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Los Angeles design-build · CSLB #1105249

Custom homes and full renovations in Los Angeles — designed, permitted, and built under one contract.

Your vision stays yours. We make it buildable, coordinated, and code-safe.

Most LA custom-home and full-renovation projects do not stall on the vision. They stall in the handoff — between architect, plan check, engineering, and the field. We close that handoff.

Apply for Project Review See how we work
  • CSLB #1105249 · Licensed, bonded, insured
  • BBB A+ accredited
  • 100+ projects completed across LA County
  • Design + build under one contract

This page is for you if

  • You own a home, lot, or tear-down in Los Angeles County and the project sits between $200K and $2.5M+.
  • You either have architectural plans in hand, or you are starting from a vision and a piece of land.
  • Your property sits in a jurisdiction that adds real complexity — hillside ordinance, HPOZ overlay, coastal zone, VHFHSZ fire zone, or all four.
  • You want to be the decision-maker, not the project manager.
  • You are looking to decide on a builder in the next 12 months — not next year, not "someday."

This page is not for you if

  • Your full scope is under $200K. We are not the right fit at that level; you'll get better service from a specialty remodeler.
  • You are exploring and won't decide on anything for 12+ months.
  • You want the lowest bid in the market. We are not the cheapest GC in LA, and we are honest about that.
  • You expect a fixed-price contract before construction documents and engineering are finished. That bid would be fiction.

What "one contract, one team" actually buys you

Hiring an architect, a structural engineer, an MEP engineer, a permit expediter, a geotechnical consultant, and a general contractor as six separate parties means six contracts, six invoicing cycles, six accountability gaps — and the homeowner ends up as the de-facto project manager. That is how a 12-month project becomes a 24-month one. Here is what we fold into one accountable team instead.

  1. Design coordination, in-house or with your architect. If you already have an architect you trust, we pressure-test their drawings against your budget and the construction reality before plan check. If you don't, our in-house design team starts from your references and the lot.
  2. Preconstruction budgeting before ground breaks. A line-item cost model — site work, structural, MEP, finishes, allowances, contingency — built against your specific scope, not industry averages. You see the number before the contract is signed.
  3. Permit pathway mapped in week one. LADBS, Department of City Planning, CEQA, hillside ordinance, HPOZ overlay, coastal commission, fire department review, Title 24 2026 compliance. We tell you which apply to your address and what each one adds to the timeline.
  4. Trade sequencing on a single timeline. A custom home runs 25 to 40 trades; a full renovation runs 12 to 20. When plumbing, electrical, and HVAC each arrive on their own schedule, walls get reopened twice and inspections get rescheduled. We sequence them so the wall closes once.
  5. Material lead-time scheduling against the critical path. Imported stone, European windows, custom millwork, specialty fixtures — 12 to 20 week lead times are normal. We order against your construction critical path so the build never stops waiting on a cabinet shipment.
  6. A structured decision calendar. A custom home is hundreds of decisions. We set yours against the construction schedule, so you never have to pick a tile three weeks before install or a fixture under pressure.
  7. Weekly site reporting in writing. Photo log, RFI status, change-order register, schedule variance. You'll know exactly where the project is on any given Friday without calling us.
  8. Written change orders, priced and approved before work continues. Where renovation budgets usually break is the verbal "yeah just add it" that becomes a surprise invoice three weeks later. Our contracts don't allow that path.
  9. Inspection management end to end. We schedule, prepare, and walk every inspection — rough frame, plumbing, electrical, gas, mechanical, final. You don't sit at home waiting for an inspector who might not show.
  10. 12-month workmanship warranty and a punch-list that actually closes. 30-day, 90-day, and one-year walkthroughs at no cost. If something we built isn't right, we come back.

From the portfolio

A small sample. Project sizes reflect contract value at substantial completion, anonymized to protect client privacy.

NPLD recent work
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Projects shown anonymized for client privacy. Individual project scope, timeline, and outcomes vary.

