SST Group · South Bay Area

We build single-family
homes across Silicon Valley
— from the ground up.

We tear down, rebuild, renovate, and manage residential properties for homeowners and investors across Silicon Valley. We know the cities, the permits, the subcontractors, and what buyers and renters actually pay.

Cities we work in
Cupertino Saratoga San Jose Campbell Los Gatos Sunnyvale Fremont Santa Clara Milpitas Mountain View Los Altos + South Bay Area
What we do
01
Teardown & full rebuild
Take an older home down to the lot and build a new permitted structure from foundation to occupancy. $380–$680/sq.ft. depending on finish level.
02
ADU construction
Build a second unit on your lot — detached, attached, or garage conversion. Generates $2,800–$4,200/month rental income in most South Bay cities.
03
Renovation & remodel
Kitchen, bathrooms, structural changes, full gut remodels. We handle design, permits, and construction — not just the build.
04
Property management
Tenant screening, rent collection, AB 1482 compliance, and maintenance for homes you own or homes we've built. From single units upward.
32%
Avg rebuild ROI
14mo
Avg build timeline
$4.2K
Top ADU rent/mo
12+
Cities covered
Cupertino · $1,610/sq.ft. sell price Saratoga · $1,420/sq.ft. W. San Jose · $780–$1,720/sq.ft. Sunnyvale · $1,390/sq.ft. Los Gatos · $1,300/sq.ft. Campbell · $850/sq.ft. Fremont · $800/sq.ft. ADU rental yield · $2,800–$4,200/mo Rebuild ROI · 28–35% AB 1482 compliant management SB 9 & SB 543 ADU specialists New construction exempt from rent control for 15 years Cupertino · $1,610/sq.ft. sell price Saratoga · $1,420/sq.ft. W. San Jose · $780–$1,720/sq.ft. Sunnyvale · $1,390/sq.ft. Los Gatos · $1,300/sq.ft. Campbell · $850/sq.ft. Fremont · $800/sq.ft. ADU rental yield · $2,800–$4,200/mo Rebuild ROI · 28–35% AB 1482 compliant management SB 9 & SB 543 ADU specialists New construction exempt from rent control for 15 years
Where we build

Every city in the
South Bay Area.

We've pulled permits, managed subcontractors, and completed projects across Silicon Valley. Each city has its own permit process, fee schedule, and market. We know them all.

Primary market
Cupertino
$1,610/sq.ft. sell · $350–$600 build
Median home: $3.1M · ADU rent: $3,600–$4,200/mo
Apple HQTop schoolsHigh demand
Primary market
Saratoga
$1,420/sq.ft. sell · $350–$650 build
Median home: $3.9M · ADU rent: $3,000–$3,800/mo
Large lotsLuxury specHeritage trees
Primary market
San Jose
$780–$1,720/sq.ft. sell · $300–$580 build
West SJ median: $1.8M · ADU rent: $2,800–$3,400/mo
95128 / 95129ADU-friendlyMaster plan program
Active market
Campbell
$850/sq.ft. sell · $300–$500 build
Median home: $1.7M · ADU rent: $2,500–$3,200/mo
Downtown walkableFast permits
Active market
Los Gatos
$1,300/sq.ft. sell · $350–$680 build
Median home: $2.8M · ADU rent: $3,000–$3,800/mo
Design reviewHillside lotsPremium finishes
Active market
Sunnyvale
$1,390/sq.ft. sell · $330–$580 build
Median home: $2.4M · ADU rent: $3,200–$4,000/mo
Tech corridorEfficient permits
Active market
Fremont (Mission Hills & beyond)
$800/sq.ft. sell · $300–$500 build
Median home: $1.5M · ADU rent: $2,400–$3,000/mo
Express ADU programBART accessAlameda Co.
Also covered
Santa Clara · Milpitas
Mountain View · Los Altos
Almaden Valley · Willow Glen
+ All South Bay Area
Call us about your city — if it's in the South Bay, we've likely worked there.
Why homeowners and investors choose us

We build homes.
We know the numbers.

📐
We handle design, permits, and construction
Most homeowners don't want three separate vendors. We manage the architecture, the permit submission, the city back-and-forth, and the build — one team, one point of contact.
📊
We publish our cost and ROI data
We don't hide what things cost or what returns look like. Our construction cost tables, permit timelines, and ROI models are on this site — use them before you even call us.
⚡
We move fast on decisions
If you're selling a property or need a quick answer on whether a project makes financial sense — we can give you a real number within 48 hours of looking at the address.
🏠
We also manage what we build
If you're holding the property as a rental, we can take over tenant placement, rent collection, AB 1482 compliance, and maintenance — no handoff required.
Quick numbers — South Bay Area 2025
Cupertino median sale price$3.1M
Rebuild cost (custom, 2,000 sq.ft.)$730K–$1M
ADU construction (650 sq.ft. detached)$318K–$468K
ADU rental income (Cupertino)$3,600–$4,200/mo
Average rebuild ROI28–35%
Kitchen remodel ROI55–75%
Permit timeline — Cupertino / Saratoga8–16 months
Permit timeline — San Jose7–12 months
New construction rent control exemption15 years
2025 Silicon Valley Construction Costs

Real costs. Real cities.
No national averages.

National cost guides are written with $90/hr electricians in mind. Silicon Valley is different. These figures are sourced from local contractors, permit records, and published 2024–2025 Bay Area builder data — covering every project type from appliance upgrades to full teardown rebuilds, broken down by city.

Sources: Barcci Builders, White Palace Construction, GV Build, Neil Shroff, Maxable, IMKAT Construction, New Avenue Homes, City of Cupertino, City of Saratoga — all 2024–2025
Plain language first

What does square foot actually mean?

One square foot is a 12×12 inch square — about the size of a large floor tile. A 2,000 sq.ft. home is 2,000 of those tiles laid side by side. When a builder says $400 per square foot, they mean it costs $400 for every one of those tiles' worth of finished, permitted, inspected construction.

🚿
Bathroom
35–50 sq.ft.
5×7 ft. A parking spot is 8×18 = 144 sq.ft.
🛏
Bedroom
120–180 sq.ft.
10×13 ft. Fits queen bed + wardrobe.
🍽
Open kitchen/living
350–500 sq.ft.
20×20 ft. Island, dining table, sofa.
🏠
Typical SST rebuild
1,800–2,200 sq.ft.
3 bed / 2 bath. 0.04 acres. 167–204 m².
🏘
Large Cupertino home
3,000–4,000 sq.ft.
5 bed / 3.5 bath. 0.09 acres. ~340 m².
Quick converter — type any size
1,850
Square feet
171.9 m²
Square metres
0.042 ac
Acres
0.000172 km²
Km²
What this size costs to build in our cities
Cupertino 95014
$2.98M
at $1,610/sq.ft.
Saratoga 95070
$2.63M
at $1,420/sq.ft.
W. San Jose 95129
$1.89M
at $1,020/sq.ft.
Cost by city — select yours

Construction costs in
your ZIP code.

Select a city to see real 2025 cost ranges for every project type. All figures reflect Silicon Valley labor rates, current material pricing, and permit costs — not national averages.

