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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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UPDATED: Read our most up-to-date Los Angeles Kitchen Remodeling Costs and Bathroom Remodeling Costs

Moving into a new house—or realizing your home hasn’t kept up with your lifestyle—can make renovation feel like a path to reinvention. Creating a budget for that planned remodel is unique to every project. The materials you choose, changes in layout, or moving plumbing or gas lines, all factor into the equation.

Sweeten has compiled a guide detailing the cost to remodel a home in Los Angeles, California. The costs to remodel focus on five categories: kitchen, bathroom, additions, ADUs, and permits.

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

Here’s a breakdown of typical starting costs for home remodeling in Los Angeles, compiled from the 2021 Cost vs. Value Report, and Sweeten contractors.

2021 costs for home remodeling in Los Angeles:

• Full home renovation: $100—$400+ per square feet (psf)
• Budget kitchen remodel: Starting at $135 psf or $26,993 (based on a 200-sq-ft kitchen)
• Mid-grade kitchen remodel: An average of $50,000 
• High-end kitchen remodel: Starting at $100,000+
• Budget bathroom remodel: Starting at $15,000—$25,000 (based on a 35-sq-ft space)
• Mid-grade bathroom remodel: $26,000—$38,000 (based on a 35-sq-ft space)
• High-end bathroom remodel: Starting at $55,000+
• Mid-grade master suite addition: $503 psf or $193,390 (based on a 24′ x 16′ space)
• High-end master suite addition: $606 psf or $388,427 (based on a 32′ x 20′ space)
• Accessory Dwelling Unit (ADU): Starting at $50,000 for a conversion and $125,000+ for ground-up construction.

Keep in mind that every professional contractor will want to have a detailed conversation with you. They will also inspect your home before developing an estimate specific to your needs and wants.

Pro tip: Do not wait! The COVID-19 pandemic has caused a backlog in the supply of materials in many sectors. For L.A. homeowners interested in renovating, it’s smart to schedule and sign with a contractor to lock in your material prices. Additionally, you’ll want to book a start date on the contractor’s schedule. If you do wait, prices will only continue to go up, and your material order starts at the back of a long queue.

Remodeling costs per square foot in Los Angeles

It’s no secret that Los Angeles is one of the pricier real estate markets in the United States. However, the housing stock in the area is fairly new. As a result, L.A. homes won’t experience behind-the-wall issues that are often found in older structures. Kitchens and baths are the most popular renovation types. Exterior upgrades and garage conversions are also on the rise to create additional living space.

On average, many Sweeten projects can range from $100 to $400+ psf. Typically, dry rooms (i.e., living rooms and bedrooms) are cheaper to renovate than wet rooms (i.e., kitchen and baths), and is estimated that while dry rooms are at the lower end of the range, the wet rooms are closer to $400 psf to start.

One thing to note: While Sweeten contractors attempt to explore all avenues to stay competitive, it is an industry that is affected by trade. The prices you’re quoted at any given time may not be the same six months or a year from now. Prices on labor and materials fluctuate and this will be reflected in your overall quote.

Interior designer costs in Los Angeles

We also checked in with L.A.-based interior designer Haley Weidenbaum on how interior designers calculate fees. She explains, “Typically for renovation projects, I will charge a flat fee. This is beneficial for both designer and client. It allows the designer to work more freely and offers more transparency between the designer and the client. However, it is important for both parties to agree on a scope of work. Everyone should be on the same page and understand what is included under this flat fee.”

How much a Los Angeles kitchen remodel costs per square foot

In 2020, California banned the running of new gas lines to any new construction—which means no gas stoves. This move is essential in the lowering of the carbon footprint. Even though buildings with existing gas lines aren’t affected, be sure to check the latest codes. If you’re looking to renovate for resale, you don’t want to invest in appliances that aren’t in compliance. 

The logistics of storage and delivery make the cost of cabinets in L.A. less expensive than more densely populated urban areas. 

• Budget kitchen remodeling costs: Sweeten kitchen remodels can start at $135 psf or from $26,993 up to $40,000 for 200 square feet. The finishes would be budget-friendly from retailers such as Home Depot. This budget includes budget finishes, energy-efficient appliances, laminate countertops, and mid-grade sink and faucet finishes.
• Mid-grade kitchen remodeling costs: Sweeten has seen project costs come in at $50,000. At this budget, expect new stock or semi-custom cabinets, appliances, and manufactured or quartz countertops.

