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(Above) Sweeten renovators and actor Jaime Ray Newman and Guy Nattiv’s LA home renovation

Changes and challenges: Home interior design in Los Angeles

Diversity is king when it comes to home interior design in Los Angeles. The city has a sense of history, with styles spanning Spanish Colonial to Mission Revival, Beaux-Arts to Art Deco, Hollywood Regency to streamline 1930s modern. The desire to preserve those design styles is strong, as is the need to make homes liveable for today. Homeowner priorities on what rooms and features are important have shifted nationwide. Fortunately, for LA contractors and designers, remodeling has not missed a beat.

“We didn’t really see much of a change,” said Sweeten LA general contractor Trevor. “It’s just a redirect.”

The challenge is more about materials shortages, delays, and rising costs. “The cost of lumber is affecting building,” said Trevor. Sheet plywood, for example, has jumped from $18 to around $50, he said. “People are asking for alternatives to lumber, like tin framing used in commercial.”

Here, we review the rising trends in home design and remodeling in Los Angeles (plus a few design favorites that are here to stay.)

Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

A renewed focus on outdoor living

“A lot more people are fixing their exterior,” said Trevor. “People want to spend money on outdoor hardscapes, swimming pools. In LA, that’s where you spend 60 percent of your time.”

LA-based designer Jeanne Chung agreed. “It’s all about indoor-outdoor living,” she said. NanaWalls, which fold in and extend the indoor space out to patios, are very popular. “They double the square footage of eating and entertaining areas,” said Jeanne.

The bonus of adding windows, especially large ones to foster the indoor/outdoor connection is gaining more natural light.

Homeowners are also investing in outdoor rooms. Pools, water features, outdoor kitchens, firepits, and extensive seating and dining areas are high on wish lists. Materials are more organic, “definitely going back to nature.” Trevor is using a lot of textured cement, stamped, and honed finishes. “A salt finish really is big. With mid-century design, there’s a lot of tile work. We do ipe wood outdoors and a type of red hardwood that is slightly less hard than ipe, but about half the price.”

ADUs and additions for more square footage

One rising trend for home interior design in Los Angeles is remodeling ADUs (accessory dwelling units). “It’s generating the biggest buzz,” said Trevor. These detached structures, often garages, are repurposed as guest houses, rentals, or home offices.

Many of her clients are adding to the existing footprint. “They’re knocking out walls to create a little extra space, as in bathrooms, for example.”

(Above) Sweeten renovators Kirsty and David’s Mid-City/Miracle Mile home in LA

“You can build a second story,” said Sweeten contractor Trevor. “It’s contingent on the footprint of the existing structure. A lot are pushed outside of the setback, so they go high vertically. People are going for the max. It’s getting a lot of value on the price for square foot.” If you’re planning on expanding or remodeling a kitchen or bathroom (more on them below), look for a vetted general contractor that is licensed. A general contractor in LA with experience will guide you through the process.

Keeping kitchens fresh and updated

“It’s where you get the most bang for the buck,” said Trevor. The remodel here may happen more frequently than in other parts of the country. Apparently, design fatigue sets in earlier. He has returned to kitchens remodeled just two years before for a refresh. “It’s like changing wardrobes.”

LA kitchens tend to be large, mostly open plan, and gourmet with top-of-the-line professional appliances. But there’s not as much carving, ornate moldings, over-the-top use of stones. Instead, there’s more of a creative mix of materials. At the same time, the goal is more making it your own with custom looks—tile backsplashes, bold color ranges, and stove hoods.

(Above) A verde stone blend backsplash in a LA renovation by designer Jeanne Chung. Photos by Peter Christiansen Valli.

Top kitchen materials to watch

• Cabinets. Simple clean-lined styles are flat-panel and frameless. Hardware is modern, sculptural, or jewelry-like. Otherwise, there are hidden touch latches. Wood is finding competition in painted finishes, mostly in soothing livable shades.
• Island culture. Some islands are getting bigger, some are multi-level for different functions. Waterfall sides on islands are popular.
• Appliances. Pro-style ranges favor stylish brands like cooktops and ovens from Wolf, Monogram by GE, LaCornue, and Lacanche. The desire to cook healthy promotes features like special burners for woks, steam cooking. Some ranges even have an integrated sous vide. The slow cooking in a vacuum-sealed bag retains more nutrients, uses less oil, fat, and salt.
• Porcelain and quartz are gaining in popularity because of the similar looks to stone without the maintenance. Large slabs and large format tiles offer a seamless installation with no grout lines to break up the design. Matte finishes have overtaken shiny ones.

