Home Remodeling, ADUs & Additions in Orinda
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Our Services in Orinda
Backyard ADUs, garage conversions and junior ADUsBathroom Remodeling in Orinda
Primary suites, hall baths and accessible bathroomsKitchen Remodeling in Orinda
Open layouts, islands, structural and system upgradesHome Additions in Orinda
Single-story additions and second storiesNew Home Construction in Orinda
Custom homes and teardown rebuilds
Orinda General Contractor for ADUs, Additions and Remodels
Axiom Renovation (CA Lic. #1105006) designs, permits and builds ADUs, home additions, remodels and outdoor projects in Orinda. Many Orinda homes sit on hillside lots inside the Moraga-Orinda Fire District, so most projects need extra planning for slope, access and fire-resistant construction. We handle that from the first site visit through final inspection.
In Orinda, the City handles planning and zoning review first, and Contra Costa County issues the building permit and does the inspections. We coordinate both, plus fire district review when it is required.
What We Build in Orinda
- ADUs: detached, attached and junior ADUs, plus garage conversions
- Home additions and second story additions
- New custom homes, including tear-down and rebuild
- Kitchen and bathroom remodels and whole-home renovations
- Outdoor living: pools and spas, outdoor kitchens, pavers and hardscape, and artificial turf, lawns and landscaping
See finished work in our portfolio.
Orinda ADU Rules at a Glance
- A single-family lot can have an ADU plus a junior ADU (JADU), and a detached new-construction ADU is allowed. We confirm the current combination rules with the City for your parcel, since state law has expanded what is allowed.
- A JADU can be up to 500 sq ft, entirely inside the home. A standard ADU can be up to 850 sq ft (studio or one bedroom) or 1,000 sq ft (more than one bedroom); a streamlined detached ADU is under 800 sq ft.
- Detached ADUs are generally limited to 16 ft in height where they sit between the main home setbacks and the 4 ft ADU setbacks.
- Side and rear setbacks are 4 ft. Conversions of existing space need no added setback and may add up to 150 sq ft for entry or exit.
- Streamlined ADUs need no parking; standard ADUs generally need one space, with exemptions such as being within a half mile of transit. Garage conversions do not need replacement parking.
- ADUs are reviewed ministerially, with no neighbor notice. Impact fees do not apply under 750 sq ft.
Source: City of Orinda ADU page.
Rules change often, so we confirm the current standards for your parcel during the site assessment.
Other Orinda Rules That Affect Your Project
- Wildfire: the Moraga-Orinda Fire District treats its whole district as a Wildland-Urban Interface community, so new construction must meet California’s fire-resistant building standards (CBC Chapter 7A / CRC R337).
- Design review is required for new homes, new second stories, additions over 1,000 sq ft, and projects on lots with an average slope of 20% or more.
- Protected trees: on developed lots, listed native oaks 12 in. or more in diameter are protected, and work near them needs a tree permit.
- Creeks: work inside a creek setback needs an exception permit.
Getting Permits in Orinda
Planning applications go through the City of Orinda’s online application portal. The building permit is then issued by Contra Costa County, which also schedules inspections. Some projects also need Moraga-Orinda Fire District plan approval.
We Also Work Near Orinda
We also build in nearby Lafayette, Moraga, Walnut Creek, and across the Bay Area. See all of our service areas.
Frequently Asked Questions
Who issues building permits in Orinda?
The City of Orinda handles planning and zoning review, and Contra Costa County issues the building permit and performs inspections.
Can I build an ADU on a hillside lot in Orinda?
Usually yes. ADUs are reviewed ministerially, but slope, access, utilities and fire-resistant construction requirements shape the design, so we start every Orinda project with a site assessment.
Do Orinda ADUs need fire sprinklers?
An ADU does not need fire sprinklers if the main home is not required to have them. The whole Moraga-Orinda Fire District is a Wildland-Urban Interface area, so fire-resistant construction standards still apply.
Does a second story addition in Orinda need design review?
Yes. Orinda requires design review for a new second story, as well as for additions over 1,000 sq ft and projects on steep lots.