According to the 2021 Cost vs. Value Report, a typical mid-grade kitchen renovation at $427 psf or $85,447 total, as an average for Los Angeles. A 200-square-foot kitchen would include cabinetry and countertops, semi-custom wooden cabinets, an island, and laminate countertops. It also includes custom lighting, resilient flooring, and paint.

• High-end kitchen: Projects on the higher end of the scale can start at $100,000. A large part of that cost can be in custom cabinetry. Sweeten contractors Anna and Vahik estimate that a high-end renovation averages upwards of $100,000.

How much a Los Angeles bathroom remodel costs per square foot

• Budget bathroom: A budget bathroom renovation at 35 square feet, including demo, plumbing work, and new finishes, starts at $15,000 and can reach $25,000, according to the Sweeten contractors. Bathrooms in this category typically lean on big-box stores like Lowe’s or Home Depot to source the majority of materials.
• Mid-grade bathroom: A mid-grade bathroom in Los Angeles will cost on average between $26,000 to $38,000. According to the 2021 Cost vs. Value Report, the cost is $849 psf or $29,744 for a 35-square-foot bathroom. All fixtures are replaced featuring solid-surface vanity and integrated sink, recessed medicine cabinet with light, ceramic tile floor, and a 30” x 60” tub.
• High-end bathroom: The average cost Sweeten contractors report working on for upscale bathrooms start around $55,000. The 2021 Cost vs Value Report puts a high-end bathroom renovation and expansion at $88,491. This is based on a bathroom expanded from 35 to 100 square feet. It worked out to be $770 psf.

With the highest budget, clients are looking at faucets that can cost $2,000 per piece, marble flooring, custom vanities, built-in medicine cabinets, a rain shower, and top-of-the-line lighting fixtures. As a result, those pricey finishing materials can amount to half the budget. Whether it is budget or high-end, a good general contractor can work with a reasonable budget and strategize how clients can get what they want.

How much a Los Angeles master suite addition costs

• Mid-grade master suite addition: For approximately $503 psf or $193,390, you can build a 24’ x 16’ master suite including a walk-in closet, dressing area, freestanding tub, separate shower, and double vanity over an existing crawl space, according to 2021 Cost v. Value Report. This pricing includes carpeting in the bedroom and tile on the bathroom floor, lighting throughout, and an exhaust fan.

A crawl space and a raised foundation make it easier for the crew to crawl underneath the subfloor to access the rough connections. It becomes more challenging and expensive when working on a renovation with a house on a slab on grade. If fixtures are being relocated or saw cuts, trenching, and backfill are required, then these can add to the cost of the renovation.

• Upscale master suite addition: For approximately $606 psf, or $388,427, it’s possible to create a 32’ x 20’ master suite with a separate sitting area and a large master bath, also over crawl space, according to the 2021 Cost v. Value Report. This includes custom shelving and built-in storage, as well as a walk-in closet and dressing area with windows. The bath has everything that is included in a mid-grade remodel, along with stone counters and a partitioned space for a toilet. The suite also features a wet bar with microwave, sink, and refrigerator for this budget range.

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

How much do Accessory Dwelling Units (ADUs) cost in Los Angeles?

An ADU is a secondary housing unit on a single-family residential lot. They tend to be adjacent to a primary housing unit, and are usually much smaller than the average home. You can learn more about them here, as well as the numerous new laws passed in 2016 and 2019 that are encouraging their proliferation in California by making them faster, easier, and more efficient to build.

Existing electrical and plumbing

Sweeten general contractors have worked on projects that range from about $50,000 to over $200,000, depending on whether they are conversions or ground-up constructions. There are numerous other factors that come into play. Importantly, what you have to work with is key—are you converting an existing structure that has electrical and/or plumbing? If so, it could be a relatively affordable proposition. Sweeten contractors Anna & Vahik tell us that in Los Angeles County, conversions average about $75,000 while ground-up constructions start at a range between $125,000 to $150,000.

Converting garages

The specifics of an ADU conversion will cause a wide variance in the costs associated with bringing it to compliance. Some Sweeten contractors have been able to convert garages to ADUs with a $58,000 budget, which already had plumbing (sewer) and its own electrical service. Another old garage was completely converted costing about $196,000. 