⚑ Cupertino 95014 · SST minimum engagement: $400,000 construction value
🏗
Full Teardown Rebuild
New construction from foundation
StandardStick-built, mid-grade finishes, standard systems, 3–4 bed$350–$450/sq.ft.
CustomCustom cabinetry, premium materials, open floor plan, designer finishes$450–$600/sq.ft.
LuxuryArchitect-designed, smart home, imported materials, high complexity site$600–$900+/sq.ft.
Typical 1,850 sq.ft. rebuild: $648K–$833K hard costs + $80–120K permits/design/engineering = ~$730K–$950K all-in
🏡
ADU Construction
Detached, attached, JADU, garage conversion
Garage conv.Existing envelope, minimal structural work, standard finishes$250–$350/sq.ft.
Attached ADUShares walls, new foundation section, separate entrance$350–$500/sq.ft.
Detached ADUOwn foundation, full utilities, stick-built on flat lot$450–$650/sq.ft.
Typical 650 sq.ft. detached ADU: $293K–$423K hard costs + $25–45K permits/design = $318K–$468K all-in. Rental income: $3,600–$4,200/mo.
🔨
Major Renovation / Remodel
Structural changes, gut remodel, additions
CosmeticPaint, flooring, fixtures, no structural work, no permits for most$15–$80/sq.ft.
Mid-rangeKitchen/bath remodel, electrical/plumbing updates, new windows$175–$350/sq.ft.
Full gutStructural changes, layout reconfiguration, all systems updated$350–$550/sq.ft.
Full gut of 2,000 sq.ft. home: $700K–$1.1M. Entry-level full remodel: $250–$400K. Permits add $15–$40K for major structural work.
🍳
Kitchen Remodel
Most valuable room for resale ROI
Basic refreshCabinet repaint, new hardware, countertops, no layout change$20K–$50K
Mid-rangeSemi-custom cabinets, quartz, mid-tier appliances, minor plumbing$50K–$100K
High-endCustom cabinetry, luxury appliances, layout changes, full replumb$100K–$200K+
Per sq.ft. in kitchen space: $250–$800/sq.ft. Appliances alone: $10K–$35K for Sub-Zero/Wolf-grade. ROI: typically 50–80%.
🛁
Bathroom Renovation
Second-highest ROI room after kitchen
BasicNew vanity, toilet, tile, fixtures — no layout change$15K–$35K
Mid-rangeCustom vanity, walk-in shower, new tile throughout$35K–$65K
Spa/luxurySteam shower, heated floors, marble, smart fixtures$65K–$120K+
Per sq.ft.: $350–$700/sq.ft. Master bath addition (with master suite): $450–$700/sq.ft. Bay Area labor alone can hit $100–$200/hr for plumbers and electricians.
🔌
Appliances & Systems Upgrade
HVAC, electrical, plumbing, solar, smart home
Appliance pkgFull kitchen appliance suite (mid-grade: fridge, range, DW, hood)$8K–$18K
Luxury appliancesSub-Zero refrigerator, Wolf range, Miele dishwasher, built-in coffee$25K–$60K
HVAC full systemNew ducted heat pump system, zoned, full home — 2,000 sq.ft.$18K–$35K
Panel + EV charger200A panel upgrade + Level 2 EV charger installation$6K–$15K
Solar systemRooftop solar 8–10kW, battery storage, NEM 3.0 interconnect$30K–$55K
Smart home pkgLutron, Sonos, smart locks, whole-home automation baseline$15K–$40K
Cupertino permit costs (2024–2025): Building permits for major residential construction run $15,000–$40,000+. School impact fees: $3.10/sq.ft. (Cupertino USD, effective Aug 2024). Plan check is 20% of permit fee. ADU permits: $17,000–$25,000 all-in for a 750–1,200 sq.ft. unit. Most projects also require Title 24 energy compliance documentation.
⚑ Saratoga 95070 · SST minimum engagement: $400,000 construction value
🏗
Full Teardown Rebuild
Larger lots, premium spec expectation
StandardStick-built, mid-grade finishes, standard systems$350–$450/sq.ft.
CustomCustom finishes, architect-designed, premium materials$450–$650/sq.ft.
LuxuryEstate-level spec, imported stone, full smart home, complex site$650–$1,000+/sq.ft.
Typical 3,280 sq.ft. rebuild (Saratoga): $1.15M–$2.13M hard costs. Saratoga permit timelines: 10–16 months. Permit + engineering: $80–$130K. Total all-in: $1.23M–$2.26M
🏡
ADU Construction
SB 9 compliant — large lot advantage
Garage conv.Existing envelope, standard finishes, minimal structural$250–$360/sq.ft.
Attached ADUNew construction sharing main structure$360–$520/sq.ft.
Detached ADUOwn foundation, full utilities, custom design$480–$700/sq.ft.
Typical 650 sq.ft. detached: $312K–$455K hard costs + $28–48K permits. $340K–$503K all-in. Rental yield: $3,000–$3,800/mo.
🔨
Whole-Home Renovation
Saratoga/Los Gatos builder rates
CosmeticPaint, flooring, fixtures, landscaping refresh$20K–$80K
Mid-rangeKitchen + baths, flooring, systems — 2,000 sq.ft. home$400K–$750K
Full gut luxuryStructural, all systems, luxury finishes, possible addition$750K–$1.5M+
Per sq.ft. whole-home: $175–$500+/sq.ft. Saratoga/Los Gatos luxury kitchen alone: $80K–$180K. Permits: $15–$40K. Timeline 8–12 weeks for permits in Saratoga.
🍳
Kitchen + Bathroom
Highest ROI improvements
Kitchen basicRefresh: counters, hardware, paint, no layout change$25K–$55K
Kitchen customFull custom cabinetry, luxury appliances, layout change$80K–$180K
Primary bathFull remodel with steam shower, heated floor, marble$65K–$130K+
Secondary bathMid-range finishes, tub-to-shower conversion$25K–$55K
🔌
Appliances & Systems
Same Silicon Valley labor rates as Cupertino
Mid-grade appliancesFull kitchen suite: Bosch, KitchenAid, GE Profile$8K–$20K
Luxury appliancesSub-Zero, Wolf, Miele — full kitchen$30K–$70K
HVAC replacementFull ducted heat pump, zoned system — 3,000 sq.ft.$25K–$45K
Solar + battery10–14kW array, Powerwall or Enphase, NEM 3.0$40K–$70K
📋
Saratoga Permit + Soft Costs
Budget separately from hard construction
City permit feeBuilding permit for major residential project$15K–$45K
School impact feeSaratoga Union School District developer fee~$4/sq.ft.
Architect/designFull custom home design, structural engineering$30K–$80K
Demo + gradingTeardown of existing structure, site prep, soil$25K–$60K
Saratoga permit note: Saratoga now uses Symbium automated permitting for eligible projects. Express permits available for solar, panel upgrades, and EV chargers. Major residential permits: 8–12 weeks typical. Gas appliances (water heaters, furnaces) are being phased out — all new construction must plan for electrification under BAAQMD rules effective 2027–2029.
⚑ West San Jose 95129 · SST minimum engagement: $250,000 construction value
🏗
Full Teardown Rebuild
Widest price range of the three ZIPs
StandardStick-built, standard finishes, mid-market spec$300–$420/sq.ft.
CustomPremium finishes, open floor plan, upgraded systems$420–$580/sq.ft.
LuxuryArchitect-designed, high-end materials, complex site$580–$850/sq.ft.
Typical 1,800 sq.ft. rebuild: $540K–$756K hard costs + $60–100K permits/design. ~$600K–$856K all-in. San Jose permit timeline: 7–12 months.
🏡
ADU Construction
San Jose has streamlined ADU permitting
JADU / garage conv.300–500 sq.ft. studio or 1-bed, existing structure$160K–$195K
Medium ADU550–750 sq.ft. 1-bed, new construction — fee waiver eligible$200K–$245K
Large detached800–1,200 sq.ft. 2-bed, full detached, own utilities$280K–$420K
Per sq.ft.: $350–$500/sq.ft. San Jose ADUs under 750 sq.ft. qualify for school impact fee waivers. Rental yield: $2,800–$3,400/mo. Break-even: 6–7 years.
🔨
Renovation / Remodel
Broad market, most value in kitchen/bath
CosmeticPaint, flooring, light fixtures, minor updates — no permits$15K–$60K
Mid-rangeKitchen + bath remodel, new windows, electrical updates$100K–$300K
Full gutAll systems, layout changes, structural work — 2,000 sq.ft.$300K–$600K
Per sq.ft. remodel: $150–$500/sq.ft. Older 1950s–70s homes in 95129 often require knob-and-tube wiring removal ($20–$80K additional), galvanized pipe replacement, or asbestos abatement.
🍳
Kitchen & Bathroom
Same Bay Area labor rates — $100–$200/hr
Kitchen basicCosmetic refresh — counters, cabinet doors, hardware$20K–$50K
Kitchen mid-rangeSemi-custom cabinets, quartz counters, mid-grade appliances$50K–$100K
Kitchen high-endCustom cabinetry, luxury appliances, plumbing reconfiguration$100K–$180K
Bathroom midNew tile, vanity, fixtures, walk-in shower$25K–$55K
🔌
Appliances & Systems
San Jose electrification incentives available
Appliance pkg (mid)Full kitchen suite — Bosch, Samsung, LG equivalent$6K–$16K
Appliance pkg (luxury)Sub-Zero, Wolf, Miele full suite$25K–$55K
HVAC systemDucted heat pump, 2,000 sq.ft. home, full install$18K–$32K
Solar + battery8–10kW system, battery backup, NEM 3.0 — San Jose$30K–$55K
Panel upgrade200A upgrade + EV charger — express permit in San Jose$5K–$12K
📋
San Jose Permit + Soft Costs
Streamlined ADU process — fee waivers available
Building permitMajor residential — new construction or full remodel$10K–$30K
ADU permit (large)751–1,200 sq.ft. ADU — building + misc department fees~$17K–$25K
School impact feeSan Jose USD fee — waived for ADUs under 750 sq.ft.$4–$5/sq.ft.
Utility connectionWater, sewer, electric upgrades for ADU or new build$2K–$7K
West San Jose advantage: San Jose has some of the most ADU-friendly permitting in California, with a Master Plan Program offering pre-approved ADU designs. ADUs under 750 sq.ft. qualify for school fee waivers. Older homes in 95129 (1950s–70s stock) frequently require remediation work (asbestos, knob-and-tube, galvanized pipe) before renovation — budget $20–$80K contingency.
What $/sq.ft. actually means

The number every builder quotes — and what it hides.

When a contractor says $450 per square foot, they mean the total hard construction cost divided by the total living area square footage. A 2,000 sq.ft. home at $450/sq.ft. = $900,000. But that number typically does not include land, permits, design fees, or demolition.

Included in $/sq.ft.
Labour, materials, framing, roofing, plumbing, electrical, HVAC, insulation, drywall, flooring, fixtures, finishes, contractor overhead & profit
NOT included in $/sq.ft.
Land cost, demolition & debris removal, permits & plan check, architect/engineer fees, soil testing, landscaping, appliances (unless specified), furniture
Why Silicon Valley is higher
Union and prevailing wage labor ($100–$200/hr for electricians, plumbers), strict Title 24 energy codes, seismic requirements, high permit fees, material delivery costs, competitive subcontractor market
SST Group rule of thumb: For any project in 95014, 95070, or 95129, add 20–25% on top of the quoted hard construction cost to arrive at your true all-in budget. That covers permits ($15–$45K), design ($30–$80K), demo ($10–$30K), contingency (15–20% of hard costs), and utility connections.
Our business model

Choose a project type to see
what it actually costs to engage us.

The $250K–$400K minimum isn't arbitrary. Below, each project type shows you exactly what that minimum covers, what's included, what the realistic all-in budget looks like, and why we set the floor where we do.

City
Size
01
Demo & Site
Teardown + grading
Demolition of existing structure, debris hauling, site grading, utility disconnection and reconnection. Cost: $25K–$60K. Permits required before this phase starts.
02
Design & Permits
Architecture + plan check
Architectural drawings, structural engineering, Title 24 energy calculations, plan check submission. Permit approval: 7–12 months (San Jose/Fremont) to 10–16 months (Cupertino/Saratoga).
03
Foundation
Concrete slab or raised
Site preparation, formwork, steel reinforcement, concrete pour, waterproofing. Seismic zone requirements add cost and inspection stages. Typical: $40K–$90K.
04
Structure + Envelope
Framing, roofing, windows
Wall framing, roof structure, sheathing, windows, exterior cladding, insulation. Largest single cost category. Scales directly with sq.ft. — the 3,500 sq.ft. model roughly doubles this line.
05
MEP Systems
Mechanical, electrical, plumbing
Full HVAC system (heat pump), all electrical wiring, panel, EV charger, plumbing. Typical: $80K–$160K for 1,500 sq.ft. MEP scales less than linearly — major savings per sq.ft. at larger size.
06
Finishes + CO
Interior finishes to move-in
Drywall, flooring, tile, cabinetry, countertops, fixtures, appliances, painting, landscaping, final inspections, certificate of occupancy. Finish tier drives 30–40% of total cost.
Why the minimum is 1,500 sq.ft.
A rebuild under 1,500 sq.ft. cannot absorb the fixed cost of permits ($80K+), design, and demo without destroying margin
Our permit relationships and data advantage only generate ROI on projects at scale — small scopes don't justify our overhead
At 3,500 sq.ft., the cost-per-sq.ft. drops on MEP and fixed overheads — this is where the economics are strongest
New construction commands a 12–18% premium over aged inventory — that premium needs a minimum sq.ft. to outweigh build cost
Project type 02

ADU Construction

Accessory Dwelling Units — detached, attached, JADU, or garage conversion. This is our fastest-growing project type because of state ADU laws (SB 9, SB 543, AB 1332) that have removed most barriers and because the rental income math in our three ZIPs is compelling. ADUs generate $2,800–$4,200/mo income in our service area.