“Here in LA, my clients don’t want polished,” said Jeanne. “I am using concrete-looking porcelain slabs and cement tiles.” Jeanne seals her concrete to guard against staining because it’s pretty porous.

Finishes lead the way

• Color is taking a turn. Moody, dark colors—black, deep blues, and bottle greens—are ramping up, said Sweeten contractor Trevor. They pair well with burnished or brushed gold. “I do a lot of antiqued blue—like a muted denim—with brass pulls,” he said.
• Lighter woods seem to suit the lighter mood of interiors. That goes for cabinets as well as flooring. Wide plank wood floors are on trend—with an average of 7″—and in French oak whitewashed finishes, cappuccino, some with a hint of gray.
• Gold touch. LA homeowners are opting more for burnished and brushed gold finishes in cabinet hardware, faucets, and lighting. Some appliance manufacturers now include brass pulls as options. But mixing gold, especially with black matte, is very chic. Mixing metals adds interest to the design, especially in kitchens, where there is a lot of cabinetry.

The spa bath is redefined

Freestanding tubs provide a visual tour de force. Most often they are made of stone, porcelain, quartz, or resin, so the shape lends a sculptural note. Large curbless walk-in showers are distinguished with surface materials. Linear drains are trending because they are more aesthetically pleasing. Rain showers are favored, but you won’t find multiple showerheads due to water restrictions. Floors often are radiant heated.

(Above) Variations of brass finishes in this LA renovation by designer Jeanne Chung. Photos by Peter Christiansen Valli. 

The divide—choosing between tub and shower—is more about personal preferences. Many see the sculptural artistry of the tub as adding to the return-on-investment. Radiant heated is also a value-added. An alternative to slab stone walls is large format porcelain tile. These tiles, with a range in looks that mimic various stones, come in similar slab formats.

More than ever, the bath is considered an oasis. The overall style may be elegant, but again, the overall look is simplified, with cleaner, more modern lines.

Ensuite bedrooms are preferred to mega-size closets

Jeanne said her clients would rather have larger bedrooms with sitting areas than supersized closets. Still, walk-in closets are on remodeling wish lists.

Storage is key

Unseen compartments in drawers or cubbies in cabinetry and built-in benches corral stuff to keep spaces visually clean.

(Above) Sweeten renovators Amy and Kevin’s Westchester home in LA

Mudrooms are still going strong

Although some trend forecasters suggest the demise of these transitional spaces for hanging coats and dropping gear, Jeanne said not so in LA. “Especially with the pandemic,” she said, “There’s a desire for bigger mudrooms. It’s like a decontamination area—coming into the home, taking off all your grimy stuff.” Typical layouts include hanging storage behind doors, cubbies, and benches for putting on shoes or boots. Some incorporate pet stations.

There’s an uptick in requests for libraries

“It’s a very popular room right now,” said Sweeten contractor Trevor. “It’s only going to get more popular. I’ve had three customers recently tell me they want libraries—real traditional, with everything built in.”

Home offices are making a comeback

The Zoom fatigue is real, but so is the realization that the backdrop for those visual calls needs to step up. Jeanne recently had a request from a wife to make her husband’s office more fashionable—because of his frequent video calls.

Ongoing remodeling trends consistent in LA

• Going green and sustainability is much more in demand with a more conscious effort to utilize eco-friendly materials as well as those that save energy.
• Smart home. Automation adjusts to temperature, lighting, and security. Smart devices even monitor cooking.
• A few things to consider when remodeling in LA: seismic codes that require tall stem walls, slab on grade with thick foundations in order to guard against earthquake damage. Also, water restriction dictates the kinds of showers allowed.

Classic and traditional design emerges

For home interior design in Los Angeles, Trevor also said that there appears to be a return to more traditional design.

• “Mid-century modern has always been huge like ranch home designs,” he said. “But traditional design is coming back—I would call it a mix between mid-century, Dutch, and American traditional. Recently I’ve been seeing yellow and some of the 70s colors coming back.”
• Statement decorating is hot. It’s part of the remodel plan. It could be a feature wall, a painted mural, or wallcovering. It could be a pop of color in a professional range or a graphic patterned tile on a backsplash. Outdoors, it might be a pergola, water, or fire feature.
• There’s an appreciation for artisanal looks. Handmade tiles, handcrafted hardware lend personality to interiors. Some renovation inspiration comes from restaurant and hotel design.
• “Simplicity—we’re definitely going in that direction,” said Sweeten contractor Trevor. “Not so much baroque-style with lots of moldings. People are going functional. They want hip and stylish.” There’s a minimalist sensibility, but not in the spare extreme.
• California style—with a modern or rustic refined look—still is strong, with lighter bleached look woods and ceiling beams.

