How the work begins, what is included and how long approval typically takes.
Timelines vary by project, but a typical range is:
Most projects reach permit approval in 3–6 months. We provide a project-specific estimate after reviewing the scope and jurisdiction.
We prepare the design drawings required for a building permit and construction, including site plans, floor plans, elevations, sections and Title 24 coordination. We also coordinate with the city during plan check.
Structural engineering, soils reports, MEP engineering and surveying are separate consultant services. We identify those needs early and can refer trusted specialists.
Depending on the project, you may need a structural engineer, geotechnical engineer, civil engineer, surveyor or specialized energy consultant. We identify required consultants early and coordinate their work with the architectural set.
We typically need the property address, a description of the intended work, any existing drawings or reports, and a general sense of budget and timeline. You do not need to have every decision made before the first conversation.
We work throughout Greater Los Angeles, including the City of Los Angeles, LA County, Burbank, Glendale, Pasadena, Santa Monica and surrounding communities. Projects outside the usual area are considered case by case.
Clear expectations about professional fees, payment milestones and city costs.
Payments are milestone-based, commonly including a deposit at contract signing, payments at schematic design and construction document completion, and a final payment at permit submittal or approval.
No. City permit and plan-check fees are paid directly to the jurisdiction. They vary by project valuation, city and scope. We provide an early estimate so you can plan appropriately.
What happens during plan check and how city requirements affect the project.
Most structural, electrical, plumbing or mechanical work requires a permit, including additions, ADUs, garage conversions and remodels that move walls or utilities. Cosmetic work generally does not.
After submission, the city reviews the drawings for code compliance and either approves them or issues corrections. We update the documents, prepare responses and manage resubmittals through approval.
Zoning clearance confirms that the proposed use, setbacks, height and floor area comply with land-use rules. A building permit authorizes construction after the plans satisfy building-code review. Some projects require both.
Corrections are a normal part of plan check. The city issues written comments, and we revise and resubmit the drawings. Client-requested scope changes after submittal may be treated as additional services.
Title 24 is California’s energy code. New construction, additions and significant remodels generally require energy-compliance documentation. It is coordinated as part of the permit package.
How revisions are handled once design and permitting are underway.
Yes, but changes become more costly as the project advances. We include a review point at the end of schematic design so major decisions can be resolved before detailed documentation begins.
Yes, but major changes require revised drawings and may trigger another city review. Finalizing the design before submittal is the most efficient approach.
In some cases, yes. We can assist with as-built documentation, stop-work orders or design changes during construction. These situations are evaluated individually.
Yes. Photorealistic renderings and models are available as an add-on to help evaluate massing, materials, landscape and important design decisions before construction.
Planning and permit support for detached, attached and conversion ADUs.
Yes. We design detached and attached ADUs, garage conversions and Junior ADUs. California has streamlined many ADU approvals, but site conditions, access, utilities and local standards still need careful coordination.