⚑ Minimum: 400 sq.ft. finished · $180,000 hard cost minimum
What the minimum covers
Min. ADU size400 sq.ft. (studio/1-bed)
Hard cost — garage conv.$250–$350/sq.ft.
Hard cost — detached$450–$650/sq.ft.
ADU permits (San Jose)$17K–$25K
All-in typical 650 sq.ft.$318K–$468K
Rental income$2,800–$4,200/mo
Break-even timeline5.8–7.5 years
01
Feasibility
Lot size + zoning check
Lot must meet setback requirements (typically 4ft side/rear), have adequate utility capacity, and comply with local ADU ordinance. We check this before you spend a dollar. Most lots in 95014, 95070, and 95129 qualify.
02
Design + Plan
Pre-approved or custom plans
San Jose, Cupertino, and Saratoga all have pre-approved ADU plan programs (AB 1332, effective Jan 2025). Pre-approved plans cut approval to 30 days vs 60+ for custom. We use pre-approved wherever possible. Design: $5K–$25K.
03
Permit + Fees
City + state + school fees
ADUs under 750 sq.ft. are exempt from school impact fees in San Jose. Permit fees: $10K–$25K. Utility connection upgrades: $2K–$7K. These are fixed costs regardless of ADU size — which is why size matters for ADU economics.
04
Construction
Foundation to shell
For detached ADUs: new foundation, framing, roofing, exterior. Garage conversions reuse the existing envelope — 30–40% cheaper than detached. Title 24 compliance required on all. Typical construction: 4–6 months after permit.
05
MEP + Systems
Separate utilities required
ADUs need their own electrical sub-panel, water heater, HVAC (heat pump required for new construction under BAAQMD rules in effect 2025+), and plumbing. Utility trenching on larger lots adds $5K–$15K.
06
Finishes + Rental
Rental-ready delivery
Kitchen, bathroom, flooring, paint, appliances. We spec for rental durability — LVP flooring, quartz counters, stainless appliances — not luxury finishes that don't pay back in rent. Unit leases within 2–4 weeks in our ZIPs.
ADU fee waiver opportunities in our cities (2025–2026)
ADUs ≤750 sq.ft. — exempt from school impact fees (San Jose, Cupertino, Saratoga)
ADUs ≤500 sq.ft. (JADU) — no separate utility connection fees in most cities
Pre-approved plans — 30-day approval vs 60+ for custom designs (AB 1332)
Fremont Express ADU Program — fee incentives and 30-day approvals for qualifying lots
AB 976 — no owner-occupancy requirement on ADUs permitted after Jan 1, 2025
Project type 03

Major Renovation

Structural changes, gut remodels, system replacements, and significant additions. We distinguish this from cosmetic work — we only take on renovations where our permitting expertise and subcontractor relationships add real value. Cosmetic-only projects (paint, flooring, hardware) are below our minimum and handled better by smaller crews.

⚑ Minimum: $250,000 scope · structural work or full MEP replacement required
Renovation scope tiers
Cosmetic only (not our minimum)$15K–$80K total
Kitchen + 2 bath remodel$120K–$280K
Mid-range full remodel$400K–$750K
Full gut — luxury finishes$750K–$1.5M+
Per sq.ft. (whole home)$175–$500+/sq.ft.
Permits (structural work)$15K–$40K
Contingency (older homes)+15–25% typical
01
Assessment
What's hiding in the walls
1950s–70s homes in 95129 frequently contain knob-and-tube wiring ($20–$60K to replace), galvanized steel pipes ($15–$40K), or asbestos ($10–$40K to abate). We require a pre-construction inspection before quoting any renovation over $150K.
02
Structural
Layout changes + seismic
Wall removal, beam sizing, shear wall upgrades (required by California seismic code), load-bearing changes, second-story additions ($450–$700/sq.ft.). Structural engineer required. Cupertino and Saratoga require Title 24 compliance on all permitted work.
03
Kitchen Remodel
The $50K–$200K room
Basic refresh: $20–$50K. Mid-range (semi-custom cabinets, quartz, mid-grade appliances): $50–$100K. High-end (custom everything, Wolf/Sub-Zero, layout change): $100–$200K. Labor alone for plumbers and electricians: $100–$200/hr in Silicon Valley.
04
Bathrooms
$25K–$130K per bath
Primary bath: $65K–$130K for spa-level finish (steam shower, heated floor, marble). Secondary bath: $25–$55K mid-range. Bay Area labor and tile setters command a premium — budget 30–40% more than national estimates for the same scope.
05
Systems Upgrade
HVAC, electrical, plumbing
Full HVAC replacement (ducted heat pump, 2,000 sq.ft.): $18–$35K. Panel upgrade to 200A + EV charger: $6–$15K. Solar 8–10kW + battery: $30–$55K. BAAQMD rules phase out gas water heaters by 2027 — electrification is now often required in Saratoga.
06
Appliances
$8K to $70K depending on brand
Mid-grade full kitchen (Bosch, Samsung, GE Profile): $8K–$20K. Luxury (Sub-Zero fridge, Wolf range, Miele dishwasher, built-in coffee): $30K–$70K. Appliances are excluded from most $/sq.ft. quotes — confirm what's included before signing any contract.
When renovation makes more sense than rebuild
Existing structure is sound and post-1978 (no asbestos, no major code issues)
The lot is fully built out with no room for an ADU addition
The goal is to refinance or sell within 18 months and the ROI on a renovation beats a full rebuild timeline
Kitchen + bath remodel in Cupertino typically yields 60–80% ROI — faster than waiting 18 months for a rebuild
Project type 04

Property Management

Full-service management for single-family and multi-unit rental properties in our three ZIP codes. No minimum property value — but we require properties to be in rent-ready condition or within 60 days of completing permitted work. We manage properties built by SST Group at no premium.

⚑ Minimum: 1 unit · property must be permit-compliant and rent-ready
What's included
Management fee8–10% gross rent
Tenant placement fee0.5–1 month's rent
Typical Cupertino SFR rent$5,500–$8,500/mo
Typical ADU rent (95014)$3,600–$4,200/mo
AB 1482 rent increase cap5% + CPI, max 10%/yr
AB 12 security deposit cap1 month's rent (2024+)
Annual inspection requiredYes — all managed units
01
Tenant Screening
Credit, income, background
Full credit and background check, income verification (3× monthly rent), rental history, eviction search. We follow all Fair Housing Act requirements. Typical placement time in our ZIPs: 2–3 weeks for a well-priced unit.
02
AB 1482 Compliance
Rent control — statewide law
California Tenant Protection Act: applies to most buildings 15+ years old. Annual rent increase capped at 5% + local CPI, maximum 10%. Just-cause eviction required after 12 months. We track compliance for all managed properties and file required notices.
03
AB 12 (2024)
Security deposit cap: 1 month
AB 12 limits security deposits to one month's rent for most residential leases (effective July 1, 2024). Previously allowed 2 months for unfurnished, 3 for furnished. We update lease templates automatically when laws change.
04
Maintenance Dispatch
Licensed vendors only
All maintenance requests handled through our portal. Emergency response within 4 hours. Non-emergency within 48 hours. We use licensed, insured vendors only — which matters for insurance coverage and California contractor liability rules.
California landlord laws you must comply with
AB 1482 — Statewide rent cap: 5% + CPI (max 10%/year) on most older properties
AB 12 — Security deposits capped at 1 month's rent (effective July 1, 2024)
SB 1386 — Habitability standards: working heat, plumbing, weatherproofing required
AB 2801 — Detailed photo documentation required at move-in/out for deposit disputes
BAAQMD rules — Gas appliances phasing out; landlords may need to plan electrification upgrades
Fair Housing Act (federal) — Cannot discriminate on race, color, religion, sex, national origin, disability, familial status
Project type 05

Off-Market Acquisition

We source, evaluate, and acquire undervalued properties in 95014, 95129, and 95070 before they hit the MLS. Sellers get a clean, fast exit — we get a project at a below-market basis. This is the foundation of our business model: the acquisition price determines the margin on everything that follows.

⚑ Minimum: $800K acquisition price · $250K+ in post-acquisition value-add potential
Acquisition criteria
Target lot size (Cupertino)5,500–8,000 sq.ft.
Target lot size (Saratoga)8,000–14,000 sq.ft.
Off-market discount target8–15% below MLS comps
Typical acquisition price$1.1M–$2.8M
Decision timeline48–72 hours to LOI
Due diligence period14–21 days
Preferred deal structureAll-cash or fast close
01
Sourcing
Finding the off-market deal
Direct outreach to homeowners in target neighborhoods, estate contacts, probate network, and relationships with local agents who bring deals before MLS. We see 30–50 potential acquisitions per year and close 3–6 that meet our criteria.
02
Underwriting
Data-driven offer in 48hrs
We run our proprietary model: current comps, rebuild cost estimate, permit timeline, projected post-project value, carrying costs, financing. If the deal pencils at our minimum 28% margin, we make an offer within 48 hours of walking the property.
03
Due Diligence
14–21 day inspection period
Title search, boundary survey, existing permit history pull, soil report if needed, structural inspection, utility capacity check. We look for anything that changes the rebuild cost estimate by more than 8%. Most deals pass; some re-price.
04
Close + Plan
Fast close, immediate planning
We prefer all-cash closes with 21-day escrow. On close, architecture and permit submission begins immediately. We do not buy-and-wait — carrying costs in Cupertino/Saratoga make delay expensive. First permit submission is typically within 30 days of close.
05
Build or Hold
Two exit paths modeled upfront
We model both paths before we close: (A) rebuild and sell at completion, or (B) rebuild and hold for rental income. Path B requires different finish specs and a property management plan. The decision is made at acquisition, not at completion.
06
Partner Deals
Co-investment opportunities
On some acquisitions we offer co-investment to qualified partners. Minimum $250K equity participation. Partners receive pref return of 8% + 30% of upside above hurdle. Contact us directly to discuss current deal flow and structure.
Why our acquisition advantage is defensible
3+ years of our own project data benchmarked against every public comp in these three ZIPs
We know every permit officer — we can estimate realistic timelines before close, not after
Speed: 48-hour offer, 21-day close. Sellers choose us over larger buyers who take weeks to respond
No financing contingency on acquisitions under $2M — eliminates the most common deal-kill for sellers
Market intelligence

Silicon Valley — the full picture.

