General Notes
Frequently asked questions
Straight answers about ADUs, permits, timelines, and remodeling in Los Angeles and Orange County. For your specific property, the fastest answer is a site visit.
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ADU basics
Full details →Can I build an ADU and a JADU on the same lot in Los Angeles?
Yes, on most single-family lots. California law generally allows one ADU plus one JADU on a single-family lot. Hillside, fire zone, and lot constraints can affect what fits, so confirm your specific property before designing.
Do I need to live on the property to rent out my ADU?
No, not for an ADU. AB 976 removed owner occupancy requirements for ADUs. For JADUs, starting in 2026 owner occupancy generally applies only when the JADU shares a bathroom with the main home.
How big can a detached ADU be in California?
Detached ADUs are commonly allowed up to 1,200 sq ft under state law. Cities cannot use local rules to block a unit of at least 850 sq ft for a studio or one bedroom, or 1,000 sq ft for two or more bedrooms. Local limits vary, so check your city's code.
Do I need a permit to convert my garage into an ADU in Los Angeles?
Yes. A garage conversion that creates living space needs a building permit from LADBS in the City of Los Angeles, or from your city's building department elsewhere. State law generally does not require you to replace the lost parking.
How long does it take to build an ADU in Los Angeles?
For a detached ADU, design and permitting commonly take 2 to 6 months, and construction commonly takes 4 to 8 months. Garage conversions and JADUs are usually faster. Plan check corrections and utility upgrades cause the most delays.
Are ADUs exempt from impact fees?
ADUs of 750 sq ft or less of interior livable space are exempt from development impact fees under state law. Starting in 2026, units under 500 sq ft are also exempt from school impact fees. Permit and plan check fees still apply.
Can I sell my ADU separately from my house in Los Angeles?
Only if your city has opted into AB 1033, which allows ADUs to be sold as condominiums. As of early 2026, reports indicated the City of Los Angeles had not adopted an ordinance. Check the current status with the city before planning a separate sale.
Do I need parking for a new ADU?
Often not. State law waives ADU parking in many cases, including lots within a half mile walk of public transit and when a garage is converted. Where parking is required, it is limited to one space per unit.
New Home Construction
Full details →Do you build custom homes from an architect's plans?
Yes. KR builds from plans prepared by your architect and engineers. If you do not have a design team yet, we can help you coordinate one and review plans for buildability before you submit for permits.
How long does it take to build a new home in Los Angeles?
Design and permitting often take several months, and construction typically takes a year or more. The timeline depends on size, site conditions, plan check corrections, and finish selections. KR gives you a project schedule once plans and scope are set.
Is it better to remodel or tear down and rebuild?
It depends on the condition of the structure, how much of the layout you want to change, and what your city allows. When a remodel would replace most of the framing, foundation, and systems anyway, a rebuild is often worth pricing. KR can walk the property and help you compare both paths.
Home Additions
Full details →Do I need a permit for a room addition in Los Angeles?
Yes. Any addition that adds square footage requires a building permit, along with plans and structural calculations. In the City of Los Angeles, permits go through LADBS. KR handles the submission and inspections for you.
Can my house support a second-story addition?
Many homes can, but it has to be confirmed by a structural engineer. Older foundations and walls sometimes need reinforcement before a second floor can be added. KR coordinates that evaluation early so there are no surprises after demolition.
How long does a home addition take?
Design and permitting often take a few months. Construction for a single-room addition commonly takes a few months, while second-story additions take longer. KR gives you a schedule once plans are approved.
ADU Construction
Full details →How much does it cost to build an ADU in Los Angeles?
Costs vary with size, site, and finishes. Garage conversions often run in the low six figures, and larger detached new-build ADUs are commonly in the mid six figures. KR provides a written estimate after visiting your lot and reviewing your goals.
How long does it take to build an ADU in Los Angeles?
Plan on 2 to 6 months for design and permits, then commonly 4 to 8 months of construction for a detached ADU. Garage conversions are usually faster. Standard pre-approved plans in the City of Los Angeles can shorten the permit phase.
Can I build an ADU and a JADU on the same lot?
Generally, yes. California law allows most single-family lots to have a detached ADU, an attached or converted ADU, and a JADU. Local rules vary, so KR confirms what your lot allows during feasibility.
Whole-Home Remodeling
Full details →How long does a whole-home remodel take in Los Angeles?
It depends on size, scope, and how long plan check takes in your city. Design and permitting commonly run 2 to 4 months, and construction commonly runs 4 to 9 months for a full interior remodel. KR gives you a written schedule once the scope is set.
Can we live in the house during a whole-home remodel?
Usually not for a true whole-home remodel, since water, power, and kitchen access are interrupted for long stretches. Some families phase the work and stay in one part of the house. We talk through what is realistic for your layout during planning.
Do I need a permit for a whole-home remodel?
