.
- Make sure your contract includes a clear process for handling unknown conditions.
- If your lot has slope, rock, or is near wetlands, consider hiring a civil engineer early on (we can connect you).
4. Inspection or Permit Delays
Sometimes permits are issued quickly, and sometimes the town is short-staffed or reviewing backlogs. Similarly, scheduled inspections can be pushed if local departments are overwhelmed.
What you can do:
- Submit a complete, code-compliant package (Dwelly plans help with that).
- Build in time cushions between construction phases.
- Stay flexible and keep communication open with your contractor and municipality.
5. Change Orders and Small Decisions
Even when using Dwelly’s pre-designed plans, small decisions still need to be made — from fixture selections to interior finishes. Sometimes homeowners change their minds or want to upgrade finishes along the way.
What you can do:
- Stick to the plan as much as possible — changes mid-build can create cost overruns and delays.
- Ask for a budget tracker or change order log from your builder.
- Keep your decision-making focused and organized (we can provide checklists if you need help!).
Building with Confidence, Not Just Optimism
Dwelly designs are optimized for ease and predictability — but smart building means planning for the things you can’t predict. Building contingencies into your timeline and budget helps you weather the unexpected without stress.
Pro Tip: Create a “Contingency Cushion”
We recommend setting aside:
- 10–15% of your construction budget for unforeseen conditions or upgrades
- 2–4 weeks of extra build time in case of delays
Having a contingency plan doesn’t mean something will go wrong — it just means you’re ready if it does.
Ready to build smart?
Dwelly can help you navigate every step, from plan selection to prepping for the construction phase. If you’re not sure how to get started or how to manage risks on your property, reach out and we’ll guide you.
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