South Bay market data, competitive landscape, and where SST Group operates. All 12 cities, key employers, and school districts.

2025 Market Snapshot — South Bay Area
Who's in the market and where SST sits

Bubble size = estimated deal volume. X-axis = market coverage (niche → broad). Y-axis = value-add depth (pass-through → high-touch construction).

CLICK TO EXPAND CHART

Source: MLSListings 2025, Redfin agent transaction data, Crunchbase builder profiles

Market players
SST GroupOUR POSITION

High-touch custom builds + ADUs. Niche coverage, deep value-add. 2–3 projects/yr, fully in-house managed.

Devcon / SiliconSage / BDL

Regional custom builders. Higher volume, broader ZIPs, less ADU/renovation flexibility.

Compass / Intero / Keller W.

Large brokerages — high data, broad reach, no construction capability.

Opendoor / Offerpad

iBuyers — algorithmic pricing, fast close, no value-add or renovation capability.

Why Silicon Valley demand is structural — not cyclical

Over 500,000 tech workers in the South Bay commute to or near these campuses. Every major employer below creates sustained housing demand within 15 miles of our build locations.

Why this matters for SST

FAANG/Big Tech salaries average $200K–$400K. These buyers can afford new construction. Their relocation demand keeps vacancy near zero and supports $3K–$4.5K/mo ADU rents. Even when interest rates rise, tech-sector incomes insulate Silicon Valley from price corrections seen in other metros.

Schools drive 30–40% of buying decisions in Silicon Valley

In our build markets, school district quality is the single largest driver of the price premium over adjacent ZIPs. A home in Cupertino USD commands 15–25% more than the same sq.ft. one mile away in a different district.

Public school districts
Notable private schools
Premium ZIP codes

95014 (Cupertino), 95070 (Saratoga), 94539 (Fremont MH), 94022 (Los Altos) — highest concentration of school-driven demand. SST builds in all four.

● Seller perspective

Property owners in 95014, 95128/95129, 95070 looking to exit, redevelop, or unlock equity.

Avg days on market (MLS)21 days
Off-market discount8–14%
Sellers preferring as-is exit~38%
Median Cupertino sale price$3.1M
Homes with teardown potential~22%
SST offer to sellers: speed + certainty — no financing contingency, no inspection renegotiation, clean close in 21 days.
● Buyer perspective

Tech workers, dual-income households, and investors buying in 95014, 95070, 95128, 94539, and 94022.

Buyers paying all-cash~44%
Offers above list price~67%
Buyers requesting ADU~31%
Median buyer HHI~$320K
New construction premium paid12–18%
SST new builds deliver: modern layouts, 400A panels, EV chargers, all-electric HVAC — exactly what tech buyers want.
Permit guide 2025

Every permit. Every city.
Federal to local.

Permits in Silicon Valley run through three layers — federal, state, and city. Each project type triggers a different combination. Select a city to see exactly which permits apply, which are always required, which depend on your project, and direct links to each city's portal.

