Portland Metro · Oregon
ADU Drywall Services in Portland, OR
Detached, attached and garage-conversion ADUs — code-correct fire and sound assemblies, finish, paint.
Portland's ADU-friendly zoning has made accessory dwelling units one of the top remodel scopes in the metro. Drywall on an ADU has to hit fire ratings, sound ratings and finish quality — often in a small footprint where every detail is visible.
What adu drywall services really involves
ADU drywall combines almost every service we do: new-construction hang and finish, fire-rated separations from the main house, sound-rated demising walls for privacy, moisture-aware detailing in the bath and kitchen, and finish-grade painting throughout. All in a compact footprint (usually 400–800 sq ft) where every wall is visible from every other room.
We handle detached ADUs (backyard cottages), attached ADUs (bump-outs or side-of-house units), garage-conversion ADUs (converting the existing garage into a unit), and basement ADUs (finishing a walk-out or daylight basement into a rentable space). Each has its own code requirements — fire separation from the main house on attached and garage conversions, sound separation on basement ADUs, and standalone code compliance on detached.
Because ADUs are typically rentals or long-term family use, we build for durability: paperless drywall in the bath, moisture-tolerant paint in the kitchen, impact-resistant corners at every high-traffic edge, and Level 4 finish throughout with Level 5 in the main living area if you want the class-A look.
What we cover under adu drywall services
Detached ADU drywall
Full-scope rock, tape, texture and paint on new detached ADUs — from framing through final walk.
Attached ADU drywall
Fire-rated separation from the main house plus finish scope on the ADU side.
Garage-conversion ADU drywall
Existing garage stripped, insulated, rocked with proper fire separation, finished as living space.
Basement ADU drywall
Basement finish with sound-rated ceiling from upstairs, egress detailing and moisture-aware assemblies.
ADU bath drywall
Paperless gypsum, paperless corner beads, cement board substrate coordinated with the tile setter.
ADU kitchen drywall
Moisture-tolerant board and paint at sink and range walls, paint-ready before cabinets.
ADU-to-main-house fire and sound separation
Rated wall and ceiling assemblies with sealed penetrations.
Our process
The same repeatable process on every adu drywall services job — no surprises, no hand-offs.
- 01
Plan and code review
Rock plan reviewed against architectural set, fire and sound ratings verified for your ADU type.
- 02
Framing coordination
Any missing blocking, wonky framing or forgotten penetrations addressed before rock.
- 03
Fire-rated separation
Type X on shared walls and ceilings, penetrations sealed to spec.
- 04
Sound-rated separation (basement/attached)
Sound-rated wall or ceiling detailing for privacy from main house.
- 05
Full ADU rock
Hang, tape and three-coat mud to Level 4 — Level 5 in main living area if requested.
- 06
Texture
Smooth, light knockdown or orange peel — your choice, matched throughout.
- 07
Prime and paint
Primer plus two topcoats — durable, scrubbable paint suited for rental use.
- 08
Punch and turnover
Walk-through with you or your GC — everything closed on site.
Why choose Aesthetic Construction
Portland proper (SE, NE, N and inner-SW), close-in Beaverton and Milwaukie are the ADU capitals of the metro. Garage-conversion ADUs are the fastest-growing sub-type. We finish ADUs in every configuration weekly.
- Fire-rated separation to the tested assembly — inspection-ready.
- Sound-rated demising walls where the ADU shares with the main house.
- Paperless / MR gypsum in bath and kitchen — no upcharge.
- Level 5 finish available in main living area for a class-A look.
- Rental-durable paint and impact detailing at high-traffic edges.
- Licensed, bonded, insured — Oregon CCB #252320.
What you get
- Passes fire and sound inspection first time.
- Rental-ready finish — durable, scrubbable, quiet.
- Class-A main-living-area finish if you want it.
- One accountable trade for drywall, texture and paint on the whole ADU.
Frequently asked questions
Do you handle drywall on all four ADU types?
Yes — detached, attached, garage-conversion and basement ADUs. Each has different fire and sound requirements which we detail per your plans.
Is fire-rated separation required between the ADU and main house?
Yes on attached and garage-conversion ADUs — typically 1-hour rating. See our Fire-Rated Drywall Installation page for the assembly details.
Do you handle sound isolation between ADU and main house?
Yes — sound-rated walls and ceilings are standard on basement ADUs and attached ADUs where privacy matters. See Soundproof Drywall Installation.
How much does ADU drywall cost in Portland?
Typical 500–700 sq ft ADU drywall through paint runs $9,000–$18,000 depending on finish level, sound and fire requirements. Free itemized estimate against your plan set.
How long does ADU drywall take?
