Consistent Listings writes ad scripts for homes with ADUs that open on the second unit and its permit status, not on the agent, because that is the question the homeowner already has open before they search for anyone to list with. You record the finished script once, off a filming guide, in about an hour, and the offer behind it is 2 signed listings in your first 100 days or a full refund.
- A script that calls the ADU a bonus room loses the listing; the unit is the pricing argument the owner cares about.
- An unpermitted unit needs a script that names the disclosure conversation instead of avoiding it entirely.
- Each hook is built to name a specific trigger: a valuation search, a pricing worry, or a tenant's lease ending.
- The script keeps working after launch because the ISA team feeds what it hears on calls back into the hooks and offers.
Why generic scripts fail with ADU sellers
A generic seller script talks about the house. An owner with an ADU or in-law suite is not thinking about the house; they are thinking about the second unit and whether the agent understands it. Owners who lost a listing to another agent almost always describe the same moment: the agent called the suite a bonus room during the walkthrough, and the conversation was over before the pricing started.
Half the suites in some areas are unpermitted, and most agents avoid the topic because it feels awkward to bring up unprompted. The owner already knows the status. A script that names it, calmly and specifically, is the one that gets remembered over the one that pretends the issue does not exist.
The script also has to answer the pricing question before it introduces the agent. Owners arrive with a number from a video that quoted a value lift from a different metro, and the agent who walks that number back in person, without having addressed it first on screen, sounds like they are lowballing rather than being accurate. This scripting layer sits inside the wider homes with ADUs and in-law suites listing leads program.
Three script skeletons for ADU sellers
Each skeleton below runs hook, proof, offer, call to action, and is written to your zip codes and price points before you record.
The valuation skeleton, about 8 seconds on the hook: "If your home has an ADU or in-law suite, the online estimate is almost certainly wrong." Proof: automated valuation tools cannot see a second kitchen or entrance, so a permitted unit gets undercounted. Offer: a home value conversation that prices the unit as income, not extra square footage. Call to action: request your home value below.
The unpermitted-unit skeleton, about 9 seconds on the hook: "Built the suite without permits? You can still sell. Here is how disclosure protects your price." Proof: disclosure done correctly, with a price that reflects the unit's status, keeps the buyer pool open instead of collapsing it. Offer: a plan for the listing that accounts for the unit honestly. Call to action: the same home value request.
The tenant-timing skeleton, about 8 seconds on the hook: "Your tenant just gave notice on the unit. Before you re-rent it, here is what selling now looks like." Proof: a lease ending is often the cleanest moment to list, before a new tenant locks the unit up again. Offer: a timeline that fits the notice period. Call to action: talk before the unit re-rents.
The hooks table
Every ADU script starts from one of these hooks, matched to the trigger that brought the owner to the search in the first place.
| Hook | Trigger it speaks to | Seconds |
|---|---|---|
| If your home in [area] has an ADU or in-law suite, the online estimate is almost certainly wrong. | valuation search | 8 |
| Your tenant just gave notice on the unit. Before you re-rent it, here is what selling now looks like. | lease end | 8 |
| Built the suite without permits? You can still sell. Here is how disclosure protects your price. | unpermitted worry | 8 |
| Most agents price an ADU as a bedroom. Buyers in [area] pay for it as income. Here is the difference. | pricing worry | 9 |
| The suite is empty now that your parent has moved. Here are three ways to handle it before you list. | family move-out | 8 |
| Before you pick an agent for a home with two units, ask them these three questions. | agent search | 7 |
The hook has to land inside the first 8 or 9 seconds, before the skip button appears, which is why each one names the trigger directly instead of opening with the agent's name or brokerage.
What to avoid in ADU ad scripts
A script for a two-unit property carries more compliance weight than a standard seller script, because the property itself raises fair housing, disclosure and mortgage-qualifying questions.
Fair Housing applies to the creative the same way it applies to targeting: the script describes the property and its second unit, never who lives in it or who should buy or rent it. No script mentions an ideal tenant, a family type or an age group for the suite.
A script never states a fixed percent or dollar figure that an ADU adds to every home, because the number depends on permits, rent and local comps. It never calls an unpermitted unit illegal; the accurate terms are unpermitted or unauthorized. It never implies an ADU can be sold separately from the house, because only a handful of cities allow that path and most cannot. In Canada, the script uses secondary suite, basement suite, garden suite or laneway house instead of ADU, and says legal suite or unauthorized suite rather than guessing at a unit's status.
How the script connects to the ISA call
The script and the phone call have to tell the same story. Whatever the hook promises, the ISA, our US-based Appointment Setting team, asks about on the call: the unit's permit status, who lives there, and the owner's timeline, before anything gets booked.
What the team hears on those calls feeds back into the hooks and the offer, so the script gets sharper on real ADU conversations rather than a guess about what owners want to hear. The YouTube ads for homes with ADUs page covers how the finished script becomes a live campaign, the general ad scripts for real estate agents page covers the framework behind every niche, and Carii used the same scripted system to reach $148K GCI in 100 days.
Questions, answered
What should a seller video say to homeowners with an ADU or in-law suite?
The video should open on the second unit and how it gets valued, not on the agent, because that is the question the owner already has open. Consistent Listings writes that hook into the script along with the permit and tenancy questions the ISA later confirms, so the video and the phone call match each other from the first call onward.
How do I write a script for a homeowner with an unpermitted unit?
Name the unpermitted status directly instead of avoiding it, then explain that disclosure done correctly protects the sale price rather than sinking it. Owners of unpermitted units already know the status and are listening for the agent willing to say it out loud. Consistent Listings builds that line into the ADU script rather than leaving the topic for the in-person visit.
Do I have to write my own ADU script with Consistent Listings?
Writing the script is not the agent's job here. Consistent Listings writes it from the ad framework already producing listings across every market we run in, fitted to your zip codes, price points and the ADU trigger you want to lead with. You approve it, then record it once, about an hour, off a filming guide covering framing, pace and take count.
Can an AI Clone deliver an ADU script instead of me recording it?
An AI Clone can deliver the same approved script if you prefer not to be on camera, including the ADU-specific hooks and disclosure language. The agent authorises every script an AI Clone speaks, and nothing runs that was not approved first.
Ready for your first listing?
Get 2 signed listings in your first 100 days. YouTube ads to homeowners in your zip codes, a US-based ISA team that books the qualified ones, and a full refund if you do not sign a listing in 100 days.