Frequently Asked Questions

 Depending on the square footage, a custom home typically takes 18–24 months. This includes the design phase with architects, the city/county permit approval process, and the physical construction through to final completion. 

We do not provide in-house design; instead, we collaborate with a wide network of outside architects. We also welcome clients who already have their own plans. We are happy to work side-by-side with any architect you choose to ensure the design is executed perfectly during the construction phase. 

Our agreements include set allowances for specific items, but for materials like luxury finishes or custom fixtures, we allow you to make your own selections to fit your style. Once selected, we handle the ordering process for you. Please note that lead times are determined by the manufacturer and begin once the order is placed; we track these closely to keep the project on schedule. 

Costs vary based on finishes and structural complexity. In the current market, high-end custom homes generally range from $450 to $600+ per square foot. We provide a detailed estimate after reviewing your specific plans. 

 In the current Los Angeles and Orange County markets, building a custom home generally ranges from $300 to $450 per square foot for construction. This cost varies depending on the complexity of the structure, site conditions (such as hillside lots), and the level of finishes you select. We provide a detailed estimate once we have reviewed your specific plans and project requirements. 

 In most of LA and Orange County, detached ADUs can be up to 1,200 sq. ft., while attached units are limited to 50% of the main home's size.  

 No. Under current California state law, you are not required to provide replacement parking when you convert an existing garage, carport, or covered parking structure into an ADU. This makes garage conversions one of the most efficient ways to add living space to your property. 

In California, ADUs under 750 sq. ft. are exempt from most city impact fees. For units larger than 750 sq. ft., fees are charged proportionally based on the size of the main residence. We recommend verifying specific local fees during the plan check phase, as they vary by city and school district. 

 Yes. On many single-family lots in California, you can build both. Under state law, you are generally allowed to have one primary residence, one ADU (either attached or detached), and one JADU on the same property.

 This is an "express lane" for rebuilding in Altadena and LA County. It allows you to reconstruct a home of the same size and in the same location as the original without meeting modern zoning rules (like new setbacks).

• 10% Rule: You can typically modify the floor plan or increase the size/height by up to 10% (or 200 sq. ft.) and still qualify for expedited review.
  
• Fast Approval: Like-for-like permits are prioritized, with the first review often completed within 10 business days.
  
• Safety Requirements: While zoning is waived, the build must still meet the 2026 Fire and Building Codes for maximum safety.

 This center streamlines fire recovery by housing Public Works, Planning, and the Fire Department in one location. For the fastest service:

• Pre-Register: Set up your project on the EPIC-LA portal before arriving.
• Special Hours: Beyond standard weekday hours, rebuild consultations are available on Saturday mornings (8:00 AM – 12:00 PM).
  Coordinated Review: You can meet with all departments—including SCE for utilities—to clear "Like-for-Like" approvals and fire-resilient building requirements in a single visit.

• Roofing: Must have a Class A fire rating (the highest possible). This includes non-combustible materials like tile, slate, or specialized asphalt shingles.
  
• Ember-Resistant Vents: All attic, eave, and crawlspace vents must be WUI-listed (Wildland-Urban Interface). These specialized vents use fine mesh (1/8 inch or smaller) and internal baffles to block embers from entering the home.
  
• Windows & Doors: All exterior windows must be dual-pane with at least one pane being tempered glass to prevent shattering under extreme heat. Exterior doors must be non-combustible or 20-minute fire-rated.
  
• Exterior Siding: Must be made of non-combustible or ignition-resistant materials, such as fiber cement (James Hardie), stucco, masonry, or treated heavy timber.
  
• Decks & Appendages: Decking must be constructed from non-combustible materials or fire-resistant composites. The undersides of eaves, balconies, and floor projections must also be "boxed in" (enclosed) with fire-resistant materials.
  
• Defensible Space (Zone 0): As of 2026, Zone 0 is strictly enforced. This is the 0-5 foot "ember-resistant zone" immediately surrounding the house where no combustible mulch, woody debris, or vegetation is allowed.

Generally, LA County Regional Planning requires "Like-for-Like" rebuild applications to be submitted within two years of the emergency declaration. While extensions can be granted for complex cases, starting early is recommended to maximize your insurance benefits. 

 Plan check timelines vary significantly based on the size of your addition and the jurisdiction (City vs. County). In 2026, you can generally expect 6-18 weeks.