Typical ADU drywall runs 3–5 weeks from first day of rock through final paint, depending on square footage and finish level.
Can you finish the ADU bath and kitchen?
Yes — paperless / MR gypsum in wet zones, paperless corner beads, cement board substrate coordinated with the tile setter. Kitchen drywall paint-ready before cabinets.
Do you work with ADU GCs?
Yes — most of our ADU volume is sub work for Portland-area ADU GCs. We also work direct for homeowners on garage-conversion ADUs.
Do you handle the paint too?
Yes — primer plus two topcoats, scrubbable paint suited for rental use. Same crew as the drywall.
Related services
Basement Drywall Installation
Moisture-aware, mold-resistant, finish-ready drywall for Portland basement remodels.
View detailsGarage Drywall Installation
5/8" Type X fire-rated board, installed to code — new builds and retrofits.
View detailsFire-Rated Drywall Installation
Type X and Type C 5/8" on garage walls, ADU separations, multi-family and commercial assemblies.
View detailsSoundproof Drywall Installation
QuietRock, resilient channel, double-layer 5/8" and sealed detailing — real sound isolation.
View detailsNew Construction Drywall
Full-house rock, tape, texture and paint for single-family, ADU and small multi-family.
View detailsADU Drywall Services across the Portland metro
Portland's ADU boom hasn't slowed. Between the city's SDC waivers, RIP zoning changes, and a hot Airbnb / long-term-rental market from Sellwood to St. Johns, we've done drywall on hundreds of accessory dwelling units — detached backyard cottages, garage conversions, basement units, and internal ADUs carved out of existing homes. Portland-specific code detail (energy-code air sealing, fire separation between the primary and ADU, sound isolation for shared walls) all lands in the drywall scope, and we know each one.
Because ADUs are typically small (400–800 sq ft), the finish quality is scrutinized more closely than in a larger home — every seam is within eyesight from every seat in the unit. We finish to a full Level 4 with raking-light QA on every job so the space rents or sells at a premium.
Neighborhood examples
Sellwood, St. Johns, Woodstock DADUs
New detached backyard cottages framed by a GC — we come in for board, tape, finish and texture on tight small-house timelines.
SE & NE Portland basement conversions
Existing basements converted to legal ADUs with fire-rated ceiling assemblies and sound-rated shared walls.
Alameda & Irvington garage conversions
Detached garages converted to studio ADUs — new framing, insulation, board and Level 4 finish.
Beaverton & Aloha internal ADUs
Full-height rated wall assemblies separating primary and ADU units within existing homes.
Milwaukie & Oregon City rentable DADUs
New-build detached ADUs for long-term rental income — full drywall scope on GC-managed timelines.
Multnomah Village small-lot ADUs
Small-footprint DADUs with vaulted ceilings and tight-tolerance finishes.
Common causes
New DADU construction
Ground-up backyard cottages that need a small, focused drywall team.
Garage conversions
Existing garage shells converted to legal ADUs with new insulation, board and finish.
Basement conversions
Existing basement converted to legal ADU with egress-window framing, fire-rated separation and sound isolation.
Attic conversions
Upper-floor ADUs with dormer additions and sloped-ceiling finish work.
Internal unit carve-outs
Splitting a large home into primary + ADU with rated demising walls.
Warning signs to watch for
- Cracks along the primary/ADU shared wall after tenant move-in
- Sound bleed between units — usually a demising-wall assembly issue
- Condensation on cold-side walls in DADU cottages (envelope or vapor issue)
- Fastener pops after the first winter in newly built DADUs
- Fire-rated ceiling assemblies with visible penetrations that were not firestopped
Repair & scope options
We match the scope to what the wall or ceiling actually needs — not a one-size solution.
New ADU drywall (full scope)
Board, tape, three-coat mud, texture, prime as scoped by the GC or homeowner.
Rated demising wall build-out
1-hour rated assemblies between primary and ADU with proper board type and firestopping.
Sound-rated wall/ceiling assemblies
Resilient channel, mineral wool, double-layer board for STC 50+ separation.
Finish upgrade to Level 5
For ADUs with wall-washer lighting or high-gloss paint, we upgrade the finish level accordingly.
Retexture of existing ceilings
For basement ADUs where existing ceilings need refinishing to match new walls.
Inside our process
Every step explained — what we do, why we do it, and what it prevents down the road.
- STEP 01
Plan review with your GC or designer
We review the permit set, identify rated and sound assemblies, and flag any drywall-related detail gaps.
- STEP 02
Coordinated hang schedule
Board delivery scheduled with MEP rough-in inspection and insulation sign-off.
- STEP 03
Assembly-correct board
Type X on demising walls and ceilings, Mold Tough in wet areas, sound-rated core where called.