Layer 1 — Federal
EPA, Army Corps, FEMA
Wetlands (Section 404), floodplain (FEMA LOMA), stormwater (NPDES), hazardous materials. Rarely triggered by standard residential projects in Silicon Valley — but critical if your lot is near a creek or floodplain.
Layer 2 — State of California
Title 24, CEQA, HCD, BAAQMD
Title 24 energy compliance (mandatory for all new construction), CALGreen waste diversion, CEQA environmental review (usually exempt for SFR), state ADU laws, BAAQMD air quality rules for appliances.
Layer 3 — City / Local
Building, grading, planning, utilities
The most complex layer. Each city operates independently — Cupertino, Saratoga, San Jose, Campbell, Los Gatos, Sunnyvale, and Fremont all have separate portals, timelines, fee schedules, and plan check staff.
Santa Clara County — Unincorporated AreasOpen Portal ↗
Building PermitRequired before any construction, demolition, structural repair, conversion, or change of occupancy. County Planning & Development handles unincorporated areas (San Martin, Stanford area). Cities within the county use their own systems.Always required
Planning Land Use ApplicationRequired for new residences, additions over 500 sq.ft., work within design review districts, scenic roads, or historic districts, and grading over 500 cu.yds. Contact (408) 299-5700 to confirm before applying for a building permit.Always required
Grading PermitRequired for grading over 500 cubic yards of cut or fill or over 5 feet vertical depth. Hillside properties and sloped lots almost always trigger this. Soils report typically required.Project dependent
ADU Permit (County)Separate permit required for ADU even if attached to primary. County follows California ADU state laws (SB 9, SB 543). Submit to Planning & Development, 70 W. Hedding St., San Jose. Electronic submittals only as of Oct 2025.Required for ADU
Well or Septic PermitRequired for new wells or septic systems in unincorporated areas. Environmental Health Department handles these separately from Building. Relevant for large rural lots outside city limits.Rural lots only
County portal: plandev.santaclaracounty.gov · Public Permit Portal (electronic submittals): aca-prod.accela.com/SCCGOV · Planning application submittal now by appointment only effective Oct 27, 2025.
Cupertino — Building & PlanningOpen Portal ↗
Building PermitRequired for all construction, alterations, additions, and demolitions. Fee: based on project valuation. Major residential: $15,000–$45,000 total permit cost. Plan check fee is 20% of permit fee at submittal. Resolution 24-040 (July 2024) governs current fee schedule.Always required
Planning ApprovalRequired for new construction, significant additions, and projects in design review areas. Applications submitted to Community Development Department. R-1 single-family — most standard rebuilds are ministerial (no discretionary review).New construction
ADU PermitCupertino has pre-approved ADU plans available (AB 1332, effective Jan 2025). Pre-approved = 30-day review. Custom plans = 60-day review. Submit via Community Development portal. Fee for 750–1,200 sq.ft. ADU: ~$17,000–$25,000 all-in.Required for ADU
School Impact Fee (CUSD)Cupertino Union School District: $3.10/sq.ft. residential (effective Aug 5, 2024). Paid to CUSD Property Office before permit issuance. ADUs under 750 sq.ft. exempt. Email veloria_mike@cusdk8.org for payment instructions.New construction
Grading/Demolition PermitRequired for teardown projects. Demolition permit filed separately before building permit. CALGreen requires 65% of construction debris to be diverted from landfills — contractor must document compliance.For teardowns
Mechanical / Electrical / PlumbingSeparate sub-permits required for each trade. Pulled by licensed contractors under the main building permit. Panel upgrades, EV charger installations, and solar systems each require their own sub-permit.All new MEP work
Title 24 Energy ComplianceRequired for all new construction and most additions/alterations. Compliance documentation must be submitted with building permit application. CES (California Energy Standards) Part 6 of Title 24, updated 2022 edition currently in effect (2025 ed. effective Jan 1, 2026).All new construction
CALGreen (Part 11)California Green Building Standards Code. Mandatory for all new residential construction and substantial alterations. Covers waste diversion, indoor air quality, water efficiency, and storm water management. Part of building permit submittal package.New construction
Utility Connection PermitPG&E service connection for new builds and ADUs. Water and sewer connection with CUSD or Santa Clara Valley Water District. Typically $2,000–$7,000 in connection fees. Processed separately from building permit.New buildings/ADUs
Appliance-Only WorkReplacement of like-for-like appliances (same location, same fuel type) generally does not require a permit. Changing from gas to electric requires electrical sub-permit. Adding a gas line requires mechanical/gas permit.Replacement only
Cupertino Building: cupertino.gov → Community Development → Building · Fee schedule: Resolution 24-040, effective July 14, 2024 · Express permits: solar, EV chargers, panel upgrades available online · Plan check 20% collected at submittal
Saratoga — Building DivisionOpen Portal ↗
Building PermitRequired for all residential construction, alterations, and demolitions. Saratoga uses Symbium automated permitting platform for eligible project types. Applications submitted via email to building@saratoga.ca.us. 1–3 day processing turnaround for simple projects; longer for complex.Always required
Planning ReviewProjects deemed to require planning review must also submit to planning@saratoga.ca.us. Single-family rebuilds in R-1 zones typically ministerial — no design review board. Projects in hillside or heritage tree zones trigger additional review.Complex projects
ADU PermitSaratoga is partnered with Symbium for ADU permitting. Submit separately from primary residence work. Standard permit timeline: 8–12 weeks. Major residential permits: 8–12 weeks per Barcci Builders data. Saratoga has pre-approved plan options.Required for ADU
School Impact Fee (SUSD)Saratoga Union School District developer fees apply to new residential construction. ~$4/sq.ft. Paid before permit issuance. ADUs under 750 sq.ft. may qualify for waiver. Confirm with Saratoga USD before permit submittal.New construction
Express Permits (Online)Saratoga offers express permits for: Solar and Energy Storage Systems, Electrical Main Panel Upgrades, Electric Vehicle Chargers. Reroofing, water heaters, and emergency generators coming soon. Processed same-day for qualifying work.Express available
Electrification / BAAQMDBay Area Air Quality Management District rules: gas water heater sales phasing out beginning 2027; gas furnaces phasing out 2029. All new ADU and rebuild construction should plan for all-electric systems. Heat pumps now required for new construction under most scenarios.New construction
Heritage Tree PermitSaratoga has strict heritage tree protections. Any construction within the root zone of a protected oak, redwood, or other heritage tree requires a Heritage Tree Report and may require arborist approval. Can add $5K–$25K to project soft costs.Treed lots
Title 24 + CALGreenSame state requirements as all California jurisdictions. Energy calculations (Part 6) and green building checklist (Part 11) submitted with permit application. 2022 edition active; 2025 edition mandatory from Jan 1, 2026.All new construction
Saratoga Building: saratoga.ca.us/151/Building-Division · Email: building@saratoga.ca.us · Phone: (408) 868-1290 · Inspection scheduling: (408) 868-1240 · Inspection portal: online, by 7:30am day-of
San Jose — Development ServicesOpen Portal ↗
Building PermitRequired for all construction. San Jose operates its own permit portal. Major residential: $10,000–$30,000. Plan check: 3–6 weeks for standard residential. Express plan check available for qualifying projects at premium fee.Always required
ADU Permit (Master Plan Program)San Jose has an extensive Master Plan Program with pre-approved ADU designs — fastest path to permit in the region. Pre-approved: 30-day review (AB 1332, Jan 2025). Custom: 60-day review. San Jose allows ADUs to be sold separately as condos (unique in CA). ADU application must be separate from primary residence permit.Required for ADU
School Impact FeeSan Jose USD fee: ~$4–5/sq.ft. for residential over 750 sq.ft. ADUs under 750 sq.ft. EXEMPT from school fees. Building application fee for 751–1,200 sq.ft. new ADU: ~$17,265 (includes building application, permit issuance, department fees, city taxes).Over 750 sq.ft. only
Utility Connection (PG&E + SJ Water)New buildings and ADUs require separate utility connections. San Jose Utilities (water) and PG&E (electric). Utility fees: $2,000–$7,000 typically. ADU panel upgrade: separate permit, $5,000–$12,000 installed including permit.New buildings/ADUs
Planning Permit (for new homes)R-1 zones: most single-family rebuilds are ministerial — no discretionary review. Mixed-use, historic districts, and certain hillside areas trigger discretionary review. Zoning verification can be confirmed through San Jose's online zoning portal.Discretionary zones
Grading / DemolitionSeparate demolition permit required before building permit issuance. CALGreen 65% waste diversion applies. Grading permit for slopes and cut/fill over thresholds. San Jose has a more streamlined demo process than Saratoga or Los Gatos.For teardowns
Solar + EV ChargerSan Jose offers online express permits for solar PV, battery storage, and EV chargers. Panel upgrade required if service is under 200A. Title 24 now requires new homes to be solar-ready (conduit pre-installed at minimum).Express available
ADU Amnesty ProgramSan Jose complies with AB 2533 — ADU Amnesty Program for unpermitted units. Property owners can bring unpermitted ADUs into compliance. Critical for sellers and buyers — unpermitted ADUs must be disclosed and may affect financing.Unpermitted units
San Jose Development Services: sanjoseca.gov/permits · ADU information: (408) 535-3555 · Master Plan ADU Program: sanjoseca.gov/adu · Separate permit required for ADU even when built simultaneously with primary residence work
Campbell — Building & PlanningOpen Portal ↗
Building PermitCampbell issues building permits through its own Building Division. Residential permits follow Santa Clara County building codes plus local amendments. Plan check: typically 4–8 weeks for residential. Permit fees based on project valuation.Always required
Planning ReviewStandard single-family rebuilds in R-1 zones are typically ministerial. Projects in the Downtown Campbell area, historic districts, or requiring variances need Planning Commission review. Contact Campbell Planning at (408) 866-2140 for pre-application meeting.Varies by zone
ADU PermitCampbell follows California ADU state law (SB 9, SB 543, AB 1332). 60-day review for standard ADU applications. Campbell is ADU-friendly — city planning staff actively supports homeowners. Pre-approved plans available. Permit 8–12 weeks per Saratoga neighbor data.Required for ADU
School Impact Fee (CUSD)Campbell Union School District fees apply to new residential construction. Confirm current rate with CUSD at time of application. ADUs under 750 sq.ft. may be exempt under state law.New construction
Demolition PermitRequired before building permit for teardown projects. Campbell's Building Division processes demo permits; timeline: 1–3 weeks for residential. CALGreen waste diversion applies.For teardowns
Title 24 + CALGreenMandatory for all permitted work. Same state requirements as all Santa Clara County cities. Energy calculations and green building documentation required with permit application.All permitted work
Campbell Building Division: cityofcampbell.com/149/Building-Division · Phone: (408) 866-2130 · Counter hours: Mon–Fri 8am–12pm, 1pm–4pm · ADU rental income typical: $2,000–$2,500/month (Campbell market)
Los Gatos — Building & PlanningOpen Portal ↗
Building PermitLos Gatos is known for more rigorous plan check. Barcci Builders note that Los Gatos, Saratoga, and Campbell typically run 8–12 weeks for major remodel permits. Permit costs for structural work: $15,000–$40,000. Los Gatos uses Santa Clara County codes with local amendments.Always required
Architecture & Design ReviewLos Gatos has active design review for projects visible from the street. New construction and significant additions are reviewed by the Architecture & Site Committee. This adds 4–8 weeks and requires architectural renderings. Budget $15K–$25K additional for design review process.New construction
ADU PermitLos Gatos follows California ADU state law. ADUs reviewed through Building Division with planning referral as needed. Pre-approved plans available (AB 1332). Los Gatos has some of the longest ADU approval timelines in the county — budget 12–16 weeks for permits.Required for ADU
Heritage Tree / Tree RemovalSimilar to Saratoga, Los Gatos strictly protects heritage trees. Tree removal or construction near protected trees requires a Tree Removal Permit and arborist report. Hillside Development Standards also apply to many Los Gatos lots.Treed/hillside lots
Hillside StandardsProperties in Hillside Residential (HR) zones subject to additional grading, slope, and impervious coverage limits. Geological and soils reports required for hillside projects. Adds significant cost and timeline — budget 3–4 months for upfront studies.Hillside zones
School Impact Fee (LGUSD)Los Gatos Union School District fees apply to new residential construction. Confirm current rate before permit submittal. For Los Gatos luxury homes, school fees can be $15K–$25K on a large rebuild.New construction
Los Gatos Building: losgatosca.gov/288/Building-Division · Planning for design review: (408) 354-6872 · Note: Los Gatos is one of the slower permit cities in Santa Clara County — build in extra timeline vs San Jose or Campbell
Sunnyvale — Building & PlanningOpen Portal ↗
Building PermitSunnyvale Permit Center handles all residential construction permits. Major residential: $10,000–$35,000 in permit fees. Sunnyvale has a reputation for efficient plan check — typically 4–6 weeks for residential new construction.Always required
ADU PermitSunnyvale is ADU-friendly. Pre-approved ADU plans available (AB 1332). Backyard ADUs (under 750 sq.ft.) qualify for impact fee waivers. City actively publishes ADU guides and cost breakdowns. ADUs in Sunnyvale ($1,390/sq.ft. market) yield $3,200–$4,000/mo rental income.Required for ADU
Planning ApprovalR-0, R-1 and R-2 single-family zones: standard rebuilds are ministerial. Sunnyvale has a streamlined Planning & Building process compared to Los Gatos. Developments in Special Planning Areas or near mixed-use zones may require discretionary review.Special zones only
School Impact Fee (SUHSD / CUSD)Depending on location within Sunnyvale, either Sunnyvale School District or Cupertino USD may apply. Confirm at permit application. ADUs under 750 sq.ft. typically exempt.New construction
Express PermitsSunnyvale offers online permits for solar, battery storage, EV chargers, panel upgrades, water heaters, and mechanical systems. Fast-track available for qualifying projects. Check Applications, Fees and Forms portal for current list.Express available
Title 24 + CALGreenState-mandated for all construction. Sunnyvale has adopted the 2022 California codes with local amendments. Energy compliance documentation and CALGreen checklist required with permit submittal.All new construction
Sunnyvale Permit Center: sunnyvale.ca.gov/business-and-development/planning-and-building/permit-center · General inquiries: (408) 730-7444 · Applications, fees and forms: sunnyvale.ca.gov/applications-fees-and-forms
Fremont — Community DevelopmentOpen Portal ↗
Building PermitFremont Community Development handles all building permits. Fremont is in Alameda County — different from Santa Clara County cities. Permit fees based on project valuation. Plan check: 4–8 weeks for standard residential.Always required
ADU Permit — Express ProgramFremont has quietly become one of the most ADU-friendly cities in the East Bay. Express ADU Program fast-tracks qualifying applications — approvals in as little as 30 days. Financial incentives available. Dedicated ADU specialist in Planning Department. ADUs must be filed as separate, standalone permits.Required for ADU
ADU Amnesty ProgramFremont complies with AB 2533 ADU Amnesty Program. Unpermitted units can be brought into code compliance. Contact Fremont Code Enforcement at (510) 494-4430. Fremont City Council adopted Ordinance 06-2023 (effective Aug 11, 2023) with updated ADU regulations.Unpermitted units
Development Impact Fees (DIF)Fremont DIF program updated 2021, effective July 1, 2025 adjustments. Includes: Fire Facility Fee, Capital Facility Fee, Traffic Impact Fee, Parkland Fee, Park Facilities Fee. DIF is charged per new residential unit — adds $10,000–$30,000 to new construction cost. ADUs may qualify for affordable housing discount.New construction
School Impact Fee (FUSD)Fremont Unified School District fees apply. ADUs under 750 sq.ft. exempt under state law. Confirm current rate at permit application — Fremont school fees can be higher than Santa Clara County cities.New construction
Planning & ZoningFremont Planning Division: Zoning Line at (510) 494-4455. ADU questions, setback confirmations, and zoning verification. R-1 single-family — standard rebuilds ministerial. Fremont has neighborhoods with different zoning classifications — confirm before purchase.Complex projects
Fremont Community Development: fremont.gov/government/departments/community-development · ADU questions: (510) 494-4455 (Zoning Line) · ADU Ordinance: FMC §18.190.005 effective Aug 11, 2023
State of California — All JurisdictionsCA Building Standards ↗
Title 24 — California Building Code (Part 2)The California Building Standards Code — the foundation of all construction in California. 2022 edition currently active; 2025 edition published July 1, 2025, mandatory from January 1, 2026. Cities may adopt stricter local amendments. Enforced via building permit plan check.All construction
Title 24 Part 6 — Energy Standards (CA Energy Code)Mandatory energy performance requirements for all new construction and most alterations. Requires Title 24 compliance calculations (T24 report) submitted with permit application. Covers insulation, windows, HVAC efficiency, solar readiness, and EV charging conduit for new homes. 2025 edition adds stricter EV and battery requirements.All new construction
Title 24 Part 11 — CALGreenCalifornia Green Building Standards Code. Mandatory for all new residential construction. Requires: 65% construction waste diversion from landfills, indoor air quality measures, water efficiency (20% reduction), low-VOC materials, and stormwater management. Documentation submitted with permit.All new construction
CEQA — California Environmental Quality ActEnvironmental review law. Standard single-family residential reconstruction and ADUs are CATEGORICALLY EXEMPT from CEQA (Section 15303). No CEQA documentation needed for typical rebuilds or ADUs in our service area. CEQA applies if the project is unusually large, in a sensitive habitat, or involves a significant new use.Typically exempt SFR
ADU State Laws (SB 9, SB 543, AB 1332)State ADU laws preempt local restrictions. SB 9 allows lot splits and duplexes on SFR lots. SB 543 (2026) clarifies ADU sizing, permits converted + detached ADU on same lot. AB 1332 (Jan 2025) requires all cities to have pre-approved ADU plans enabling 30-day approvals. AB 976: no owner-occupancy requirement on any ADU.State preemption
BAAQMD — Appliance Electrification RulesBay Area Air Quality Management District. New rules: gas water heater sales phasing out from 2027; gas furnaces from 2029. Affects all new construction and significant renovations in the Bay Area. All new ADUs and rebuilds should plan for all-electric systems. Heat pump water heaters and heat pump HVAC are now standard spec for new construction.New construction
Contractor Licensing — CSLBAll contractors in California must hold a valid license from the Contractors State License Board (CSLB). General contractors: Class B license required for projects over $500. Subcontractors need appropriate specialty licenses (C-10 electrical, C-20 HVAC, C-36 plumbing). Verify licenses at cslb.ca.gov before hiring.All construction
Workers Compensation InsuranceCalifornia requires all contractors to carry workers compensation insurance. Property owners are liable if they hire unlicensed contractors without insurance. Verify coverage certificate before any work begins. Also required for permit applications over $500.All construction
CA Building Standards Commission: dgs.ca.gov/bsc/codes · Title 24 2022 active; 2025 edition effective Jan 1, 2026 · ADU laws: hcd.ca.gov/policy-research/accessory-dwelling-units · CSLB license check: cslb.ca.gov · BAAQMD: baaqmd.gov
Federal Requirements — All Silicon Valley ProjectsRarely triggered by standard SFR
FEMA Floodplain (LOMA)If your property is in a FEMA Special Flood Hazard Area (SFHA — Zone A or AE), you need a LOMA (Letter of Map Amendment) or LOMR (Revision) before construction. Most Silicon Valley residential lots are NOT in flood zones, but lots near Calabasas Creek (Saratoga), Los Gatos Creek, and Coyote Creek have flood map implications. Check fema.gov/flood-maps before purchase.Flood zone lots only
Section 404 — Wetlands (Army Corps)US Army Corps of Engineers permit required for any construction that involves dredging or filling in "waters of the US" including wetlands, streams, and seasonal drainages. Standard urban residential lots are not in wetlands. Rare for Silicon Valley SFR — but if you're buying a lot near Alviso, baylands, or seasonal creek, check with the Army Corps (415-503-6795) before purchase.Near water only
NPDES Stormwater PermitNational Pollutant Discharge Elimination System. Construction sites disturbing 1+ acres must obtain a Construction General Permit from California State Water Board (which administers NPDES in CA). Most single residential lots are under 1 acre — not triggered. Large lots or combined developments may need a Stormwater Pollution Prevention Plan (SWPPP).Large sites ≥1 acre
HUD Fair Housing ActFederal law prohibiting discrimination in housing sales, rentals, and financing based on race, color, religion, national origin, sex, disability, or familial status. Applies to all rental properties. Landlords in our managed portfolio must comply. Advertising, tenant screening, and lease terms all subject to FHA oversight.All rental properties
EPA Lead/Asbestos (pre-1978 homes)EPA RRP (Renovation, Repair, and Painting) Rule: contractors working on pre-1978 homes must be EPA Lead-Safe Certified if disturbing more than 6 sq.ft. of painted surfaces. Asbestos: no federal residential requirement, but CalOSHA requires asbestos survey before demolition or significant disturbance. Cost: $500–$2,000 for survey, $10–$40K for abatement.Pre-1978 homes
Accessibility (ADA)Americans with Disabilities Act does NOT apply to single-family residential construction (it applies to commercial and multi-family over 4 units). California building code (CBC/CRC) has its own accessibility provisions. ADUs and SFR are governed by California code, not ADA directly.Commercial only
Federal requirements are rarely the bottleneck for Silicon Valley SFR projects. The 99% of permit complexity is at the City and State levels. The main federal trigger to watch: FEMA flood maps and lead/asbestos in pre-1978 homes. Always verify flood zone status before acquiring any property near creeks or baylands.
Our work