Costs for remodeling permits in Los Angeles

The cost of permits changes from town to town in Los Angeles. However, typically the cost will be determined by your budget and require a bit of high school math to figure out.

According to Sweeten contractors in L.A., this number varies between an estimated $750 to $2,500 depending on the specific scope of work for each project.

Sweeten contractors Anna and Vahik explains, “Permit costs vary for different neighborhoods. Average kitchen and bath remodels (“express permits”) with no structural changes or layout changes cost around $500 to $1,000. Bigger projects such as additions, remodels with structural changes, or exterior work that need plan changes start at $5,000 and can go up to $20,000 in cities like Santa Monica.”

Starting a home renovation in Los Angeles

These figures provide a jumping-off point to estimate your potential costs for home remodeling in Los Angeles. On the planning side, Sweeten’s Renovation Checklist offers you a downloadable roadmap to organize all of the moving parts of a renovation including laying out your “must-haves” and “nice-to-haves.”

©2021 Zonda Media, a Delaware corporation. Complete data from the 2021 Cost vs. Value Report can be downloaded for free at www.costvsvalue.com.

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Renovating your home or an ADU in Los Angeles? Sweeten can help!

Post your project on Sweeten and we’ll match you with multiple vetted general contractors to provide estimates for your renovation. Sweeten also checks in with you until project completion. Just remember, sit down with your general contractor to develop an accurate budget and you’ll be on your way to the home you’ve always wanted.

Popular questions asked

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“After” photos by Madeline Tolle for Sweeten

• Homeowners: Cory + Andrew posted their project on Sweeten
• Where: Glassell Park neighborhood in Los Angeles, California
• Primary renovation: A gut bathroom remodel is inspired by New York and Yves Klein blue while a pair of new entry doors open to the deck
• Sweeten general contractor
• Sweeten’s role: Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

Guest blog post written by Sweeten homeowner Cory Quailes

(Above) Family portrait courtesy of Sweeten homeowners

A homecoming for Americans abroad

Before the word “Covid” entered our collective consciousness, Andrew and I lived as American expats in Hong Kong. As educators, we worked long and active terms, which were often fulfilling, but sometimes thankless. We cherished our long breaks.

In our first few years together, we traveled all over Asia and Europe. However, we knew at some point we would settle back home in California, close to family, both given and chosen.

Purchasing the right-size bungalow home

2018 was our year. After I returned from a visiting professor role in the South of France, Andrew and I married in the south of California. Right after we said “I do,” we started looking for a home, for living in when we visited Los Angeles, and for renting out the rest of the year. Our goal was to find a modest, move-in-ready house in a central location, with a spectacular view.

We soon discovered, though, that the supply in the market meeting both our needs and our budget was greatly limited. Eventually, we chose the hillside of Glassell Park. Our 650 square-foot, two-bedroom, one-bathroom bungalow was still nearly double the size of our apartment in Hong Kong. It was more space than we’d had in a long time, and we knew that it would be the perfect place to welcome us back to this side of the Pacific. Best of all, our southwest-facing view meant we could watch the sun rise and set without moving from our perch.

Working from home during Covid

Then Covid happened. In the summer of 2020, we left Hong Kong, our cat Velcro in tow. Moving during a pandemic was not easy, but a larger space and the LA weather made working from home more manageable. We decided to enjoy actually living in our home before renovating. When the time was right, we started with the bathroom, and then added something special for our outdoor space.

The total renovation time, from demolition to painting, took about six weeks. The small bathroom was the biggest challenge. We wanted a space that was updated, but timeless. Which meant everything had to go!

Inspired by a classic bright blue

We’re not afraid of color but prefer to inject it as an accent. I chose black-and-white as the base with 3” x 6” white subway tile. (It reminded us of our years in New York). To add some whimsy, we decided to mix geometric shapes—herringbone in the shower and a brick layout for the rest of the bathroom. The tile installer ended up laying the herringbone horizontally instead of the classic vertical configuration, but this added to the quirkiness we had envisioned.

The bathtub was removed and replaced with a freestanding shower. Andrew is 6’3”, and was thrilled when he discovered the ceiling could be move up by a foot, allowing the showerhead to be mounted several inches above his red curls. For the shower floor, I chose a simple porcelain penny tile, trying to match one of my favorites hues: Yves Klein blue. To tie this rich color back to the rest of the bathroom, we painted the walls with custom-matched semi-gloss paint.

