What Do Construction Management Services Actually Cover?
What Do Construction Management Services Actually Cover?
Constructing a custom home in Los Angeles can be a time-consuming process due to local building regulations, hilly terrain, and environmental restrictions. In general, you should budget 18 to 36 months for the feasibility study, architectural design, LADBS permits, and actual building of your home. To ensure the project stays on schedule and within budget, it is best to hire an experienced local builder.
For many, the dream of constructing a custom home is a goal that can truly come to fruition in the Southern California region. Whether it’s a modern-day masterpiece in the Hollywood Hills or a coastal property in Malibu, the Los Angeles area can offer an unprecedented opportunity for fulfilling that dream.
Furthermore, the process of building a home here is nothing like in other parts of the country. We at Arbor Construction Company have spent many years learning the intricacies of building in the Los Angeles County area. This process requires a great amount of planning and knowledge of local codes and regulations, and it also requires the right people to get the job done right.
In this guide, we'll walk you through all the steps to follow when building a custom home, from the search for your future site to receipt of your Certificate of Occupancy.
1. Choosing the Right Lot in Los Angeles
Finding the right lot is the first and arguably the most important step when building a custom home, and it should not be taken lightly. Wherever you end up settling your family in the Los Angeles area, the land will play a deciding factor on how your home can be built, how much everything will cost, and how long permits will take to come through. A steeply sloped lot in Sherman Oaks will have far different requirements than a level lot in Brentwood would.
What to Look for When Buying Land
Before purchasing a property, it’s important that you understand the level of buildability. A proper feasibility study must be performed to understand all of the restrictions related to the parcel, including utilities and geographical limitations. For example, if you are purchasing land in the hills of the Pacific Palisades/Encino/Tarzana area, a geotechnical soils report needs to be ordered to understand the depth of bedrock, which in turn determines how deep the steel caissons need to be driven to properly secure your home in the ground.
Expert Tip: When buying a vacant lot in Los Angeles, don’t buy it without having a contingency period allowing for a complete geological and soil analysis to occur.
2. The Custom Home Building Process: Step-by-Step
These phases include Pre-construction, Architectural Design, Permitting, Active Construction and Final Finishes. In Los Angeles, a typical luxury home takes six (6) to twelve (12) months to design and permit, and then takes twelve (12) to twenty-four (24) months to actually build.
Phase 1: Pre-Construction and Feasibility
During this phase, we will meet with you to determine your project scope, budget, and timeline. We will conduct site surveys, review local zoning laws, and consult with soil engineers. This is also a great time to talk about a Design-Build method, as we can now provide you with an accurate cost estimate and help ensure that the design fits within your budget.
Phase 2: Architectural Design and Engineering
Once the site has been analyzed, the architectural team will begin developing conceptual designs. From schematic designs, highly detailed construction documents are prepared. Since Los Angeles is a seismically active area, your building plans have to be put through extensive structural engineering. Mechanical, electrical, and plumbing plans have to be drawn up to meet California’s stringent energy standards.
Phase 3: Navigating Los Angeles Permits
Permitting in Los Angeles can be a complicated process. Your plans will need to be approved by the Los Angeles Department of Building and Safety (LADBS) or your city of choice (Santa Monica, Beverly Hills, etc), and will require several plan checks. Your project may also require approvals from the fire department, urban forestry, and/or the Coastal Commission, depending on your location.
Phase 4: Site Preparation and Structural Framing
Now that you've got your permits, we'll start by clearing and rough grading the lot. Once the foundation is in place, we'll move on to the framing stage, where your home takes on its basic shape. The next step is the "rough-ins," where we install all of the plumbing, electrical, and HVAC ductwork in the walls.
Phase 5: Finishes and Final Inspection
With the drywall in place, we get ready to put in place your custom cabinetry, luxury flooring, countertops, tile, and smart home devices. Finally, the local code official will inspect your dream home to verify that the work meets all applicable codes. You then receive your Certificate of Occupancy.
3. How Much Does It Cost to Build a Custom Home in LA?
How much does a luxury custom home cost in Los Angeles? It will generally range from $500 to $1,200+ per square foot. Your costs are highly contingent on the characteristics of the land on which the house is built, as well as the complexity of the design, and the level of finishing materials you select. Building on a hillside or within regulatory reach of the coast can add substantially to your costs.