Almost certainly. Any structural, plumbing, electrical, or mechanical work requires a permit in Los Angeles and Orange County cities. Cosmetic work like paint alone does not, but whole-home remodels rarely stop at cosmetic.
Kitchen Remodeling
Full details →Do I need a permit to remodel my kitchen in Los Angeles?
You need a permit if you move plumbing or gas, add electrical circuits, or change walls. Replacing cabinets and counters in the same spot may not require one. KR confirms the permit scope for your project before work starts.
How long does a kitchen remodel take?
Construction on a typical kitchen remodel commonly takes 6 to 12 weeks once permits and materials are in hand. Wall removal, custom cabinets, or long lead-time appliances can extend that. We set the schedule after the design is final.
Can I remove the wall between my kitchen and living room?
In many homes, yes. If the wall is load-bearing, it needs a properly sized beam and a permit, and sometimes an engineer's calculations. We inspect the framing first so you know what is involved.
Bathroom Remodeling
Full details →Do I need a permit to remodel a bathroom in Los Angeles?
Yes, if you replace or move plumbing, change electrical, or alter walls. A cosmetic update like a new vanity top and paint may not. KR confirms what your specific scope requires.
How long does a bathroom remodel take?
A typical full bathroom remodel commonly takes 3 to 6 weeks of construction after permits and materials are ready. Moving fixtures, custom glass, or special-order tile can add time.
Can you convert my tub into a walk-in shower?
Yes, it is one of the most common bathroom projects we do. The drain usually needs to be relocated and a new waterproofed shower pan built. We confirm the plumbing layout before demo.
Garage Conversions
Full details →Do I need a permit to convert my garage in Los Angeles?
Yes. Converting a garage into living space or an ADU requires a building permit. In the City of Los Angeles, that permit comes from LADBS. KR prepares the submission and schedules inspections through final.
Do I have to replace parking if I convert my garage into an ADU?
Generally, no. California ADU law bars cities from requiring replacement parking when a garage is converted into an ADU. Local details vary, so KR confirms the rules for your property during feasibility.
How long does a garage conversion take?
Garage conversions are usually faster than building a new ADU because the slab, walls, and roof already exist. The total time depends on permit review, the condition of the structure, and how much plumbing and electrical work is needed. KR gives you a schedule after the site visit.
Interior Renovations
Full details →Do I need a permit to remove a wall in my house in Los Angeles?
You need a permit to remove a load-bearing wall, and usually for any wall with electrical or plumbing inside. Non-bearing walls with nothing in them may be simpler. KR checks the wall and confirms permit needs before work begins.
How do I know if a wall is load-bearing?
You cannot reliably tell from the room side. It depends on roof and ceiling framing, which we inspect from the attic or crawl space. If the wall is bearing, an engineer sizes the replacement beam.
How long does an interior renovation take?
Smaller projects like flooring and lighting can take 2 to 4 weeks. Opening floor plans with structural beams commonly takes 6 to 12 weeks of construction, plus permit time. We give you a written schedule once the scope is set.
Exterior Renovations
Full details →Do I need a permit for exterior renovations in Los Angeles?
It depends on the work. Painting and minor repairs typically do not need a permit, but new windows, enlarged openings, porch structures, and re-roofing generally do. KR confirms the permit scope for your project before starting.
What exterior updates improve curb appeal the most?
A defined front entry, updated windows, fresh stucco or siding, and a cohesive paint scheme usually make the biggest visual difference. Clean trim and good exterior lighting help too. We help you prioritize based on your home and budget.
How long does an exterior renovation take?
A paint and trim refresh can take 1 to 3 weeks. A full facade overhaul with stucco, windows, and a new entry commonly takes 6 to 12 weeks, plus permit time. Weather and material lead times can affect the schedule.
Stucco & Exterior Remodeling
Full details →How do I know if my stucco needs repair or full replacement?
Small isolated cracks can usually be repaired. Soft spots, bulging, widespread cracking, or water stains below windows often point to moisture damage behind the stucco, which needs a larger removal. We open a small test area to check before recommending either.
Can you match the stucco texture on my house?
In most cases, yes. We match the finish pattern and sand size first, then address color, since a patch rarely matches old faded stucco exactly. For the most uniform look, many homeowners add a color coat over the whole wall or house.
Do I need a permit to re-stucco my house in Los Angeles?
Small repairs often do not need one. Replacing stucco over large areas, especially when lath or sheathing is replaced, can require a permit and inspection. Rules vary by city, and KR confirms what applies to your address before work starts.
Roofing & Roof Replacement
Full details →Do I need a permit to replace my roof in Los Angeles?
Generally, yes. Most California cities, including the City of Los Angeles, require a permit for a roof replacement, and the work is inspected. KR pulls the permit and schedules inspections as part of the job.
What is a cool roof and do I need one?
A cool roof uses materials that reflect more sunlight and absorb less heat. California's Title 24 energy code can require cool roof products on reroofs depending on climate zone, roof slope, and scope. We confirm whether it applies to your home before ordering materials.