Making a small space feel open

I sourced all of the bathroom components myself. The pre-fabricated glass shower door plays with the geometric theme using varying sizes of rectangles. Its frosted glass helps to diffuse the light while providing a modest cover. I carried this into the blocky console sink with exposed legs. Above it, the round vanity mirror with a medicine cabinet ties back to the round penny tiles. Due to the small size of the bathroom, it was important to open it up as much as possible. So we avoided closed cabinets. This also forced us to be more mindful of our clutter.

For the most part, I was conscious of not over-spending on the decorative components. We did splurge with the pieces for the sink and shower. And with the pièce de résistance: a Japanese-style toilet and bidet with seat warmer, air dryer, and warm water setting. Andrew doubted the necessity of this but now can’t imagine life without it.

The tile installer ended up laying the herringbone horizontally instead of the classic vertical configuration, but it only added to the quirkiness we had envisioned.

 

The finishing touch was the porcelain basketweave floor tiles in black and white. I thought this would be a nice way to ground the complexity of the rigid and organic shapes with one last element.

Bringing the deck inside

When we’re home, we find the most joy watching the sunset from our deck that looks over the neighborhood. Our goal was to bring that view into the home itself, so we decided to replace the two living room windows with a set of prehung French doors. The best feature of the doors is that the blinds are set between two panes of glass, making it ideal for thwarting a mischievous, climbing cat. Velcro loves to play! Now all three of us can lie on our rugs and pillows on the floor, watching the sunbeams stream into our home. We even got a retractable screen door so that Velcro, too, can enjoy the fresh air from inside.

We’re very happy with the progress we’ve made on the home so far. It feels more like ours every day! That being said, we’re still not done. Next project: kitchen redo! As a home chef, this is my most sacred space. Stay tuned for more!

Thank you, Cory and Andrew, for sharing your hillside home with us!

Renovation Materials

BATHROOM RESOURCES: Shower tile, penny porcelain floor tile, basketweave porcelain floor tile, and bathroom wall tile: LA Tile and Stone. Sink faucet and shower fixture: Appliances Connection. Bright Showers rain shower head in oil rubbed bronze: Amazon. DreamLine French Linea Avignon shower glass door in satin black; Swiss Madison Claire 24″ console sink; Woodbridge Revel Smart Washlet toilet bidet; Golden Lighting Hines black and seeded glass lights; Pegasus medicine cabinet; Steves & Sons fiberglass mini blind patio doors: The Home Depot. Custom paint: Sherwin Williams.

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ADUs or accessory dwelling units can transform into home offices, living space for family or as a rental, or a retreat.

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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A family increases their home’s square footage with the help of their woman-owned general contractor

• Homeowners: California couple Kirsty and David posted their Los Angeles home addition on Sweeten
• Where: Mid-City / Miracle Mile area of Los Angeles, California
• Primary renovation: A full home remodeling revamp of 1,400 square feet, plus an expansion and new exterior
• Sweeten general contractor
• Homeowner’s quote: “Our team was a very diverse, all-female group of professionals which I loved: our woman-owned general contractor in Los Angeles was Filipino, the project manager was Japanese, and our architect was African-American.”
• Sweeten’s role: Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

Written in partnership with Sweeten homeowner Kirsty. “After” photos by Madeline Tolle for Sweeten. Stylist: Emily Bowser. 

Deciding to renovate for a forever home

David and I bought our home, a traditional English single-family home built in 1924, over 12 years ago. Over the years with our family growing, (our children, Nehemiah and Gertrude, and our dog, Boston), we knew we needed more space. We’ve been making updates room by room but realized we needed a home that would work for us long-term. 

Our location in Mid-City, close to Los Angeles’ Miracle Mile, is great. I am in advertising and David is in logistics—our jobs are both in L.A. We didn’t want to sell our house. We wanted to maximize it and create space so that we weren’t living on top of one another. Additionally, we wanted to modernize and open up the interior with smart home features. The minimalist aesthetic would complement the exterior architecture and allow us to be rid of the dated stucco.

A unique home renovation team

We’d posted our full home remodel on Sweeten, and found three Los Angeles contractors to bid. Sweeten offered us assistance in evaluating all of the GCs’ bids, and we chose our contractor.