How we build with you

  1. Discovery

    Free 30-minute project review. We pull your address against LADBS, ZIMAS, and the hillside, HPOZ, coastal, and VHFHSZ overlays before we meet. You leave with a permit map, a scope confidence range, and a code-trigger list — Title 24, CEBC 50%, hillside ordinance — for your specific lot.

  2. Preconstruction

    Design coordination, structural and MEP engineering, plan-check management, line-item budgeting, decision calendar, long-lead procurement schedule. Most of the cost-overrun risk lives here, so most of our time does too. Custom homes: 6 to 12 months. Full renovations: 2 to 4 months.

  3. Build

    Single-point project management across 25–40 trades (custom home) or 12–20 (renovation). Inspections walked, change orders priced in writing, weekly photo reports. Custom homes: 12 to 18 months on a 3,500–6,000 sq ft footprint. Full renovations: 6 to 12 months.

Recent projects

Four LA builds, four jurisdictions

Same process, scoped to four very different overlay maps. Project sizes and budget deltas anonymized per client privacy.

Custom estate · Hidden Hills

9,200 sq ft · $4.8M contract · 24-month build

Jurisdiction
City of Hidden Hills (independent permits, gated-community construction protocols, equestrian zoning overlay).
Preconstruction
Mountains Restoration Trust consultation, equestrian-setback verification, neighbor-notice cycle completed before plan-check.
Permits cleared
Hidden Hills B&S, R-A zoning compliance, gate-pass construction-vehicle scheduling, oak protection plan.
Timeline
24 months from site mobilization to final certificate of occupancy.
Budget delta
Final contract within 1.8% of preconstruction budget.

Full renovation · Beverly Hills (flats)

5,800 sq ft · $1.9M contract · 14-month build

Jurisdiction
City of Beverly Hills (independent permits, NOT LADBS). Design Review Board oversight for exterior changes.
Preconstruction
Original 1937 residence assessed; partial structural retention plus full systems replacement to bypass demolition triggers.
Permits cleared
BH Building & Safety, Design Review, R-1 floor-area-ratio compliance, mansion-permit cap respected, tree-protection plan.
Timeline
14 months from demo permit to substantial completion.
Budget delta
Final contract within 3.4% of preconstruction budget (foundation surprise behind chimney).

Hillside addition + reno · Studio City

4,200 sq ft · $1.1M contract · 12-month build

Jurisdiction
LADBS · Studio City Specific Plan corridor · Baseline Hillside Ordinance south of Ventura Blvd.
Preconstruction
BMO/RFA ratio modeling at multiple massing options before plan-check; haul-route map cleared with neighbors.
Permits cleared
LADBS plan check, hillside grading sign-off, Specific Plan compliance letter, no-protest oak ordinance review.
Timeline
12 months from demo to certificate of occupancy.
Budget delta
Final contract within 2.6% of preconstruction budget.

Custom hillside home · Encino Hills

5,200 sq ft · $2.3M contract · 18-month build

Jurisdiction
LADBS · Encino Hills, south of Ventura Blvd. VHFHSZ + Baseline Hillside Ordinance overlays.
Preconstruction
Soils, geo, and hillside foundation re-engineering completed before plan-check submittal.
Permits cleared
LADBS plan check, hillside ordinance grading review, protected-oak arborist review, Title 24 2026 compliance.
Timeline
18 months from groundbreak to certificate of occupancy.
Budget delta
Final contract within 2.1% of preconstruction budget.

Four jurisdictions, four overlay maps, the same documented process. Budget delta across the four: 2.5% average against preconstruction. The work changes; the process doesn’t.

LA service map

We know the LA jurisdiction map

Twenty-four LA-county jurisdictions we have pulled permits in. Each has its own overlay logic — getting it wrong adds months.

