Plus Space™ ADU FAQ

Frequently Asked Questions About Plus Space™ ADUs by Insulspan®

Plus Space™ by Insulspan® ADU SIP Kits are created using our 6½” wall and 10¼” roof ready-to-assemble structural insulated panels. These products create a highly energy efficient structural shell. Because of this, the ADUs can be heated and cooled with a mini-split system.

Most likely. It is just like any other improvement to your home that increases square footage or makes other changes, depending on where you live and who is appraising it.

The Plus Space™ by Insulspan® ADU SIP Kit is designed to provide the exterior walls and roof panels of the structure in an easy-to-use package. Included in the kit are:

  • SIP plan sets
  • Insulspan SIP Installation Manual
  • Pre-cut SIP walls (window & door cuts)
  • Pre-cut SIP roof
  • Glulams and/or timber for ridges and posts, as needed
  • SIP Fasteners
  • Sealant to use during installation
  • High expansion foam for ridge and valley joints, as needed
  • Panel joint tape for roof seams
  • GreenGuard MAX™ building wrap

The Plus Space™ by Insulspan® ADU SIP Kit does not include the items listed below which must be supplied by the customer.

  • Windows and doors
  • Roofing
  • Exterior cladding or siding
  • Water supply lines, waste pipes, or vents
  • Electrical wiring and conduit
  • Appliances
  • Floor systems, as needed per plan
  • Interior studs and drywall
  • Balcony and balcony railing, as rendered
  • Anything else not specifically part of the Insulspan® sales contract
  • Any other building material, furnishings and supplies desired by the customer

The following are additional items that you will need to provide either before, during, or after installation of your Plus Space™ by Insulspan® ADU SIP Kit.

  • Building permit (Check with local jurisdiction for specific building and zoning code requirements.)
  • Site preparation and excavation
  • Building foundation
  • Site drainage
  • Utilities – water, septic, power, gas, phone, cable, etc. (These items require licensed sub- contractors for installation.)
  • Crane, forklift, and scaffolding, as needed to erect structure
  • SIP installation
  • Finish grading
  • Landscaping and irrigation
  • HOA approvals, if necessary

Plus Space™ by Insulspan® ADU SIP Kit plans are designed specifically to use the Insulspan structural insulated panel building system for the unit’s wall and roof structure. The Plus Space™ kit includes the SIP plans and the SIPs.

Because the structural shell is self-supporting, the Plus Space™ by Insulspan® ADU SIP Kit allows you to configure the interior space however you want to meet your needs. The footprint, exterior walls, roof, and door and window locations of the Plus Space™ auxiliary dwelling units are predetermined to streamline manufacturing and delivery of the kit to you.

If you are interested in a custom designed ADU, please contact us today.

All of our Plus Space™ by Insulspan® ADU SIP kits come with horizontal wire chases pre-cut inside the panels at 14″ and 44″ above the floor. Vertical chases are located near door openings and other strategic locations to enable wiring to the ceiling for overhead lighting. Your electrician can install electrical boxes anywhere along these chases for outlets, switches, and lights.

Plumbing is not installed in SIP walls. It is either installed in interior walls or on the interior of a SIP wall which can be framed out to accommodate.

It depends on which kit you choose. The Plus Space™ studio plans are designed so that you can install them yourself.

Our larger plans—carriage houses, backyard suites, and pool houses—need to be professionally installed, and require equipment to unload and move the panels around.

The Plus Space™ by Insulspan® ADU SIP Kits are designed to be installed on a concrete slab. However, they may be installed on any other type of foundation utilizing alternate connection details which can be supplied upon request.

The Plus Space™ by Insulspan® ADU SIP Kit is designed to accommodate a 50-pound snow load and 115-mph wind load. We can provide engineered plans for an additional fee and lead time (price and lead time subject to local building ordinance). Contact us to get more information.

Insulspan can provide SIP drawings for you to submit with your building permit application. We can also provide full construction documents and/or engineered plans for an additional fee and lead time (price and lead time subject to local building ordinance). Contact us to get more information.

We require a 50% deposit when the sales order is signed, and 50% prior to shipping with funds sent by check or bank wire. Oftentimes, our clients use their home equity line of credit (HELOC) to pay for the Plus Space™ by Insulspan® ADU SIP kit.

The price listed on the website for the Plus Space™ by Insulspan® ADU is for the SIP Kit plan set and package materials only. The price does not include shipping, applicable taxes, land, site prep/development, building permits, or the cost to install the kit and finish the building. Shipping price varies based on build location. Please contact us to receive a shipping quote for the building kit.

We know you are eagerly awaiting your new Plus Space™ by Insulspan® ADU SIP Kit. Anticipated lead time to shipment is 3-4 weeks once your sales order is signed and we receive your 50% deposit.

We ship internationally via ocean container. This is an ideal solution for a high volume of structures. Contact us for details and more information.

We will coordinate a time to deliver your Plus Space™ by Insulspan® ADU SIP kit with you. The ADU SIP kit is shipped on a 48’-53’ flatbed truck using a freight carrier. Please confirm that there is adequate access to your build site for the truck to deliver. In addition, please make arrangements to unload the truck upon arrival.

Read more in our SIP Site Logistics Guide.

The Plus Space™ by Insulspan® ADU SIP Kit is a flat packed kit that is delivered unassembled. Smaller pieces may be carried by two people while larger pieces may need to be craned into place.

Read more in our SIP Site Logistics Guide.

Proper panel storage is important. Please ensure that the panels for your Plus Space™ are raised off the ground and covered to protect them from the elements until they are installed. 6-mil poly or tarps are most often used.

Read more in our SIP Site Logistics Guide.

The structural insulated panels in the Plus Space™ by Insulspan® ADU SIP Kit are backed by our comprehensive 20-year warranty.

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