Your favorite designs and a successful renovation together make a dream home. When you’re ready to get started on your home remodel, work with Sweeten to renovate with the best contractors in LA.

A note on fixture and appliance deliveries: If you’re on a tight timeline, Appliances Connection has over 50,000 items in stock and ready to ship nationally. If you’re in the NY/NJ metro area, in-stock items typically deliver within 2-3 days.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

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(Above) Design by Phoenix-based designer Ernesto Garcia

Phoenix is a favorite place to live because of the area’s favorable weather. Precipitation is low, the sun is strong, and temperatures are high. But sometimes, the temperatures run a bit too high for comfort.

Each year, on average, Phoenix’s temperature exceeds 100 degrees on 92 days. Knowing this, Sweeten wrote a homeowner’s guide on how to keep your house cool in those blazing months!

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

Choose the best HVAC system

Air-conditioning is a fact of life in Phoenix and the entire Valley of the Sun metro area. Passive cooling methods are crucial for maintaining a cooler home in Phoenix. But it is an inescapable fact that your home needs A/C. Choose the best possible A/C within your budget:

• Check the SEER ratings. SEER is short for Seasonal Energy Efficiency Rating. This rating is listed on a yellow sticker on every central air conditioning unit. Look for high SEER numbers of at least 13. Maximize your cooling efficiency with SEER ratings of 15 to 17.
• Properly size your A/C unit. Units incapable of handling your home’s heat will become taxed. Plus, your home will never cool down enough. Units that are larger than needed are an unnecessary expense.
• Central A/C units are popular. But they are no longer the only game in town. Ductless mini-split units, one per room, are less expensive. Also, they do not require ductwork.
• Look at heat pumps. Despite their name, heat pumps cool homes just like air-conditioners. The difference is that they can be reversed to heat up the home.
• Your general contractor can discuss with you the many factors that play into the choice. These factors: building materials, type and extent of insulation, and number of windows.

Install insulated ductwork

You wouldn’t want a water pipe riddled with holes. You would barely get any water out of it. In the same sense, the HVAC ductwork in your attic is riddled with holes when it’s uninsulated.

Cool air expensively generated by your air conditioner can be lost in your attic. The cool air begins at the A/C. It runs through your hot attic in basic sheet metal ducts. The cool air warms up. By the time the air reaches the rooms, it is warmer than it should be.

There are many insulated ductwork options you can discuss with your contractor. Sheet metal ducts with fibrous glass insulation liner or wrap are a common choice. Or fibrous glass insulation boards can be added to ducts and plenums.

Buy “cooler” lighting and appliances

Lights can give off an enormous amount of heat. One halogen recessed light can raise the temperature of a 64-square-foot space by 15 degrees F in about one hour. Multiplied many times over, an array of these lights can warm up a house. Use cooler LED lights. Fluorescent lights can be used in laundry rooms or work areas.

Also, shop for efficient appliances. Refrigerators, dishwashers, clothes washers, and dryers all produce heat. Purchase better-designed appliances that give off less heat.

Choose a “cool” roof

If you have ever tried to walk on a dark roof in the summer, you will know how hot they can get. A hot roof will transmit heat into the attic. Insulation in the attic will slow some of the heat, but some heat will still enter the home.

“Cool roof” is a general term for any roof with qualities that keep heat out of your house. At a minimum, a cool roof can be a light-colored roof. But a white- or light-colored roof can still absorb up to 70-percent of solar radiation. Look instead for specially coated shingles that contain glass and aluminum particles. Even traditional terra cotta roof tiles are considered to be a cool roofing material.

Check out cool roof ratings from the non-profit Cool Roof Rating Council (CRRC). The basic ratings are similar to the familiar EnergyStar ratings for appliances.

Install high vents or a whole-house fan

Desert temperatures that soar during the day drop equally during the night. Phoenix’s night-time temperatures are often half that of daytime temperatures. Use this to your advantage with night-flushing.

Night-flushing means to open up your house as much as possible during the night to flush out built-up heat. Vents installed high up on the walls can help with this. Whole-house fans pull air through open windows and send it out through the roof. This also ventilates the attic. You don’t necessarily need to install new ductwork, either. Speak to a contractor about modifying existing HVAC ductwork for a whole-house fan.

Landscaping for a cooler home

The City of Phoenix has an ongoing effort to cool the city—and you can do it at home, too. Phoenix’s Tree and Shade Master Plan aims to shade at least 25-percent of the city. Speak to your contractor about adding large shade trees like eucalyptus, elm, pine, ash, or pecan. Even trees with less foliage like olives, palms, and citrus can keep a home cooler.