Can you replace the underlayment on a tile roof without replacing all the tile?
Often, yes. Concrete and clay tiles can outlast the underlayment beneath them, so we lift the tile, install new underlayment and flashing, and reinstall sound tiles. Broken or discontinued tiles are replaced with the closest available match.
Windows & Doors
Full details →Do I need a permit to replace windows in California?
It depends on the city and the scope. Same-size replacements are sometimes simpler to permit, while new or enlarged openings almost always need a permit. Replacement windows also have to meet California energy code, and KR confirms the local requirements for your home.
What is the difference between retrofit and new construction windows?
Retrofit windows install inside the existing frame with a flange that covers the old frame, so exterior walls stay intact. New construction or full-frame windows remove the old frame and nail to the framing, which allows repairs and size changes but requires patching stucco or siding.
Can you make a window opening bigger for a sliding door?
Yes, in most cases. If the wall is load bearing, the opening needs a new header sized for the load, and larger spans may need engineered plans. We handle the framing, the door install, and the exterior and interior patching.
Siding & Exterior Finishes
Full details →What is the best siding for homes in Southern California?
Fiber cement is a strong choice for most homes here because it resists sun, rot, termites, and fire. Wood looks great but needs regular sealing or paint. The best option depends on your home's style, budget, and whether you are in a fire hazard zone.
Can you put siding over existing stucco?
Sometimes, but it has to be detailed carefully. The wall needs a proper drainage path, furring or a rainscreen, and flashing at windows and edges. In many cases we recommend removing damaged stucco first so we can inspect the sheathing.
Do fire zone rules affect siding choices?
Yes. Homes in designated fire hazard zones in California face stricter exterior wall requirements, often calling for ignition-resistant or noncombustible materials. KR checks your property's zone and specifies compliant materials.
Concrete & Hardscape
Full details →Do I need a permit to replace my driveway in Los Angeles?
Replacing a driveway on private property often does not need a building permit, but work at the curb cut or in the public right of way usually needs a separate permit from the city. Rules vary by city, and KR confirms what applies before we start.
How thick should a concrete driveway be?
Residential driveways are commonly poured about 4 inches thick, with more thickness where heavier vehicles park. Base preparation and reinforcement matter as much as thickness. We size the slab for how you use it.
Do retaining walls need a permit?
Many California cities require a permit and engineering for retaining walls above a certain height, or for any wall that supports a slope, driveway, or building. Short garden walls often do not. We check your city's thresholds during the estimate.
Framing & Structural Work
Full details →How do I know if a wall is load bearing?
You cannot be certain by looking at the wall alone. Clues include walls that run perpendicular to floor or ceiling joists, walls near the middle of the house, and walls with posts or beams above. KR checks the attic, framing, and plans, and brings in an engineer when a wall carries load.
Do I need a permit to remove a load-bearing wall?
Yes. Removing or altering a load-bearing wall is structural work and requires a permit in California cities. Plans typically need beam and post sizing from an engineer, and the work is inspected before it is closed up.
What is foundation bolting and does my house need it?
Foundation bolting anchors the wood frame of a house to its concrete foundation so it does not slide off in an earthquake. It is most relevant for older homes on raised foundations, often with cripple walls in the crawlspace. We can inspect your crawlspace and tell you whether bolting and bracing make sense.
Patios, Porches & Decks
Full details →Do I need a permit for a patio cover in Los Angeles?
In most cases, yes. Patio covers are structures, and the City of Los Angeles and most other cities require plans and a permit, especially for attached covers. Setback and size rules also apply, and KR confirms them for your lot.
Does a deck need a permit in California?
Most decks do. Small, low, freestanding decks may be exempt under some codes, but raised decks, attached decks, and decks that serve an exit door typically need a permit. Local rules vary, so we check your city's requirements before design.
Is composite decking better than wood?
Composite decking resists fading, splintering, and rot, and it needs little maintenance beyond cleaning. Wood usually costs less up front and has a natural feel but needs regular sealing. Both work well when the framing underneath is built correctly.
Fences & Gates
Full details →How tall can a fence be in Los Angeles?
Height limits depend on where the fence sits on your lot. Fences in front yard setbacks are typically limited to a lower height than side and rear fences. KR confirms the exact limits for your property and zoning before building.
Do I need a permit to build a fence?
Many standard wood fences within the height limit do not need a building permit. Block walls, taller fences, and retaining fences often do. Rules vary by city, and we check before starting.
Should I choose a wood fence or a block wall?
Wood fences cost less and go up faster, but they need occasional staining and repairs. Block walls cost more, last longer, and block more sound. Many homeowners use block along busy streets and wood between neighbors.
Next Step / Site Visit
Tell us what you want to build.
Share a few details about your property and project. We will follow up to talk through feasibility, scope, and next steps, and schedule a site visit for a written estimate.