How we work
Designed to live on its own, then built once, built right
- A real independent home: kitchen, bath, own entry
- Egress, utilities, and permitting planned up front
- Matched to the main home 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
Light, flow, and storage for a separate space.
Foundation & Framing
Foundation & Framing
Built new and to code, attached or standalone.
Kitchen or Kitchenette
Kitchen or Kitchenette
Real cabinetry and counters, scaled to the suite.
Private Full Bath
Private Full Bath
Fully tiled, waterproofed, complete.
Electrical, Plumbing & HVAC
Electrical, Plumbing & HVAC
Independent power, plumbing, and air.
Roofline & Exterior Match
Roofline & Exterior Match
Siding and roofline matched to the main home.
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.
A quick gut-check
Are we the right fit?
thumb_upA great fit
- A full in-law suite or ADU, done right the first time.
- Scope, schedule, and price in writing first.
- One builder accountable for the whole job.
infoNot the best fit
- A quick patch instead of the whole job.
- Skipping permits and inspections.
One written scope. One builder accountable. The first step is a Project Blueprint.
The Project Blueprint
Know your in-law suite or ADU before you commit
For $297, a licensed professional studies your in-law suite or ADU and hands you a written read:
- Feasibility and recommendations
- Risk assessment
- Renderings
- A real budget range
Free phone consultation first. 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
Scope, design direction, and a budget to plan around. Not a quote, the map.
Your ballpark project cost
- checkA range by scope & tier
- checkSized to your finishes
- checkA real number to plan around
What's behind the walls
- checkPlumbing & electrical realities
- checkWhat the layout can and can't do
- checkSurprises flagged before demo
Design direction & selections
- checkLayout & flow options
- checkFinish & material direction
- checkA look you can picture
Preliminary budget & allowances
- checkRough finish & fixture allowances
- checkBuilt for planning & financing
- checkA ballpark, not a fixed quote
Timeline & project roadmap
- checkA phase-by-phase schedule
- checkHow long you're without the space
- checkThe path to done
Tailored to your home
- checkYour home, your rooms
- checkYour must-haves priced in
- checkOne clear plan to decide on
The Project Blueprint is $297, and every dollar credits 100% toward your build.
Blueprint figures are a preliminary ballpark for planning, 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
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
attached vs. detached, and what's involved.
Mid-Range Kitchen Remodel Cost in Columbia, SC (2026 Better-Tier Guide)
A mid-range kitchen remodel in Columbia, SC runs about $406 per square foot. Semi-custom cabinetry, stone counters and a full tile backsplash. Here is what changes and why most people land here.
Mid-Range Home Addition Cost in Columbia, SC (2026 Better-Tier Guide)
A mid-range home addition in Columbia, SC runs about $373 per square foot. Upgraded windows, better trim and select built-ins. Here is what the step buys.
Mid-Range Bathroom Remodel Cost in Columbia, SC (2026 Better-Tier Guide)
A mid-range bathroom remodel in Columbia, SC runs about $446 per square foot. A tiled walk-in shower with glass, stone tops and niche tile. Here is what changes.
Luxury Kitchen Remodel Cost in Columbia, SC (2026 Best-Tier Guide)
A luxury kitchen remodel in Columbia, SC runs about $667+ per square foot. Full custom cabinetry, premium stone and designer built-ins. Here is what that buys and when it is worth it.
Luxury Home Addition Cost in Columbia, SC (2026 Best-Tier Guide)
A luxury home addition in Columbia, SC runs about $448+ per square foot. Premium clad windows, custom millwork and detailing that makes the addition read as original construction.
Luxury Bathroom Remodel Cost in Columbia, SC (2026 Best-Tier Guide)
A luxury bathroom remodel in Columbia, SC runs about $636+ per square foot. Frameless glass, a freestanding tub, premium stone and a heated floor. Here is what a true spa rebuild involves.
Guest Suite Cost in Columbia, SC (2026 Detached Guest House Guide)
A detached guest suite in Columbia, SC adds a full bath and sleeping space but no kitchen, which keeps it out of the ADU rules. Here is what it includes and what drives the cost.
Detached Home Office Cost in Columbia, SC (2026 Backyard Studio Guide)
A detached backyard office in Columbia, SC costs far less than an ADU because it has no kitchen and no second sewer tap. Here is what it includes, what it legally is not, and what drives the price.
Detached ADU Cost in Columbia, SC (2026 Accessory Dwelling Unit Guide)
A detached ADU in Columbia, SC is a legal second dwelling unit, which means a kitchen, its own sewer tap and second-unit zoning review. Here is what that includes and what drives the cost.
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 below and we will 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