- STEP 04
Firestopping at all penetrations
Every penetration through a rated wall or ceiling is properly firestopped and photo-documented.
- STEP 05
Level 4 finish with raking-light QA
Because ADU walls are viewed up close, finish level is verified before paint.
- STEP 06
Turnover walk-through
We walk with you or your GC and address any punch items before invoicing.
Materials & products
USG Sheetrock, CertainTeed, National Gypsum, Sherwin-Williams and professional finishing products, specified per application — never defaulted.
USG Sheetrock Firecode X (5/8" Type X)
Required for the 1-hour separation between primary residence and ADU per Oregon code.
USG Mold Tough & CertainTeed M2Tech
For bathroom and kitchen walls in ADUs where moisture is expected.
National Gypsum SoundBreak XP
Sound-dampening core drywall for shared demising walls.
USG Sheetrock UltraLight
Standard 1/2" board for interior partitions in the ADU.
Roxul Safe'n'Sound mineral wool
For sound assemblies between primary and ADU.
3M FireBarrier and Hilti firestop
For penetrations through rated assemblies.
Sherwin-Williams SuperPaint & Emerald
Interior finish paints suited for high-turnover rental units.
Why homeowners choose Aesthetic Construction
The details other crews cut are the details that make our work last through Portland's wet seasons and daily wear. Here's what you get on every job.
- Small-footprint experience — we've done hundreds of ADUs across the metro
- Rated and sound assemblies built to code, not to shortcut
- Level 4 finish with raking-light QA — every seam scrutinized
- Coordinated with your GC's MEP, insulation and paint schedule
- Written scope aligned with your permit set
Common mistakes homeowners make
The shortcuts we see most often — and what happens when they don't hold up.
Standard board on the demising wall
1-hour separation requires Type X — regular board voids the rating.
Skipping resilient channel on shared walls
Sound will bleed both ways and generate tenant complaints.
Under-finishing seams in small rooms
Small ADU walls are viewed from close range — Level 3 finish that looks fine in a big room reads as sloppy in an ADU.
No firestopping at demising-wall penetrations
Fails inspection and creates real fire risk.
Painting rental units in flat sheen
Flat won't clean between tenants — use eggshell or satin.
Maintenance tips
- Run the ADU bath fan for 20+ minutes after every shower
- Keep interior humidity 30–50% year-round to minimize seasonal drywall cracking
- Inspect the demising wall annually for cracks or gaps at trim intersections
- Repaint high-traffic walls every 3–5 years in short-term rental units
- Log any tenant-reported cracks so patterns can be diagnosed
When to call a professional
- You're building a new detached ADU (DADU)
- You're converting a garage or basement to an ADU
- You need rated wall and ceiling assemblies for a legal ADU
- Your GC needs a specialty drywall crew on an ADU project
- You have an existing ADU that needs finish repair between tenants
More frequently asked questions
Do you build both DADUs and internal ADUs?
Yes — detached, attached, basement, garage-conversion and internal carve-out ADUs all fall within our scope.
Can you build the fire-rated separation between the primary house and the ADU?
Yes — 1-hour rated assemblies with Type X drywall, correct fastener pattern and firestopping.
How do you handle sound between the primary and ADU?
Sound-rated assemblies using resilient channel, mineral wool and sound-dampening drywall — typically STC 50 or higher.
Do you work directly with GCs?
Yes — most of our ADU work runs through general contractors, though we also handle owner-direct ADU projects.
How long does drywall on a typical DADU take?
For an 800 sq ft DADU: 3 days hang, 5 days finish (with mud dry time), 1 day texture and touch-up. Roughly 2 working weeks calendar time.
Do you provide the paint or prime the ADU?
We prime as part of standard scope; final finish paint is often handled by the GC's painter but we can quote it as an add-on.
Can you retexture existing ceilings in a basement ADU?
Yes — usually knockdown or smooth to match new walls, with popcorn removal if the existing basement had textured ceilings.
How much does drywall on an ADU cost in Portland?
Full drywall scope (board through Level 4 finish, texture, prime) typically runs $6–$10 per interior square foot depending on assembly complexity.
ADU drywall done right the first time
Rated assemblies, sound isolation, Level 4 finish — coordinated with your GC and inspection schedule. Send your plans for a same-week quote.
Oregon CCB #252320 · Portland Metro Area · Written itemized estimates on every job.
Request a free adu drywall services estimate
Written, itemized and no obligation. Reply times average under 24 hours on weekdays.
Oregon CCB #252320. Fully insured on every project. Certificates on request.
Available across the Portland metro
ADU Drywall Services is available in every city we serve.