Thanks to our construction team, we managed an entire remodel of our home in seven months. Interestingly, our team was a very diverse, all-female group of professionals which I loved: our woman-owned general contractor in Los Angeles was Filipino, the project manager was Japanese, and our architect, Susan Nwanpka Gillespie of Nwanpka Design was African-American. My husband is South African, and I’m Scottish, which completed the international connection.

The kitchen has a feeling of openness and relaxation, and we love the flowing wood element on the pitched ceiling.

A new interior and home addition in Los Angeles

In the beginning, it was easy to be overwhelmed by how big the project was. Our questions were mostly on the structural side—what could we do with an older home? Could we accomplish our vision? We wanted a Scandinavian-modern look that was contemporary with Mid-Century and industrial touches. When the architect, structural engineer, and general contractor all told us that it could be done, we found the confidence to greenlight the project.

The plan was to add square footage to the front and the back of the house. The family room, master bedroom, and master bath would all be enlarged. We opened up the ceiling in the open-concept kitchen which made the space seem much larger.

We would go all the way down to the house’s framing and exterior details. David and I chose 10-foot glass bi-fold doors to line the back and front of the house for indoor/outdoor living. We wanted unique windows and an incredible skylight in the kitchen. The specially-fitted wood interior doors are extra tall. Finally, the project was taking shape.

A wood aesthetic throughout

An open-plan kitchen featured prominently in our design. The custom 10-foot island, which has a three-inch honed-quartz countertop, is the centerpiece. We used matte gunmetal gray custom cabinets for the lower storage and natural wood for the upper cabinets and parts of the island. Inside the cupboards, we designed hidden cutlery and storage drawers, as well as vertical drawers, for clever European functionality. The kitchen has a feeling of openness and relaxation, and we love the flowing wood element on the pitched ceiling. For the floors, we went with hardwood in an oil finish and extended that choice throughout the home.

Another focus was on the bathrooms. We expanded the master bath and added a powder room. I love the statement wall and the tile in the master, and the brushed-nickel faucets. We used matte white quartz on the vanity and chose a simple floating toilet. The powder room received a compact sink and vanity for the small space. I wanted all eyes to be on the geometric wallpaper in the powder room. How could they not be?

We were so happy with the custom cabinetry in the kitchen and baths that we utilized it all around our home, creating hidden storage in the family room and a vanity in the master bedroom. We also installed custom rolling blinds on every window.

Our woman-owned general contractor in Los Angeles came through

Our renovation team understood our vision. They were organized, took detailed meeting notes so nothing slipped through the cracks, and kept the project on schedule. They also knew their stuff! The contractor confirmed that the fabrication and installation techniques of every worker were in line with the aesthetics of the übermodern home we wanted. This proved a critical element in our home’s finished look.

(Above) Master bedroom

We may have gone slightly over budget, but we gained enormous satisfaction. We built our dream home.

Thank you for sharing your home’s amazing transformation, Kirsty and David!

Renovation Materials

EXTERIOR RESOURCES: Statement white oak front entrance door: CBW Doors. 10-foot glass bi-fold doors with bronze frame: Fleetwood Windows and Doors. Aluminum frame windows in bronze: Milgard.

LIVING AREA RESOURCES: Oil finish wood flooring: Villagio Wood Floors. Blinds: The Shade Store.

KITCHEN RESOURCES: Virgo engineer wood flooring in Rustic Oak: Villagio Wood Floors. Italian white ceramic backsplash tile. Cabinets in white oak veneer panels and lacquered spraypainted panels in smoke gray: Custom. Honed quartz countertop. Sink/faucet: Kräus. Miele appliances: Appliances Connection. Ceiling paint in Whisper White on white ash wood paneling: Behr. 

MASTER BATHROOM RESOURCES: Smoke Gray with gray grout, 12″x24″ porcelain bathroom floor tile. White 24″x48″ porcelain bathroom wall tile. White ceramic bar pattern backsplash tile. Hardware and shower fixtures: Brizo. Kohler sink/vanity: Appliances Connection. Wall-hung toilet: Villeroy & Boch. Freestanding tub in matte white: ADM Bathroom. Statuary porcelain shower tile in matte: Roca Tile.