  • Beverly Hills

    Independent city — permits through Beverly Hills B&S, NOT LADBS. Design Review Board oversight. R-1 mansion-permit caps, strict FAR. Tree-preservation ordinance.

  • Hollywood Hills

    Baseline Hillside Ordinance, VHFHSZ, geological soils reports, fire-department access on narrow roads, haul-route permits for significant grading.

  • Pacific Palisades

    Coastal Commission dual jurisdiction, Chapter 7A fire-resistant assemblies, post-Palisades-Fire expedited rebuild track, hillside ordinance.

  • Studio City

    Hillside ordinance south of Ventura, BMO/RFA in flat areas, Specific Plan considerations on major corridors, studio-adjacent noise/parking rules.

  • Bel Air

    Mansionization Ordinance, hillside grading limits, view-corridor protections, mega-mansion review for very large projects.

  • Pasadena

    Independent city — permits through Pasadena B&S. Landmark district reviews, design review for many additions, tree-protection ordinance.

  • Santa Monica

    Independent city — permits through Santa Monica B&S. Green Building Ordinance, soft-story retrofit mandate, coastal-zone overlay, R1-Single Family ordinance.

  • Encino Hills

    BHO south of Ventura Blvd, VHFHSZ, protected-oak ordinance with arborist review, BMO/RFA mansionization.

  • Malibu

    Independent city + Coastal Commission dual permits. Local Coastal Program (LCP) required for major work. Septic systems, VHFHSZ, post-fire expedited rebuild tracks.

  • Hancock Park

    HPOZ overlay — Historic Preservation Overlay Zone review required for exterior changes and additions. Boundary checks for properties at the HPOZ edge.

  • Manhattan Beach

    Independent city. Coastal-zone overlay, tight setbacks, height limits strictly enforced (30'), garage-encroachment rules, view-blockage objections.

  • Sherman Oaks

    BMO/RFA, hillside ordinance in south-of-Ventura properties, Specific Plan along Ventura Blvd, older-home system upgrades (knob-and-tube, galvanized) typical.

  • Hidden Hills

    Independent city (gated). Equestrian R-A zoning, gated construction-vehicle access scheduling, Mountains Restoration Trust consultation, oak protection plan.

  • Los Feliz

    LA city. Los Feliz Heights HPOZ on the hill side. Baseline Hillside Ordinance on canyon properties. Older 1920s–30s housing stock — system replacements typical.

  • La Cañada Flintridge

    Independent city. Hillside zoning (HZ-1, HZ-2), view ordinance, CalTrans coordination on properties near the 210, fire-access verification.

  • Brentwood

    Hillside zones with grading limits, view ordinance, BMO/RFA in flat areas, fire-zone designation in canyon properties.

  • Venice

    LA city + Coastal Commission. Venice Coastal Zone Specific Plan (VCZSP) — strict on density, mass, setbacks, parking. Walk Streets and Canals have additional overlays.

  • South Pasadena

    Independent city. Cultural Heritage Commission for additions to historic homes, narrow-lot patterns, tree-protection ordinance.

  • Holmby Hills

    LA city. Mansionization Ordinance, hillside ordinance on canyon lots, view-corridor protections, Holmby-Westwood Specific Plan adjacencies.

  • Silver Lake

    Hillside ordinance, older housing stock with knob-and-tube and galvanized plumbing common, Silver Lake Reservoir Specific Plan in some corridors.

  • Beverly Hills Post Office

    LA city (LADBS) inside 90210 zip. Baseline Hillside Ordinance, RFA mansionization, VHFHSZ portions, fire-access road review.

  • Calabasas

    Independent city. Old Topanga Canyon Specific Plan, Mountains Restoration Trust input, Green Building requirements, hillside ordinance for steeper lots.

  • San Marino

    Independent city. Design Review Board mandatory for most exterior changes. Tree preservation ordinance (mature canopy), historic resource considerations.