Paint the home in light colors

There is a reason for all of those different shades of beige on homes around Phoenix: it’s cooler. Upwards of 90-percent of the sun’s radiant energy can be absorbed by dark paint colors. Conversely, lighter colors do an excellent job of repelling radiant energy.

If beige isn’t your thing, you’ll find a wide range of other light colors that block the heat. Light-gray, cream, blue, ivory, and of course, white, are perfect for holding back the heat.

Take these steps to help keep your house cool while being more efficient for the planet and your wallet. Happy (green) renovating!

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Remodeling isn’t just for new homes: See Sweeten’s guide to renovating for resale. (You’ll thank us when you sell!)

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

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(Above) Renovation by Sweeten Los Angeles general contractor Cecille 

Adding a second story to your L.A. home can solve a lot of problems. Second-story additions can add needed square footage to your home, which allows growing families to avoid moving into a different, bigger home. And it doesn’t impinge on your yard space! 

There’s no doubt that adding a second story is a big undertaking, both financially and in terms of its timeline. It’s also likely that the renovation will force you to relocate (at least for part of the project.) But to balance that out, it can add a lot of value to your home. Also, many homeowners find it worthwhile to consider a long-wanted first-floor renovation as well. Here, Sweeten outlines the ins and outs of adding a second-story addition to your home.

Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

How long do second-story additions take?

• A typical second story that includes a least a bedroom and a bathroom takes at least three to five months, according to Los Angeles-based Sweeten contractor Tami. Many elements can increase that time including which county your property is located in, if it is a hillside lot, how much the first floor walls need fortifying as well as how big you want it and other design features. If the addition is extensive and complicated, a 12-month timeline is much more feasible, according to Sweeten L.A. contractor Shannon.
  
• Since some of your roof will be removed, you should start this type of project in early Spring, said Tami. This is so you can ideally have the project completed by the winter, which is the rainy season for L.A. Forest fires fueled by the Santa Ana winds—which blow October through April—can also hinder a renovation project in affected areas.
  

How much does it cost to add a second-story addition?

Expect to pay at least $100,000 for a second-story addition, Tami said. Contractor Shannon put the starting cost to add a second story at around $200 a square foot. Some Sweeten contractors in L.A. have completed second-story additions for as low as $300 a square foot, and up to $700 a square foot. 

There are two key factors that will determine your costs to add a second story:

• If it’s structurally driven: In L.A., renovating on a hillside lot will take more time and cost more money. This is especially the case for second-story additions, Shannon said. The project will require a soil engineer and a soil report to determine if any additional foundation work needs to be completed to support the addition.
  

The walls of any home, regardless of whether it sits on a flat lot or on a hillside, will also need to be assessed and most likely reinforced to support the additional story. Your first-floor ceiling which must now do double duty as your second story’s floor also needs added help. “This usually requires supporting beams and posts,” said Tami.

• If it’s client-driven: This means your tastes and what you want or need will have a big impact on your budget, according to Sweeten contractor Tami. Do you want a bathroom or even a kitchenette? Multiple bedrooms? How expensive will your finishes be? The good news is that, unlike structural elements, the client-driven aspect of your budget is all within your control.
  

Do second-story additions increase your home’s value?

• Slapping on a second story isn’t all money out. It does add value, and in some cases, a lot of value. To calculate how much you can recoup when you eventually sell your home, figure out what your second-story renovation will cost per square foot. Then, compare it to the square-foot price of homes in your area that match the size and amenities of your home once the planned renovation is completed.
  
• Another factor to consider is the cost of moving. For many growing families, a second-story addition is a remedy to finding a bigger house elsewhere. Selling a home isn’t free. Nor is moving. When you sell a home, it generally costs at least six percent of its value. Then, add to that several thousand dollars if you enlist a moving company.  For the family mentioned above, the cost to move would have been at least $50,000
  

What is the impact on your first floor?

It’s very rare that the first floor of a home will have the muscle to support a second-story addition without help. “In my experience, doing a second story involves the first story,” said Shannon. “You can’t just pop on a second story.”

As stated earlier, the walls and ceilings of your original home will need added beams and poles to hold the extra weight. Your foundations will be examined too, especially if your lot is on a hillside. As you can tell, your first floor will be thoroughly disturbed. Because of this, many homeowners opt to renovate part of their original home by expanding kitchens, giving a bathroom a facelift, or adding new rooms. 

One necessity that homeowners often forget about is where to put the staircase, according to Shannon. Unless you’re intending to use a ladder, be prepared for the staircase to eat into some of that first-floor living space. 

Getting permits for a second-story addition renovation

The majority of second-story additions involve an additional bedroom and bathroom. That means, on top of a general building permit, your project will require electrical, plumbing, and mechanical (if you have an HVAC system). 