Built from the ground up.
Two completed homes.

Custom new construction — teardown to certificate of occupancy. Every sq.ft. managed in-house.

Exterior — custom iron front door
1 / 18
Exterior — custom iron front door Living room — 14-ft ceilings, floor-to-ceiling windows Living room — open plan Dining area Gourmet kitchen — Sub-Zero & Thermador Kitchen — quartz island Kitchen — custom cabinets & walk-in pantry Kitchen detail Main floor bedroom / guest Primary bedroom suite Primary suite — office/nursery alcove Bedroom Primary bathroom — spa finish Bathroom detail Powder room Backyard — paver patio & landscaping Barcelona paver driveway & sliding gate Side yard
Active listing
West San Jose
2004 Cherrystone Dr · San Jose, CA 95128 · Burbank / Shasta-Hanchett Park
4 bed / 4.5 bath
Bedrooms & baths
$2,597,000
List price
3,279 sq.ft.
Living area
10,247 sq.ft.
Lot size
2025 — New
Year built
$792 / sq.ft.
Price per sq.ft.

Custom two-story home on a 10,000+ sq.ft. lot. 14-ft entry ceilings, floor-to-ceiling windows, Sub-Zero & Thermador kitchen, oversized quartz island, walk-in pantry. Custom iron front door, Barcelona paver driveway with electric sliding gate.

New construction 2025 Sub-Zero / Thermador 14-ft ceilings Custom iron door Smart home All electric
View on Zillow ↗ Redfin ↗ MLS# ML82035530 ↗

Photos © MLSListings · Listed by Intero Real Estate Services

Living room — high ceilings & natural light
1 / 20
Living room — high ceilings & natural light Living & dining area Kitchen — quartz island & custom cabinetry Interior — Mission Peak views throughout Dramatic spiral staircase Front elevation — Mission San Jose Entry & foyer Formal living room Dining room Open great room Chef kitchen — custom cabinetry Kitchen island & appliances Ground floor guest suite Primary bedroom suite Primary bathroom Bedroom Hallway landing — second office / play area Backyard — outdoor entertainment Backyard — Mission Peak views Exterior rear elevation
Sold · January 2022
Fremont, Mission Hills
333 Anza St · Fremont, CA 94539 · Mission San Jose Neighborhood
4 bed / 3.5 bath
Bedrooms & baths
$3,175,000
Sold price
2,816 sq.ft.
Living area
5,022 sq.ft.
Lot size
2021 — New
Year built
$1,127 / sq.ft.
Price per sq.ft.

Custom new construction in Mission San Jose — California's top-rated school district. High ceilings, chef kitchen with quartz island, dramatic spiral staircase, ground floor guest suite. Mission Peak views from all rooms, dual-zone HVAC, smart home, tankless water heater.

New construction 2021 Mission San Jose schools Spiral staircase Mission Peak views Smart home Dual-zone HVAC
View on Zillow ↗ Compass ↗ Redfin ↗

Photos © MLSListings · Zillow · Compass · Listed by Intero Real Estate Services

Free tools

Download our ROI calculators

Every formula from this site — in Excel / Google Sheets and Word / Google Docs. Edit your own numbers. 2025 Silicon Valley data included.

XLS
ROI Calculator
Excel / Google Sheets

Seller · Renovation · ADU · Flip · Rebuild. Simple yellow input cells, auto-calculated results. 2025 market data tab included.

↓ Download .xlsx
DOC
Formula Reference
Word / Google Docs

Every formula explained in plain English. 70% Rule, §121 exclusion, AB 1482, carry costs — all documented with worked examples.

↓ Download .docx
Market pulse

Price trends & 2026 projections

Historical data from MLSListings, Redfin & Zillow. Toggle cities and metrics. Click any data point for details.

Source: Redfin Dec 2025
Zillow Jan 2026
MLSListings 2025
WINDOW
CITIES
Live snapshot
What the data says
ROI for homeowners

You own a home.
What's your smartest next move?

Four real scenarios — all based on 2025 Silicon Valley data. "Upgrade" covers every level from painting a room to a full kitchen remodel. "Tear Down & Rebuild" shows what it costs to build fresh on land you already own. Sliders update instantly.