  • Toluca Lake

    LA city. Character residential zone considerations, BMO/RFA, narrow-lot patterns, studio-adjacent sound & parking factors (Disney, Warner Bros.).

Twenty-four shown above · we work across all 165+ LA-county jurisdictions. Don’t see your neighborhood? Just apply — we work everywhere LA County issues a permit.

Where we put our risk on the line

Every NPLD contract carries these operational guarantees in writing. They are not slogans.

  • If we miss a permit deadline through our negligence, we eat the city's expedite fees. Not "we'll try to make it up." A line item in your contract.
  • If a city inspection fails on work we performed, we re-do the work at zero cost. Re-inspection fees included.
  • Scope is documented line item by line item in the contract. Price does not move unless scope moves — and scope changes require your written approval before work continues.
  • Change orders are priced and signed before any work happens. No "yeah just add it." No surprise invoices.
  • If at punch-list you can identify a deliverable from our contract that we did not produce, we install it or rebuild it at no charge. The punch list closes; we do not.

Financing the build

In-house financing through Hearth and partner lenders. We never push debt — and we don't earn lender fees. Our job is to build well; the lenders' job is to fund well.

Pre-qualify in 60 seconds

Soft-credit pull through Hearth. Real offers from up to 17 partner lenders, no impact to your credit score, no obligation. We get a copy of your offers so we can build the budget around what you actually have.

Start with Hearth pre-qual

Use your home equity

HELOC or cash-out refinance against the existing house. Most LA homeowners in our $500K-$2M range fund renovations this way. We'll send you the side-by-side math against a construction loan during your project review.

Discuss equity options

Construction-to-perm loan

For ground-up custom homes and tear-down-rebuilds, a construction-to-perm loan covers the build and converts to a standard mortgage at completion. We work with specialty LA lenders who actually understand 18-month build timelines.

Discuss construction loans

Financing via Hearth (Aspire Financial Services LLC NMLS #1810501) and other partner lenders. Subject to credit approval. NP Line Design Inc. (CSLB #1105249) is not a lender and earns no lender fees.

The team

Who actually shows up

Two named principals, one accountable team. Same email, same phone, every week of the project.

Design-Build

Netanel Presman

General Contractor & Architectural Designer · CSLB #1105249

Netanel draws it and builds it. Over a decade as a residential architectural designer in LA — plan sets, permit drawings, hillside / HPOZ / coastal pathway, and structural coordination with stamping engineers — and the field GC who walks every inspection, sequences every trade, and signs off the punch list. 100+ completed LA projects across hillside, HPOZ, and coastal overlays. One person carrying design through permit through build means no architect-builder gap, no “that wasn’t in the drawings” fights, no re-coordination after permit issuance.

  • 10+ yrs designing · permit-set author
  • LADBS · 10 independent permit depts
  • Hillside · HPOZ · Coastal · VHFHSZ

Operations & Software

Jason

Design Coordination · Preconstruction · Operations · Systems

Jason runs design coordination, preconstruction budgeting, project sequencing, scheduling, and homeowner communication on every NPLD project. Same email and phone every week — no PM swap-outs. He’s also founder of AskBaily.com, the AI-driven marketplace and business-automation platform for general contractors and specialty pros — live in LA and 18 expansion metros — covering CRM, TCPA compliance (phone-verified consent, suppression cascade, recovery SMS), lead-lifecycle reconciliation, conversational AI intake, calendar & gcal sync, and a native pro mobile app. NPLD’s own back office runs on that same stack, which is why your project gets software-grade operational rigor: every decision dated, every milestone tracked, every neighbor letter logged — nothing living in a whiteboard or a lost text thread.