The length of time for permits to be approved will vary from area to area. For example, the permits required for a second-story addition can take about 12 weeks for the City of Los Angeles. Paying an expeditor can always reduce wait times. 

As with all other remodeling projects in the State of California, your second-story addition must be Title 24 compliant. Title 24 puts an energy consumption limit on your home and impacts factors like what light bulbs you use, to the efficiency of your air conditioning. 

Negotiating zoning rules for second-story additions 

For most second-story additions, zoning is not an issue, but there are some cases where it can impact your plans. Here are a few rules to look out for:

• In recent years, some L.A. counties have gone to war against mansionization, where new builds create massive, box-like houses. These ruin the look and feel of areas historically filled with quainter structures. For example, the Los Angeles City Council reduced the floor area of new homes or proposed remodels to 45 percent of the lot size, Curbed reported in 2017.
  

• If your home is in a historic preservation overlay zone (HPOZ), then any proposed changes to the outside of your building will be scrutinized. Any changes will either not be allowed to move forward or permit approvals could take a long time. A neighborhood association can also hold sway over your second-story dreams.
  

• Other factors you need to consider are height restrictions and whether you will block your neighbor’s view. This is often the case with hillside lots, said Sweeten contractor Shannon. One of her Malibu clients wanted to add a second story to a home that already had high ceilings. However, due to height restrictions—24 feet for flat-roofed homes and 28 for pitched roofs—the client couldn’t fit the second story in.
  
• Powerline clearance is also something to watch. Typically a residential structure needs to be at least 15 feet below any overhead powerlines. This might not be an issue if you’re adding a second story to your home, which is unlikely to be under powerlines. However, when it comes to another floor for your garage, this is something to watch out for.
  

If you’re dreaming of a bigger home, but you love the house you live in, consider second-story additions. When you’re ready to get started, work with Sweeten to renovate with the best contractors in Los Angeles.

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Popular questions asked

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(Above) Renovation in Los Angeles by Sweeten contractor Netanel

Renovating in L.A. has a few unique twists—how do you remodel on a hillside lot while making your home earthquake-proof? What about embracing the city’s green ethos that could help the planet while shrinking your monthly electric and water budget? And how does all this play into the cost of your project?

With a little bit of research, preparation, and the right team around you, an L.A. renovation can be a satisfying, creative endeavor that yields sizable dividends on your investment. Not to mention that you get to live in a dream home that you helped shape.

To get you started, Sweeten outlines key elements to know for renovating in L.A. Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

What to know about renovating on a hillside

With the more-leveled lots having been snapped up long ago, the majority of new homes being built in L.A. are going up on sloped lots and hillsides, according to Curbed L.A.. Some of the most desirable neighborhoods—who doesn’t want a view?— can be found on hillsides.

• Call in a structural engineer: Your first step with a hillside renovation is to call in a structural engineer to assess the condition of your lot, according to Sweeten architect Jordan. “A good structural engineer will do a site visit and let you know how complex it will be so you can decide whether to kill the project or continue,” he said. A Sweeten contractor working on your project can recommend an engineer.
• Consider your timeline: It will take a bit of extra care, preparation and time if you’re planning new construction or a significant renovation on a hillside. “Building on a hillside is in a way different ballpark,” said Sweeten contractor  Netanel, adding that access to the site for construction crews can add up.
• Special requirements: Hillside projects require a structurally engineered retaining wall that is made from concrete, said Sweeten contractors Anna and Vahik. These types of projects can also need stormwater drainage plans, sewage disposal, water supply as well as access for fire safety elements, which all increase the budget.
  • Fire safety: One project—a 6,000-square-foot hillside property—that Anna is working on was 300 feet from the nearest fire hydrant. The estimate to install a public fire hydrant near their driveway came to $30,000. The homeowners opted for a commercial sprinkler system throughout the home instead.
  • Since it is becoming a common requirement to keep water on your own property, drainage is another important issue. Water, such as rainwater, running down a hill from property to property can destabilize the ground, potentially causing a landslide. This can sometimes be solved by burying rocks and gravel underneath a lawn or garden, allowing excess water to funnel through the ground rather than run off the property.

When do you need soil testing for your remodel?

One of the first items many renovation projects in L.A. require is a soil report. If you’re adding a new room, a second story, or a retaining wall or if you are on a hillside, you will most certainly need this. “The soil or geotechnical report gives an understanding of earth conditions affecting a building,” explained Sweeten contractors Anna and Vahik.