Your upgrade project
Pick a scope — see what it costs and what it returns
$2,000,000
Upgrade financials
Base cost (materials + labor)—
Contingency (hidden issues)—
Permits & design (if required)—
Total upgrade budget—
Value added to your home—
ROI on upgrade spend—
New estimated home value—
Time to complete—
Permits required?—
vs. just selling as-is—
Total budget — Adjust sliders to update
Value added—
ROI on spend—
New home value—
Net gain—
Total budget — Adjust sliders to update
Value added—
ROI on spend—
New home value—
Net gain—
—
Total cost
—
Value added
—
ROI
—
New value
Important: this model assumes you already own the land. The "land value" line is for context only — it shows how much equity you have. ROI is calculated on construction cost only, not on the full property value. This gives a true picture of whether building makes financial sense.
Your rebuild project
You own the land. Model the construction.
$2,000,000
Construction cost & return
Your land / equity (not spent)—
Demolition + site prep—
Construction hard cost—
Permits, design & engineering—
ADU cost (if selected)—
Financing carry (14 months)—
Total money spent to build—
Projected completed value—
Value created above build cost—
ROI on construction spend only—
Timeline—
Total build cost — Land/equity is yours — not included in ROI denominator
Projected value—
Gross profit—
ROI on build cost—
Rental yield (if hold)—
Total build cost — Land/equity is yours — not included in ROI denominator
Projected value—
Gross profit—
ROI on build cost—
Rental yield (if hold)—
—
Build cost
—
Completed value
—
Value created
—
ROI on build
ROI here = (completed value − build cost) ÷ build cost. Your land equity is not included in the denominator — it's yours either way. Build cost includes demo, construction, permits, design, and financing carry. Completed value uses current $/sq.ft. sell prices from Redfin and Zillow (Dec 2025).
Your ADU project
Find your break-even and 10-year return
650 sq.ft.
ADU financial model
Construction cost (hard)—
Permits + design + utilities—
School impact fees—
Total all-in cost—
Monthly gross rental income—
Annual gross income—
Annual net (after 20% expenses)—
Break-even period—
10-year cumulative net income—
Property value added—
Total 10-yr return (income + value)—
Total ADU investment — All-in cost including permits & school fees
Annual net income—
Break-even—
Value added—
10-yr total return—
Total ADU investment — All-in cost including permits & school fees
Annual net income—
Break-even—
Value added—
10-yr total return—
—
All-in cost
—
Monthly rent
—
Break-even
—
10-yr return
ADU rental data sourced from Maxable, IMKAT Construction, and New Avenue Homes (2024–2025). Airbnb figures based on Airbtics and San Jose STR market data: $130 ADR, 69% occupancy. School impact fees waived for units ≤750 sq.ft. in most Santa Clara County cities.
Sell as-is analysis
Your net proceeds after all costs
$2,000,000
$800,000
10 years
$1,000,000
Net proceeds breakdown
Gross sale price—
Agent commission / fees—
Transfer tax (0.11% in CA)—
Escrow & title fees—
Mortgage payoff—
Net cash proceeds—
Capital gain—
Primary home exclusion (§121)$500K married / $250K single
Estimated taxable gain—
Days to close (typical)—
vs. upgrading firstRun Upgrade tab to compare
Net cash to you — After agent fees, closing costs, transfer tax & mortgage payoff
Pre-tax proceeds—
After-tax proceeds—
Total gain—
Annualized appreciation—
Net cash to you — After agent fees, closing costs, transfer tax & mortgage payoff
Pre-tax proceeds—
After-tax proceeds—
Total gain—
Annualized appreciation—
—
Gross price
—
Total costs
—
Net proceeds
—
Capital gain
California has no state capital gains exemption beyond federal §121. Long-term capital gains taxed at 0–20% federal + California ordinary income rates. Primary residence exclusion: $500K married / $250K single. Consult a tax advisor — this model is illustrative only.
Investor ROI — deal models

How do I make money
on this property?

Four ways SST generates returns: flip (buy → fix → sell fast), full rebuild (tear down → build → sell or hold), renovate and hold (upgrade then rent), and add an ADU to an existing property. Every number is based on real 2025 Silicon Valley acquisition, construction, and resale data. This is your internal deal model.

The flip model: Buy a dated or distressed home below market. Make targeted upgrades (paint, flooring, kitchen, baths, appliances). Sell within 6–9 months. Goal: 15–25% ROI on money deployed. Works best in Campbell, W. San Jose, Fremont — lower entry price, proven resale demand.
Flip deal inputs
Your acquisition and renovation plan
$850,000
Flip deal waterfall
Purchase price—
Closing costs (buy side, 1.5%)—
Renovation cost—
Contingency (15% on reno)—
Holding costs (financing + utilities)—
Selling costs (agent 2.5% + transfer)—
Total money out—
After-repair value (ARV)—
Gross profit—
ROI on cash deployed—
Annualized ROI—
Cash equity required—
The 70% rule check (buy ≤ 70% ARV − reno)—
Gross profit — Before income tax on the gain
Total money out—
ARV sale price—
ROI on cash deployed—
Annualized ROI—
—
Gross profit — Before income tax on the gain
Total money out—
ARV sale price—
ROI on cash deployed—
Annualized ROI—
—
—
Total out
—
ARV
—
Gross profit
—
Annualized ROI
The 70% rule: a sound flip buys for ≤70% of ARV minus renovation cost. Hard money rates typically 10–14% interest-only in Silicon Valley. SST's data advantage: we know which streets in Campbell and W. San Jose have the highest post-reno $/sq.ft. variance — the difference between a 15% and a 28% flip ROI often comes down to which block you're on.
The rebuild model: Buy a teardown at land value. Demo. Build a custom home (and optionally an ADU). Sell at new-construction premium or hold for top-tier rental income. Highest absolute profit but 18–28 month timeline and $800K+ capital deployed. Best ROI in Cupertino, Saratoga, and Los Gatos.
Rebuild deal inputs
Teardown acquisition + full new build
$1,600,000
Rebuild deal waterfall
Acquisition price—
Demo + site prep—
Construction hard cost—
ADU construction—
Permits + design + engineering—
Financing carry (16 months)—
Selling costs (3.5%)—
Total capital deployed—
Projected sale price—
Gross profit—
ROI on total deployed—
Annualized IRR (est.)—
Gross profit (sell) — After all build costs — sell scenario
Total deployed—
Sale price—
ROI on deployed—
Annualized IRR—
Gross profit (sell) — After all build costs — sell scenario
Total deployed—
Sale price—
ROI on deployed—
Annualized IRR—
—
Total deployed
—
Sale/Value
—
Gross profit
—
ROI
New construction commands 12–18% premium over comparable aged inventory in all our markets. ADU adds both rental income and sale price uplift (~$250K on the Cupertino market). Cupertino median sale Dec 2025: $2.9M (Redfin, up 15.1% YoY). Permits + design budget: $80K–$125K typical for Santa Clara County jurisdictions.
The renovate & hold model: Buy below market. Upgrade with paint, flooring, modern appliances, bedroom/bathroom additions or ADU. Hold as rental. Goal: force appreciation + strong cash flow on a renovated asset. Works in every market — best yield in Campbell, Fremont, W. San Jose.
Buy, renovate, hold
Select upgrades — see your all-in cost and rental return
$1,100,000
Buy, renovate, hold — returns
Purchase price—
Renovation budget—
ADU construction—
Closing + carrying costs—
Total all-in cost—
Forced appreciation (new value)—
Equity created—
Main home monthly rent—
ADU monthly rent—
Total monthly income—
Annual gross income—
Gross cap rate (on all-in cost)—
10-year total return (rent + appreciation)—
10-year total return — Net rental income + appreciation on equity
Annual net income—
Gross cap rate—
Equity at purchase—
Year-10 value—
10-year total return — Net rental income + appreciation on equity
Annual net income—
Gross cap rate—
Equity at purchase—
Year-10 value—
—
All-in cost
—
New value
—
Monthly income
—
Cap rate
Renovation value multipliers based on 2024–2025 Bay Area data: mid-range kitchen+bath returns 65–75¢ per dollar spent; full gut returns 50–60¢ but the asset becomes institutional quality. Adding a bedroom to a 3-bed home in Campbell or W. San Jose can add $120K–$200K to value — the bedroom count is a primary pricing driver in family-oriented markets. AB 1482 rent control exempts new construction for 15 years — renovated homes are NOT exempt unless it qualifies as substantial rehabilitation.
The ADU-on-rental model: You already own a rental. Add an ADU to the lot. Instant income uplift with no displacement of existing tenant. Works especially well in Cupertino (highest ADU rents: $3,600–$4,200/mo) and W. San Jose (fastest permit approvals: 30 days via pre-approved plans).
Add ADU to existing rental
Additional income on a property you already own
$1,500,000
ADU on existing rental — returns
ADU construction cost—
Permits + design + utilities hookup—
School impact fees—
Total ADU investment—
Monthly ADU rental income—
Annual gross ADU income—
Net annual (after 20% expenses)—
Break-even on ADU investment—
Property value added (est.)—
New total property value—
10-year net income from ADU—
ROI on ADU investment (10 yr)—
10-year total return — Rental income + property value uplift
All-in cost—
Annual net income—
Break-even—
Value added—
10-year total return — Rental income + property value uplift
All-in cost—
Annual net income—
Break-even—
Value added—
—
ADU cost
—
Monthly income
—
Break-even
—
10-yr ROI
ADU owner-occupancy requirement permanently removed by AB 976 (effective Jan 1, 2025) — you do NOT need to live on-site. Cupertino ADU rents: $3,600–$4,200/mo (detached, 1-bed). W. San Jose: $2,800–$3,400/mo. School impact fees waived for ADUs under 750 sq.ft. in most Santa Clara County cities. Fremont Express ADU Program: 30-day permit turnaround.
Tenancy + rental income

What can you actually
charge in rent?

Real 2025 rental rates by city and bedroom count, Airbnb nightly data, short-term rental rules by city, and California tenancy laws every landlord must know.

2025 monthly rent by city and bedroom count

What tenants pay — right now

Sources: Apartments.com, Zumper, Zillow Rental Manager, RentCafe — all as of late 2025. Single-family home figures are typically 20–35% above apartment averages shown here. SST-built homes with ADU command top 10–15% of market.

CityStudio1 Bed2 Bed3 Bed SFH4 Bed SFHADU (600–750 sq.ft.)
Primary SST service area
Cupertino 95014$2,509$3,288$4,157$6,500–$8,500$7,800–$10,500$3,600–$4,200
Saratoga 95070$2,400$3,100$3,900$6,000–$8,000$7,200–$9,800$3,000–$3,800
W. San Jose 95129$1,900$2,500$3,200$3,800–$5,500$4,500–$6,500$2,800–$3,400
Extended service area
Campbell$2,100$2,700$3,300$3,800–$5,200$4,500–$6,200$2,500–$3,200
Los Gatos$2,200$2,900$3,700$5,500–$7,500$6,500–$8,500$3,000–$3,800
Sunnyvale$2,300$3,151$3,800$5,000–$7,000$6,000–$8,200$3,200–$4,000
San Jose (avg)$1,700$2,300$3,077$3,500–$5,000$4,200–$6,000$2,500–$3,200
Fremont$1,900$2,500$3,100$3,800–$5,200$4,500–$5,800$2,400–$3,000
Premium uplift for new construction
New build premium (any city)+15–25% over aged comparablePermitted history matters to tenants & lenders+20–35% for SST spec builds
AB 1482 impact on rental income: Properties 15+ years old are subject to California's Tenant Protection Act — annual rent increases capped at 5% + CPI (max 10%). New construction (under 15 years old) is EXEMPT from AB 1482 rent caps. This means SST-built new homes can raise rent to market rate annually for their first 15 years — a significant financial advantage for investors.
Short-term rental data — 2025

Airbnb & STR — nightly rates, occupancy & rules

Silicon Valley is a strong but regulated STR market. Tech conferences, Apple/Google visitors, and relocating employees drive demand. Each city has its own rules — some ban entire-home STRs entirely. Sources: Airbtics, AirROI, Wheelhouse (2025).