Contact us for a custom home builder Los Angeles project.
When developing your budget, it is important to remember the difference between hard costs and soft costs and know what to factor into land costs.
Custom Home Cost Breakdown
Factors That Drive Up Construction Costs
Hillside Topography: Building in the Santa Monica Mountains or Hollywood Hills requires massive retaining walls, grading and caisson foundations, which can add $200,000 to $500,000 to the budget.
Luxury Finishes: Imported Italian marble, custom-molded cabinetry and commercial-grade appliances will increase the cost per square foot to the top end of the range.
Smart Home Systems: Whole-house automation systems, lighting and security require specialized subcontractors.
4. Essential California Building Regulations and Zoning Laws
California is home to some of the most stringent building regulations in the country. To thrive in Los Angeles County construction-wise, one needs to not only follow the Title 24 energy code, but also Wildland-Urban Interface (WUI fire codes, the baseline hillside ordinance, and meet seismic safety standards.
At Arbor Construction, we handle all the regulatory details so you don't have to. Here are the regulations you should know about:
Title 24 (Energy Efficiency): California has a strict energy efficiency code for all new homes. This can affect your choice of insulation, windows, heating and air conditioning systems, and lighting fixtures. Solar panel systems are now required on most new custom homes.
WUI Fire Codes: If you are building a home in the Wildland-Urban Interface (Malibu, Brentwood, Encino, etc.), your home will be required to have fire-resistant exterior features. This can include things such as specific roofing, tempered glass windows, and other non-combustible siding materials.
Baseline Hillside Ordinance (BHO): The city of LA has strict regulations about how big a home can be compared to the size of the lot it is being built on. Especially if the home is on a hillside, the maximum square footage is going to be less than the square footage of the lot.
Seismic Requirements: When it comes to earthquakes, we take the safety and stability of your home seriously. Expect your home to have numerous shear walls and special hardware to meet the requirements set by the International Code Council (ICC) and local government authorities.
5. Design-Build vs. Traditional Construction
The Design-Build process combines the role of the architect, engineer, and builder, resulting in a faster, more efficient process and saving you time and money instead of using the traditional Design-Bid-Build process, where the design and building are done separately
Many people hire an architect to come up with a design that they love, then go to get bids on that design only to find out that it would cost twice as much to actually build it.
At Arbor Construction, we advocate for the Design-Build method. By having our construction management services work with the architectural team during the design process, we are able to ensure that every detail is both budget-friendly and possible to construct.
Comparison: Design-Build vs. Design-Bid-Build
6. Common Mistakes to Avoid During Luxury Home Construction
Building a home is a substantial investment. Throughout our years in the business, we have witnessed too many homeowners commit numerous rookie errors before contacting us.
Pre-Build Checklist for Homeowners
Don't Underestimate the Contingency Budget: Leave at least 10-15% for the unknown to cover any expenses that may arise, for example, encountering bedrock during excavation in the Los Angeles area.
Don't Make Late Design Changes: Changes to floor plans or the location of plumbing after the framing has begun will cause change orders resulting in increased cost and project delays. Finalize all design selections before framing starts.
Don't Hire Unlicensed Contractors: All contractors should be licensed by the California Contractors State License Board, CSLB. Work done by unlicensed contractors is not covered by insurance, and LADBS will not allow final inspections to commence if there is evidence of unlicensed work being performed.
Don't Ignore HOA Guidelines: Many gated communities have an HOA or Homeowners Association with an architectural review board that can have more say over design elements than the city. Their approval may be required, resulting in longer approval times than standard city guidelines.
Final Thoughts
Building a custom home in Los Angeles can be a daunting and intimidating process. The key to success? Understanding the lay of the land and what it will take to bring your dream home to life, within the confines of California law and your budget and timeline expectations. Whether you are dealing with the Baseline Hillside Ordinance in Venice or Title 24 compliance in Beverly Hills, the right team can take all the guesswork out of the process.
At Arbor Construction, your dream of a dream house becomes a reality. We can execute a job from concept to completion. From your ideas on paper to bringing the finished product to life. If you are ready to start your build or looking to add an ADU to your current home, contact us to set up an appointment with one of our construction managers.