Those performing the soil report are looking for how firm the soil is or if there is bedrock, especially when building on a hillside. “Sometimes you have to go down five feet to get down to bedrock. Sometimes it is 50 feet,” said Sweeten architect Jordan. The results will determine how much work is needed to “get out of the ground,” meaning what is needed to support a secure foundation, he said.

Getting the report results can take a month or two. The good news? Our L.A. contractors have never been prevented from moving forward with a project because of a soil report.

What’s involved in a seismic retrofit?

There’s a reason why L.A. requires due diligence when it comes to hillside renovations and soil reports: earthquakes. It’s also why a seismic retrofit is a good idea for older apartment buildings. Seismic retrofits are mandated for apartment buildings built before 1978 with wood frames that have parking or a similar open space as a ground floor.

This is not the case for single-family homes. Taking the initiative to do a seismic retrofit is highly recommended because it can add value to your home, but it is not mandatory. A seismic retrofit of a single-family home essentially adds extra bracing around the crawl space, which is the shallow area under the ground floor that provides room for pipes and electrical wiring. “This ensures you have a strong mechanical connection between the framing of the house and the foundation” in an earthquake, said Jordan.

Sweeten has found that the cost of a retrofit for a 2,000-square-foot house will likely come in between $10,000 and $15,000. Whether there is any damage or rot to the existing framing as well as the cost of materials and labor will impact that figure, according to Sweeten.

Title 24 requirements when renovating

The building code Title 24 is the result of California’s leadership in sustainability. It is a set of standards some projects must meet for “energy conservation, green design, construction and maintenance, fire and life safety, and accessibility.”

Title 24 requirements are triggered when your remodel meets a certain scope, such as the building envelope changes like replacing windows, adding a door, or a new room. Renovations that alter the heating, cooling, and water systems can also prompt Title 24 requirements. An internal project, such as a minimal bathroom or kitchen renovation, might avoid those requirements, but “Title 24 is going to pop up on a lot of projects,” said Jordan.

There are two different methods for meeting Title 24 requirements:

• The prescriptive method involves criteria such as insulation in the home, efficient heating and air conditioning, and limiting the number of windowed areas in the home compared to floor area.
• The performance method involves trade-offs. For example, the windowed area in the home can increase as long as insulation or efficient heating and cooling mechanisms do, too.

It’s no secret that California’s Title 24 is complicated and ever-changing, but an experienced building professional will help guide you through the requirements. For more details about Title 24 and renovating, see this guide. At the end of the day, it is both good for the environment and your wallet when it comes to your electrical bill.

Remodeling permits in Los Angeles

Permits and local red tape can be a major hold-up for people looking to renovate, which is especially the case in Los Angeles. In Sweeten’s 2019 Renovation Stress Survey, Angelenos outranked all other U.S. markets as the most worried about getting local permits for their remodeling project. Though permits will ultimately be handled by your architect or general contractor, it’s helpful to know how long it will take and what the cost could be.

Because of reporting requirements for Title 24, changing even a faucet or a light fixture might mean the need for a permit. Thankfully, the City of Los Angeles has made a big effort to speed up this process in recent years, especially when it comes to those smaller projects.

There are 88 different cities that makeup L.A. County and each has its own permitting process and fee structure.

When you need a permit

• For example, in the City of Pasadena, only new structures, room additions, and larger remodeling jobs require plans to be submitted for a permit. Projects, like upgrading electrical or replacing a water heater, do not necessitate a plan, but they will require a permit.
• Like other L.A. cities, the cost for permits is linked to the cost of the project. In Pasadena, a permit for a $25,000 job without the need for plumbing or electrical or mechanical work will cost at least $496. A $100,000 project will cost $2,108.
• Permits for larger projects—structural or mechanical changes or hillside renovations—could take up to a month, said Sweeten contractor Netanel. These larger renovations typically require architectural plans as well as a soil report.

When permits can be quick

• For the City of Los Angeles, if your renovation project avoids structural changes such as a bathroom or kitchen remodel that keeps the original layout, then you can obtain an express permit.
• Approval can be as quick as one day, according to contractors Anna and Vahik, or even instantly, if your project enables you to apply online.

Cost of permits are calculated by the value of the project and to take the guesswork out of it, L.A.’s Department of Building and Safety has a fee calculator. For a $20,000 renovation that doesn’t require plumbing or electrical or mechanical work, for instance, the permitting fee estimate is just under $700.

Renovations in condos

Not only must you deal with red tape from the city, but your condo’s homeowner’s association (HOA) will also want to have its say. While every building is different, typically condo HOAs will restrict what you can do to the outside appearance of your condo and be less interested in what you do to the interior.