San Jose (metro)
$130
Avg daily rate (ADR)
69%
Median occupancy
$31K–$48K
Avg annual revenue
180-day cap on unhosted rentals. Registration required. Transient occupancy tax (TOT) collected via Airbnb.
Los Gatos
$139
Avg daily rate (ADR)
74%
Median occupancy
~$38K
Avg annual revenue
90 active listings as of 2024. Top performers in downtown LG command $200–$350/night. June–Sept peak season.
Cupertino / Saratoga
$150–$220
Est. nightly rate (3–4 bed home)
65–72%
Est. occupancy
$35K–$55K
Est. annual revenue
Tech visitor demand from Apple Park, Google, Cisco. Peak: June–Oct and Jan–March (conference season).
Sunnyvale
$140–$180
Est. nightly rate
67–72%
Est. occupancy
$32K–$45K
Est. annual revenue
Registration required. STR-friendly compared to Mountain View (which bans entire-home STRs). Business traveler demand is high.
Campbell / Fremont
$110–$150
Est. nightly rate
62–68%
Est. occupancy
$24K–$35K
Est. annual revenue
More family-oriented demand. Lower nightly rates but steady occupancy. Fremont has proximity to BART for business travelers.
STR vs LTR comparison
STR: $2,500–$4,500/mo gross
LTR: $6,500–$8,500/mo (3-bed)
In Silicon Valley, long-term rental of a full 3–4 bed SFH typically generates MORE than STR due to high baseline rents. STR makes most sense for ADUs, secondary units, or during peak conference periods only.
⚠ STR compliance is non-negotiable in Silicon Valley. San Jose: 180-day cap on unhosted entire-home rentals, registration required, TOT tax applies. Mountain View: entire-home STRs banned for non-hosted stays under 30 days. Palo Alto: annual registration + insurance required. Cupertino and Saratoga have not yet enacted explicit STR ordinances but require business license and TOT compliance. HOAs frequently prohibit short-term rentals — always check CC&Rs before listing. Fines can reach $1,000/day.
California & local tenancy law 2025

Every law that affects your rental — plain English.

California has some of the most complex landlord-tenant law in the US. These are the laws that directly affect single-family and ADU rentals in our service area.

Law What it means for you Impact level
AB 1482 — Tenant Protection ActAnnual rent increases capped at 5% + local CPI, max 10%. Just-cause eviction required after 12 months of tenancy. Applies to most buildings 15+ years old. New construction EXEMPT for first 15 years. Condos and SFRs where owner lives on-site also exempt.Critical
AB 12 (2024) — Security DepositsSecurity deposits capped at ONE month's rent (unfurnished and furnished) effective July 1, 2024. Previous limit was 2 months unfurnished, 3 months furnished. Exception: small landlords (2 units or fewer, owner-occupied) can charge 2 months.Critical
AB 2801 (2024) — Photo DocumentationLandlords must take timestamped photos at move-in, before claiming deductions, and at move-out. Documentation must be provided to tenant. Failure to document correctly = cannot withhold deposit for pre-existing damage. Effective Jan 1, 2025.New — 2025
Civil Code §1950.5 — Deposit ReturnsSecurity deposit must be returned within 21 days of move-out with itemized statement of deductions. Allowable deductions: unpaid rent, cleaning, repair of damage beyond normal wear. Failure to return: tenant can sue for 2× the deposit amount.High
Civil Code §1941 — HabitabilityLandlords must maintain habitable conditions: effective waterproofing, working plumbing and heating, pest-free, safe and clean. Tenant can repair and deduct (up to 1 month's rent) if landlord fails to respond within reasonable time. SB 1386 updates.High
AB 1816 — Illegal Entry24-hour written notice required before landlord entry (maintenance, inspection, showing). 48-hour notice for final move-out inspection. Emergency entry permitted without notice. Violations can constitute harassment.Standard
BAAQMD — Gas AppliancesGas water heater sales phasing out from 2027; gas furnaces from 2029 in Bay Area. Landlords should plan electrification upgrades before appliance failure. Heat pump water heaters and HVAC are now standard in new construction. Affects ongoing maintenance budgets.Upcoming
Fair Housing Act (Federal)Cannot discriminate in advertising, screening, or lease terms based on race, color, religion, sex, national origin, disability, or familial status. California adds: source of income (Section 8), sexual orientation, gender identity, immigration status. Penalties up to $100K per violation.Always applies
AB 976 — ADU Owner-OccupancyOwner-occupancy requirements are permanently prohibited for ADUs permitted after Jan 1, 2025. Landlords do not need to live on-site to rent out an ADU. Previously, some cities required owner to occupy the main home. This is now preempted by state law.ADU favorable
SB 9 (2025 update)Local ADU ordinances that don't comply with state law are null and void if not corrected within 30 days. Gives HCD enforcement authority. Means cities cannot restrict ADUs beyond state minimums — favorable for landlords and builders.ADU favorable
TOT — Transient Occupancy TaxShort-term rental hosts (under 30 days) must collect and remit Transient Occupancy Tax. Rate varies: San Jose collects via Airbnb automatically (10.5%). Cupertino: hosts must register and remit independently. Failure = fines + back taxes.STR hosts
Ellis Act (Gov. Code §7060)Allows landlords to exit the rental business by withdrawing all units from the market. Requires 120-day notice (longer for elderly/disabled). Units cannot be re-rented for 5 years. Not a common path for SFR investors but relevant for multi-unit owners.Multi-unit
SST Group manages AB 1482 and AB 12 compliance for all properties in our portfolio. Lease templates are updated when laws change. Every tenant placement includes proper documentation under AB 2801. Contact us for a management consultation.
Get in touch

Let's talk about
your property.

Whether you're selling, buying, building, or need someone to manage what you already own — start with a 15-minute call.

"We know this market better than any other builder in the South Bay — and we'll show you the numbers in 15 minutes."
◎
TerritoryCupertino · Saratoga · W. San Jose · Campbell · Los Gatos · Sunnyvale · Fremont · South Bay
◎
Response timeAll enquiries answered within one business day.
◎
Minimum engagementConstruction $250K+. Property management from single-unit.
Not sure where to start?
New to the market?
Tell us what you're working on
Work with SST Group

We're always looking for
great trade partners.

SST Group builds custom single-family homes, ADUs, and full renovations across Silicon Valley. We source subcontractors and specialty trades on every project. If you do quality work and deliver on time, we want to hear from you.

What we look for in a trade partner

🏗
Licensed & Insured
Valid California contractor license (B-1 or specialty). Current COI — minimum $1M liability, workers comp. Verify at contractors.state.ca.us.
📅
Reliable & On Schedule
We build on tight timelines — 14 to 20 months start to CO. We need partners who show up, communicate early, and don't create downstream delays.
⭐
Quality Finish Work
Our homes sell for $2.5M–$4M. The finish quality must reflect that. We build to a premium standard — not the cheapest, but the best value for the price point.
📍
Silicon Valley Service Area
We build in Cupertino, Saratoga, San Jose (95128/95129), Campbell, Los Gatos, Sunnyvale, Fremont Mission Hills, Mountain View, and Los Altos.
💬
Clear Communication
Responsive to RFIs, submittals, and change orders. We use project management software — you should be comfortable with digital workflows and invoicing.
🔁
Repeat Relationship Focus
We build multiple homes per year and prefer long-term trade relationships over one-off bids. Good partners get first call on every project in their trade.

Trades we regularly source

Structure
Excavation & grading
Foundation / concrete
Structural framing
Roofing & waterproofing
Structural steel
MEP
HVAC / mechanical
Plumbing (rough + finish)
Electrical (C-10)
Solar + EV chargers
Fire sprinkler systems
Finish Trades
Drywall & plaster
Tile & stone setting
Hardwood flooring
Painting (interior + ext)
Cabinetry installation
Trim & millwork
Specialty
Landscaping & irrigation
Fencing & gates
Custom iron / metalwork
Concrete flatwork
Window & door install
HERS rating / testing

Typical project scope & budget ranges

These are the contract value ranges you should expect when quoting an SST project. Pricing is competitive — we want fair, not cheap.

Trade Contract Range Typical Duration Notes

How our sourcing process works

1
Submit your trade application below
Tell us your trade, license number, service area, and project experience. Takes 3 minutes.
2
License + insurance verification
We verify your license at contractors.state.ca.us and confirm your COI before any bid invitation.
3
Bid invitation for relevant projects
When we have a project in your trade and area, you'll receive plans and specs for pricing. We typically invite 3 bids per trade.
4
Award + contract
Selected contractors receive a standard SST subcontract. Net-30 payment on approved invoices. No retainage on first project if performance is strong.
5
Preferred partner status
Subs who deliver quality on time get added to our preferred list and get first call on all future projects in their trade — no open bidding.

Submit your trade application

We review applications within 5 business days. You'll hear from us by email once your license is verified.

Powered by Claude

Your Silicon Valley
real estate AI advisor.

Ask anything about your property, a potential deal, or what to do next. This advisor is trained on 2025 Silicon Valley data — construction costs, cap rates, permit timelines, rent comps, and deal math.

⚙ Enter your Anthropic API key to activate

This advisor calls the Claude API directly. Enter your Anthropic API key to enable responses. Your key is stored only for this browser tab session and sent only to Anthropic. Get a free key at console.anthropic.com (free tier available).

Quick scenarios
About this advisor
Powered by Anthropic's Claude — the same AI behind Claude.ai. Responses use 2025 Silicon Valley market data. Not financial or legal advice — verify with professionals before transacting.
✦
Hello! I'm SST Group's real estate advisor, powered by Claude. I know 2025 Silicon Valley market data inside and out — construction costs, ADU returns, flip deal math, permit timelines, rent comps, and more.

Tell me about your property or situation, or pick a scenario on the left to get started.
Press Enter to send · Shift+Enter for new line · Responses use 2025 SV data