POWDER ROOM RESOURCES: Virgo engineer wood flooring in Rustic Oak: Villagio Wood Floors. Freestanding Alma Gill 40″ Cement Grey vanity with porcelain sink: Alma. Jason Wu faucet and hardware: Brizo. Wall-hung toilet: Villeroy & Boch. Drop It MODERN Labyrinth removable wallpaper: West Elm. 

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

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.

The post A Home Addition in Los Angeles is Now Fully Scandi-Modern appeared first on Sweeten.

•  Homeowners: Jaime Ray Newman and partner Guy Nattiv posted their home updates and Los Angeles garage remodel on Sweeten
• Where: Los Angeles, California
• Primary renovation: A repurposed structure creates a 350-foot living/office space, plus a space-opening update (and new master bath) on the main ranch house
• Sweeten general contractor
• Homeowner’s quote: “What I liked most about the [contractor] we hired was that he had style. His taste was always on point,” she said. “He was also very reasonable, and confident.”
• Sweeten’s role: Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

Written in partnership with Sweeten homeowner Jaime. “After” photos by Jessica Alexander for Sweeten. Styling: Madelyn Furlong.

Deciding to renovate during COVID

What do you do when a global pandemic hits in the middle of your home remodel—just as you’ve moved out of your house, with two babies under two years old in tow, to make way for the construction crew? Jaime Ray Newman washed her hands and pushed on.

(Above) Putting kitchen design ideas to work for a live/work space in the garage

“We were juggling a lot,” said the actor and producer, who had posted her project on Sweeten in 2019 for the dream redo of her 1936 ranch home. “We were expecting our second baby. It was now or never to blow open and redo the house.” The Sweeten post stated a desire to “convert our old 1930s two-car garage to ADU,” also known as an accessory dwelling unit, (also known as a working studio, guest apartment, or multitasking hybrid.)

Jaime also hoped to do was a space-reclaiming opening of her family’s living space. She shares it with her life and business partner Guy Nattiv, a filmmaker (they co-founded New Native Pictures and won an Academy for “SKIN”), their daughters Alma and soon-to-be Mila, and their dog, Kiwi. The project had been on her To-Do list forever.

(Above) Garage-turned-live/work space

“We’d been wanting to convert our garage since day one,” Jaime said, “but had struggled with the permitting situation.” The area where they live in L.A. required single-family homes to have two-space covered parking. When the law changed, Jaime recalled, “We said, Let’s do this.” They decided to renovate the house at the same time. “We realized that with two kids, we’d want an open floor plan, and a real closet and master bath for ourselves,” she said.

The home & garage renovation team takes shape

Jaime, whose work includes winning an Oscar as a producer, playing a recurring character Elizabeth Manwill in Hulu’s Little Fires Everywhere miniseries, as well as an essential district attorney role in Fox’s Deputy, had already gathered a reno dream team. “I bribed our dear friend Marcos Ferraez, a total visionary when it comes to imagining and reconfiguring a space, to come over and walk through the house,” she said. “We thought we needed to blow out the back of the house and add square footage, but we didn’t have the budget. I was stumped. Marcos completely reimagined our home within our current square footage.”

Everyone thought I was crazy to keep going. But we were in desperate need of an office…

The garage space was next. Jaime hired designer Haley Weidenbaum to conceive of the layout and was stunned by Haley’s ability to maximize every square inch of the available 350 square feet. Haley also had a vision for the main living space, designing the master bedroom and bathroom. “Her talent and advice were invaluable,” Jaime said. From there she got on Sweeten and found her general contractor.

(Above) Main ranch house

Keeping family together during COVID

Jaime was pretty clear on what she wanted. “I met with multiple contractors. What I liked most about the one we hired was that he had style. His taste was always on point,” she said. “He was also very reasonable, and confident.”

Like most of the world, the family had no idea of the uncertainty that lay ahead. For Jaime, in particular, early 2020 packed a punch. The COVID-19 threat loomed over the U.S. and then, she said, “my dad passed away in February.” Jaime wanted to support her mother and stay close by. It added up to difficult timing. “Everyone thought I was crazy to keep going,” she said. “But we were in desperate need of an office, and a separate space away from the kids so we could get work done,” Jaime said.

(Above) Garage-turn-live/work space

Two designers for a Los Angeles garage remodel

The project seemed to thrive on flux and change. “I realized at one point that much of our furniture no longer worked with the space, so we sold a lot of stuff on Facebook Marketplace to make room for new things,” she said. When Haley, who had started EVERHEM, a window-treatment company, got too busy and had to step away from the project, they brought in another designer.