Condo renovations can cost slightly more and take a little longer. That’s because construction work is usually restricted to an eight-hour window on weekdays. (That includes the time needed to clean up any common areas each day. ) There are also the HOA rules, from where your building team will park their vehicles to how and when the construction crews might access the condo, and how they can lug away trash.

Condos will likely call for higher levels of insurance. For some Sweeten contractors, one million is considered low for condo work, and the HOA sometimes asks to be additionally insured.

While it is likely the condo manager will act as a bridge between your project and your condo’s HOA, it’s always good to give your neighbors a heads up that you will be doing some work. For an example of how to approach your neighbors, click here.

Have a good understanding of the important elements in a renovation in Los Angeles County and be one step closer to transforming the home you’ve always wanted.

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Here’s how much it costs to renovate in Los Angeles.

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post A Guide to Remodeling in Los Angeles appeared first on Sweeten.

One of the hottest properties in Los Angeles real estate right now is the ADU (or Accessory Dwelling Unit). These small and often self-contained units on lots with single-family homes, whether built from scratch or transforming an underused garage, are reimagined as in-law spaces (aka the granny flat), short-term rental units, home offices, private yoga studios, and more.  Sweeten outlines what you need to know about making the most of your property.

Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

ADUs have the potential to increase property values and generate income for homeowners while providing a solution to L.A.’s housing shortage. “If you’re thinking about a long-term strategy to offset the cost of your house or renovation,” says Sweeten founder and CEO Jean Brownhill. “ADUs can provide a potential revenue stream in terms of rental space.”

With a few key law changes in recent years, the Los Angeles Department of City Planning saw a 15-fold increase in ADU permit applications in 2017. As of September 2018, almost 8,000 property owners had ADU conversion or building permits submitted to the department.

Here’s a guide to get you on the ADU bandwagon:

What is an Accessory Dwelling Unit (ADU)?

“It is increasingly coming up as an interest, either as a standalone project or rolled into a bigger renovation,” Sweeten architect Jordan said. His architectural firm currently has a few ADUs in the works, including a project in which the client is adding a self-contained unit for a family member while rebuilding the main house following a fire.

Depending on where you are and who you ask, the definition of an ADU can differ in details, but the gist of it remains the same.

The Department of City Planning for L.A. describes an ADU as “a self-contained housing unit located on the same property as a single-family home.” UCLA’s CityLab, states that it must include amenities such as a kitchenette, bathroom, and living area as well as a separate entrance.

California’s Department of Housing and Community Development puts the square footage of an ADU at “generally up to 1,200 square feet.” However, some cities have that square foot maximum at much less, such as 650 square feet for the City of Santa Monica and 600 square feet in Glendale. So, it’s worth becoming acquainted with how your local area defines an ADU.

While many Angelenos are incorporating bathrooms and kitchens into their ADUs, others drop them to keep the project simple with a minimum price tag and instead use them as a private gym or office. “More people are working from home, so having a workspace that is separate from the home is a big advantage,” Jordan said.

These units can either be attached to the main residence by adding a self-contained unit and another entrance or detached, so a completely separate structure to the house. Homeowners have converted their garages or pool houses into ADUs or built a second story on the garage to accommodate an ADU. In other words, there are many ways to interpret what an ADU can look like for your property.

Why are ADUs so popular right now?

In 2016, California passed a statewide law that made building ADUs or converting an existing structure into one, a lot easier. The new law requires all local governments to allow ADUs in all areas zoned for single-family use.

Parking & ADUs

Rules governing mandatory off-street parking, a major hurdle for potential ADUs, were also relaxed. Now, on-site parking is not required if the property is within a half-mile of a bus or train station, or if it is located within one block of a car-share vehicle, according to CityLab’s guide to building an ADU.

Making ADUs legal

At the beginning of 2019, the state of California passed another ADU-friendly law. Those homeowners who illegally built ADUs without permits now have the opportunity to make it right without penalty. As an added bonus, the illegal ADU will be measured against the building standards that were in effect at the time the structure was built. These statewide laws were either adopted by L.A. counties or modified by certain municipalities, so make sure you check out what it means for your property.

“The state made a mandate that every building department had to come up with their own streamlined process for approving these projects,” Jordan said. “It needed to be easier than permits for building a new house or a major addition.”

ADUS & Housing shortage

There is a chronic housing shortage in California. In L.A., sharp increases in real estate values have made that shortage dire. The ADU has been billed as a solution to this. A pilot program is also underway to help build a small sample of ADUs that will house those who are homeless.

Not only is an ADU an additional home for a single person, couple or young family, but the small living space translates to lower rent. This either keeps residents in a neighborhood they would otherwise be priced out of or provides a home for a young person or student on a small budget. ADUs also generate income for homeowners, taking the pressure off mortgage repayments.

