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.