“I have always had an Instagram crush on design consultant Madelynn Furlong,” Jaime said. “I asked if she’d be game to take us to the finish line and re-think the design of the house. Her aesthetic is unique and she finds the most interesting pieces.” Through Madelynn, Jaime discovered amazing companies like Muuto, Industry West, Lulu and Georgia, Constance Guisset, and Hudson Valley Lighting, among others. And the designer knew how to find one-of-a-kinds.

“Madelynn sent me a link to a giant, vintage burl wood dining table on Chairish for a terrific price, and said “BUY THIS NOW,” Jaime remembers. “It weighs 600 pounds. When it arrived, the household was blown away. This work of art will be passed down to my kids!”

Collaborating with two designers with very different feels was the most fun and satisfying part of the process, according to Jaime. Through them (and Pinterest), she found the original pieces and touches she wanted to make the space her own. Especially bath and kitchen design ideas. “I wanted something fun for our kitchen backsplash and I’m obsessed with Fireclay Tile, so that was easy! The bathroom floor needed to be non-slip, so we picked a slate from Clé Tile that we loved. I also fell head over heels for a hexagon tile from Popham Design.

(Above) Main ranch home

What does renovating feel like?

Asked about a renovator’s most important virtue, Jaime chose patience. The process is long, she said, but your memory is short once you are settled in. “It’s kind of like after having your first baby!” the actor jokes. Confidence is also key, she said. These are massive decisions that you can’t turn back on, so hire a designer if you have doubts. And hire a contractor whose aesthetic you love.

“I’m so glad we lived in the house for years before renovating it, so we understood our needs and how best to accommodate them within our budget,” Jaime said. Especially now, during COVID, she says, “We are in pure bliss here. The house is unique, but warm and inviting, a family compound and a comfortable respite. I cannot wait until we can have guests over!”

Thank you for sharing your Los Angeles garage remodel & home with us, Jaime and Guy!

RENOVATION MATERIALS

LIVING AREA RESOURCES (Main house): Wood flooring and stain: Boden-Floor. Constance Guisset dining room pendant: Finnish Design Shop. Paint in Chantilly Lace: Benjamin Moore. Bedroom window treatments: Everhem.

KITCHEN RESOURCES (Main house): Wood floor tiles: Boden-Floor. Cabinets: MJ Cabinetry. Cabinet hardware: CB2. Countertops: Caesarstone. Backsplash: Fireclay Tile. Pendant lighting: Mitzi Hudson Valley Lighting. Sink/faucet: Delta. Kitchen window treatments: Everhem.

BATHROOM RESOURCES (Main house): Shower wall tile: Clé. Floor tile: Clé. Shower fixtures, sink, and hardware: Delta. Sconces: Schoolhouse. Sink vanity backsplash: Popham Design. Shower doors and vanity: Supplied by contractor.

OFFICE/APARTMENT RESOURCES: Paint in Chantilly Lace: Benjamin Moore. Matte-glazed cement flooring: Supplied by contractor. Skylight: Value Windows. New office closet and master bathroom: Space Camp Organizing.

OFFICE/APARTMENT KITCHEN RESOURCES: Cement floor and kitchen cabinets: Supplied by contractor. Radford Pines floating shelving: Etsy. Cabinet hardware: CB2. Countertops: Caesarstone. Sink / Faucet: Delta. Fridge/dishwasher/stove by GE: Wayfair. Light fixtures: Cedar and Moss.

OFFICE/APARTMENT BATHROOM RESOURCES: Shower fixtures: Delta. Sink, vanity, shower doors, hardware, tile: Supplied by the contractor. Vanity mirror/medicine cabinet: CB2. Light fixtures: Cedar and Moss. Penny shower wall tile: Clé.

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Learn more about an ADU / Los Angeles garage remodel with Sweeten’s handy guide detailing costs, reasons they’re popular, and more.

Here’s how Rosaire transformed her Southampton garage into larger living room space and a pantry.

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.

The post A Ranch-Style Home and Garage Renovation for Actress & Producer Jaime Ray Newman appeared first on Sweeten.

(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

The post An L.A. Guide to Second-Story Home Additions appeared first on Sweeten.

(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.

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