But it is not all love for the ADU. Some L.A. residents have voiced concern that an influx of granny flats will change the nature of neighborhoods. Since on-site parking is not a requirement in some areas, it could increase pressure on-street parking as well.

Some Angelenos also use their ADUs for short-term rentals on sites like Airbnb, sparking debate over how the community benefits as a whole. While this can create more income than long-term rentals, it doesn’t abet the housing shortage for those who call L.A. home. Some areas, especially those heavy with Airbnb rentals like Santa Monica and Long Beach, have banned short-term rentals in many ADUs.

(Above) ADU renovation of a garage turned into a one-bedroom in Los Angeles by Sweeten general contractor Patrick

Can I build an ADU or convert my garage into one?

If you have a single-family home and enough space, there’s a good chance the answer to that question is yes, thanks to these new laws. Sweeten contractors have not seen many obstacles preventing people from moving forward with this.

However, to be certain, it is best to consult with a building professional who knows your area and knows ADUs. For a detached ADU, the structure needs to be at least 10 feet from the main residence and five feet from the property lines, Sweeten contractors Anna and Vahik said.  If you choose to go with an attached ADU, or a lack of space compels you to, the new addition must be less than 1,200 square feet or the maximum your area allows. It must also be smaller than 50 percent of the existing house, according to CityLab’s guide.

Powerlines and energy efficiency

A snag that has tripped up many prospective ADU owners is powerline clearance. According to Curbed, at least ten percent of the about 8,000 pending applications have this issue. There must be 15 feet between any residential structure and the lines above. L.A.’s Department of Water and Power is strict about this and will not even give a few inches, as their primary concern is safety from downed lines.

Netanel, a Sweeten contractor, had one Santa Monica client run into this issue and had two options: either spend several thousand dollars to move the lines, or skirt the 15-foot requirement by removing the kitchen and bathroom from the ADU plans. The client opted for a workspace instead of a fully contained unit.

And even though ADUs are small, Title 24, which covers energy conservation and green design, still applies as does seismic standards for earthquakes, architect Jordan said. (More on Title 24 here.) There is also talk of banning ADUs for some hillside neighborhoods that are particularly earthquake sensitive, Curbed reports.

ADUs sound great. I want one. How much will it cost?

Sweeten general contractors have worked on projects that range from about $50,000 to over $200,000, with plenty in between. A major factor of how much your ADU will cost will be based on what you have to work with—for example, are you converting a garage that is close to electrical and plumbing hookups?—as well as what bells and whistle you want.

The project that came in around $50,000 was a garage conversion completed in less than three months by Netanel. “The owners used the existing floor so they didn’t need to do as much to the interior,” he said, adding that the connection for the plumbing was close by, further lowering the cost.

If you are planning a garage conversion, the state of your garage will play a big factor in project cost. Is there drywall? Are there any utilities? If there are, do they need to be upgraded to support a fully-contained unit? Does the roof need replacing? “A garage isn’t always something that homeowners focus on because it housed their car,” explained Jordan.

Another customer of Netanel’s went for a higher-end ADU, which cost well over $100,000. The walls needed to be fully insulated and plumbing and electrical connected. It also had some luxe elements like marble floors and walls in the bathroom, a free-standing tub, and custom cabinets for the kitchen.

Another factor to consider is the style and finish of the original home on the property. “If the original house is a high-end property, then the ADU has to correspond,”  Sweeten contractors Anna and Vahik said.

Getting started with your ADU remodel

Whatever way you slice it, an ADU can add to your lifestyle as a home office, fitness studio, or meditation room while adding to your property’s value. The monetary benefits only increase if it is a self-contained unit that you choose to rent out.

When you’re ready to get started on your kitchen or home remodel, work with Sweeten to renovate with the best contractors.

Frequently asked questions about ADUs

What does ADU stand for?

ADU stands for Accessory Dwelling Unit. This is a housing or living unit separate from the house, but it is on the same property as the single-family home. 

What is an ADU?

ADUs are single space structures that are often used as an office space, an extra bedroom, or a living area. Some ADUs are used as in-law suites, others are unused garages. ADUs can also be built from scratch. ADUs can be used as rentals for people looking for a long-term or short-term stay, which provides the homeowners with bonus income, and can increase property value.

How much does it cost to build an ADU?

Sweeten projects involving renovating or adding an ADU have ranged from $50,000-$200,000. General contractors have noted that the cost all depends on the changes or additions that are being made. For example, if plumbing work is being done, it will increase your costs significantly. Plus, all of the shiny features that homeowners may want will make the price higher as well. 

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post What to Know When Building an ADU appeared first on Sweeten.