New construction
Custom homes
Ground-up single family from lot due diligence and entitlements through interiors and landscape coordination.
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Residential
Custom homes, remodels, additions and rebuilds
A residential project should start with the site and the budget, not with a rendering. We run a paid feasibility review first, agree a realistic range, then design and build to it. Small projects welcome, including single ADUs.
Three residential tracks
Most common request
Remodels and additions
Kitchens, primary suites, second stories and reconfigurations, including occupied-home phasing.
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Prioritized intake
Fire rebuilds
Design and plan submittal support for owners rebuilding after the Eaton and Palisades fires.
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Thinking about an ADU instead?
ADUs and garage conversions have their own rules, costs and timelines. We keep a separate page with real cost ranges and a free guide so you can check the numbers before calling anyone.
See the ADU pageWhere residential budgets actually go
8 to 14%
Design and engineering
Design, structural, Title 24, surveys and soils where required.
2 to 6%
Permits and fees
Plan check, school, sewer and capacity fees vary widely by city.
72 to 85%
Construction
Labor, materials, subcontractors and general conditions.
8 to 12%
Contingency
Held for unknowns behind walls and under slabs. Budget it on purpose.
Residential questions, answered
What does a whole-house remodel cost in Southern California?
Cosmetic remodels commonly run $150 to $250 per square foot. Once you move walls, touch structure, or upgrade electrical, plumbing and mechanical systems, expect roughly $300 to $550 per square foot, and higher on hillside or coastal sites. We give a range at feasibility, before design fees start.
Do I need permits for my remodel?
Any structural change, new or relocated plumbing and electrical, window or door openings, roof work, and most exterior changes require permits. Kitchens and bathrooms almost always do. Unpermitted work becomes a disclosure problem and a valuation problem when you sell or refinance.
How long does an addition take?
Plan on 2 to 4 months for design, 2 to 4 months for permitting, and 5 to 9 months of construction depending on scope and whether you occupy the house during the work. Hillside, coastal and historic overlay sites add review time.
Can you help with a fire rebuild after the Eaton or Palisades fires?
Yes. We support rebuild owners with design and plan submittals to move approvals along, and we prioritize these projects in intake. Insurance documentation, like-for-like versus improved rebuild decisions, and current code upgrades are all part of the scope conversation.
Can I stay in the house during construction?
Often yes for additions and phased work, rarely for whole-house structural remodels. We will lay out both options with the cost and schedule difference so you can choose with the numbers in front of you.
What if I already have a designer?
That is fine. We can join as construction manager or owner's representative, validate the budget against the drawings, and manage permits and construction from there.
Inside recent residential work
A cross-section of finished spaces from remodels, additions and full custom builds across Los Angeles and Orange County.
Residential portfolio
Whole homes, hillside residences and coastal properties we have designed, permitted and built across Los Angeles and Orange County. Click any photo to see it full size.
Remodels, additions and interiors
Kitchens, primary suites, bathrooms and living spaces reworked inside existing homes, including second-story additions and full interior reconfigurations.