  • Preconstruction value engineering
  • Preconstruction sequencing · decision calendar
  • AskBaily.com · pro & GC ops platform

Interiors & Storage

Aksana Presman

Interior Designer · Custom Closets & Built-Ins

Aksana handles interior design — finishes, fixtures, lighting feel, and the custom-storage layer most GCs leave to a finish-out subcontractor. Thirteen years specifying closets, mudrooms, and built-ins across LA at three firms, now senior designer at California’s largest design-build custom-storage brand. NPLD clients get her direct line, designer-trade access at her firm, and a closet plan drawn into the framing — not bolted on at finish-out. Married to Netanel; same team, same standards, every project.

  • 13+ yrs custom-closet specification
  • Closet plans integrated at framing stage
  • Designer-trade pricing · curated finishes
Phone
(818) 605‑1388
Call or text. Same number, Netanel direct.
Office
22616 Kittridge St
Los Angeles, CA
License
CSLB #1105249
Bonded, insured, BBB A+ accredited.
Hours
Mon–Fri 8a–6p PT
Email replies same business day.

Apply for Project Review

Common questions, honest answers

How long does a custom home actually take in LA?

Eighteen to thirty-six months from first sketch to certificate of occupancy. Design and permits run 6 to 12 months. Construction on a 3,500 to 6,000 sq ft home runs 12 to 18 months. Hillside or coastal overlays can add another 6 to 12. Builders who quote you 12 months total are quoting you a number that has not survived plan check.

Why do bids vary so wildly?

Two reasons. First, allowances — one bid includes finishes, fixtures, appliances, and landscaping; another includes a shell with "allowances" the homeowner pays separately. Second, change-order assumptions — a $500/sq ft bid that becomes $750/sq ft in changes is more expensive than a $650/sq ft bid that includes everything. We line-item the comparison so you see what's actually different.

Can we live in the house during a full renovation?

For a true full renovation — every room touched, systems replaced — generally no. Dust, fumes, disabled utilities, and exposed framing make the house inhabitable for at least the rough-work phase. If the floor plan permits, we can sometimes phase the work so you live in one wing while we work on another. We assess that during your project review.

What is the CEBC 50% rule?

The California Existing Building Code (CEBC) requires that when renovation costs exceed 50% of the structure's replacement value, the entire house must be brought up to current code. That can add six figures in unforeseen requirements — electrical service upgrade, seismic retrofit, Title 24, full insulation. We calculate the threshold before scope is finalized; if you're near the line, we can phase the work across separate permits to stay under it.

Do you handle hillside, HPOZ, and coastal projects?

Yes, all three. Hillside means LADBS Baseline Hillside Ordinance plus soils and geological reports plus haul-route permits. HPOZ means Historic Preservation Overlay Zone review for exterior changes. Coastal means California Coastal Commission dual jurisdiction adding 6 to 12 months. We've pulled permits across all three and know which plan-checker covers which zone.

Do you offer financing?

We don't lend; we connect you with lenders. Our primary partner is Hearth — a 60-second soft-credit pre-qual that returns real offers from up to 17 partner lenders. We earn no fees on Hearth loans. For ground-up builds, we also work with LA-based construction-to-perm lenders who understand 18-month build timelines.

What is the typical financing structure for LA renovations?

For renovations between $200K and $1M, most of our clients use a HELOC or cash-out refinance against existing equity — fastest to close, simplest paperwork. For larger renovations and custom homes, a renovation loan or construction-to-perm loan is standard. Closing timelines run 30 to 60 days; we factor that into your project start date.

What does a project review actually include?

Thirty minutes, free, no follow-up sales sequence. We pull your address against LADBS, ZIMAS, and the hillside, HPOZ, coastal, VHFHSZ overlays before we meet. You leave with a permit map for your specific property, a scope confidence range, a code-trigger list, and a realistic timeline. If we are not the right fit for your project, we tell you that and recommend someone who is.

Next step

Apply for a project review

Eight short questions. About three minutes. You’ll hear from us within one business day — with either a calendar invite or an honest “we’re not the right fit, here’s who is.”

Apply for Project Review

Prefer to talk first? (818) 605‑1388 Or book a free consultation on our main site.