Want an eco-friendly remodel? Consider these methods to improve your L.A. home’s energy and water efficiency

Renovating a house in L.A.’s extreme climate requires special measures. Heat is intense during the summer and water is always in a shortage. Our Sweeten general contractors offer advice on sustainable home remodeling in Los Angeles with energy and water conservation in mind.

Energy conservation in L.A.

“Energy conservation and cool conservation are the same thing,” said L.A.-based Sweeten general contractor Chen. If you can adequately cool the home, you have gone a long way toward conserving the heat, too. The best place to start conserving heat is with airtightness.

Airtightness

“Think of your house as a bucket of water,” said Chen. “If you have any holes in the bucket, that’s water escaping from the bucket. Airtightness is the same with your home.”

The aim is to prevent conditioned interior air from escaping—whether cool or warm air. There are airtight home products that can help with this. For instance, caulk is used around stationary home elements like door and window frames. Weatherstripping is also used for movable components, such as the door itself or the window sash.

Home insulation types

Home insulation is a requirement for all new construction and remodeled homes. Whether holding in heated or cooled air, a wide range of home insulation projects can help.

Sweeten general contractor Jose, also based in Los Angeles, noted that spray foam insulation is becoming increasingly popular. Spray foam insulation is especially good for vaulted ceilings since it conforms to voids in the building envelope.

“More people are adopting spray foam insulation,” said Jose, “though it is a little bit dirtier than some other types of insulation,” meaning that foam will off-gas. But in the end, he noted, when you do a cost-benefit analysis, you might come out ahead environmentally.

While fiberglass is still the main type of home insulation used in remodels, it’s not the only product out there. Every so often, he will use denim insulation, mainly because it is eco-friendly and excellent for soundproofing.

Home heating and cooling systems

That traditional feature of Southern California side yards—the hulking HVAC unit—may soon pass into oblivion.

VRF (variable refrigerant flow) units are far smarter and more green than central units, which heat or cool the entire house at once. “These are far better than traditional central air,” said Chen. “These products adapt to the areas of the house where you need the heat or cooling.”

As an example, you might have a 5-bedroom house with separate variable refrigerant flow units in each room. All units are connected to one large outdoor unit. This unit senses the needs and knows how to provide each unit with the right amount of heating or cooling.

Underfloor heating

In extremely cold climates, underfloor heating exists only to make your bare feet more comfortable on tile. But in moderately cool climates such as L.A.’s, underfloor heating can be used for heating rooms. The most common installation of underfloor heating is in bathrooms.

Sweeten contractor Chen said, “When you think about the physics of heating, heat goes up. So heat that starts at the floor is most effective.” Chen finds that the most efficient and sustainable type is water-based (hydronic) radiant heating systems, rather than electric cable systems.

Using solar power for home heating and cooling

The final and necessary component of home heating and cooling is solar power.

Los Angeles general contractor Jose does a lot of solar installations but it always depends on the clients’ budgets. He added that many clients like to go off-grid in terms of power. But off-grid doesn’t mean that they’re isolated out in the country. These are homes in the metro area.

Solar power helps reduce the power draw for heating and cooling systems. Robust solar power systems even allow the homeowner to sell back credits to the power company.

Water conservation at home in L.A.

With water being so precious in L.A. and across all of Southern California, water conservation in home remodels is no longer a choice; it’s a given. Luckily, contractors have a number of weather-conserving initiatives to use during remodeling.

What is greywater?

Greywater is any residential wastewater that isn’t septic waste (water from toilets or urinals). Greywater can be drainage from bathtubs, showers, kitchen and bathroom sinks, washing machines, or dishwashers.

Depending on clients’ budgets, Sweeten contractor Jose often does greywater reuse installations. At this time, greywater reuse is only approved for irrigation in Southern California.

Tax credits for greywater reuse may be available. But he cautions that credits likely won’t cover the cost of the greywater reuse installations—at least not for the first few years.

Rainwater collection

Contrary to popular thought, it does rain in Southern California. Just ask a resident during one of the El Niño periods from September to November. Some years get up to 30 to 40 inches of rain, according to the Los Angeles Almanac.

Rainwater collection can be as easy as purchasing rain barrels on your own to collect water runoff from the roof. Or you can speak with your contractor about larger capacity water harvesting systems as a sustainable solution.

Los Angeles water conservation rebates & credits

The Los Angeles Department of Water and Power has rebate programs that may help compensate you for water conservation remodels. You may be able to be rebated for drought-tolerant landscapes or high-efficiency eco-friendly washing machines. Read up on the full range of credits and rebates and discuss what your options are with your contractor.

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

Originally published on October 22, 2021

Updated on May 1, 2023

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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.

From efficient ADUs to spa-like bathrooms, home interior design in Los Angeles points to simplicity, utility, and going traditional

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. Home renovation design trends in Los Angeles and what rooms and features are important have shifted nationwide. Fortunately, for LA contractors and designers, remodeling has not missed a beat.

(Top photo) Sweeten renovators and actor Jaime Ray Newman and Guy Nattiv’s Los Angeles home renovation

Changes and challenges: Home interior design in Los Angeles

“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.”

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 Sweeten contractor 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

In Los Angeles, upgrading the whole bathroom means incorporating a level of comfort. 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 heat is also a value-added. An alternative to slab stone walls is large-format porcelain tile. These tiles, with a range of 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.

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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.

An interior designer and a licensed general contractor, who is familiar with local codes, can translate your vision into a tangible design. When you’re ready to get started on your home remodel, work with Sweeten to renovate with the best contractors in LA.

Updated on April 19, 2023

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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.

What you need to know, from hillsides and permits to seismic retrofitting

(Above) Home remodel in Los Angeles by Sweeten homeowner and actress Jaime Ray Newman

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. We asked a couple of Sweeten remodeling professionals what specific issues homeowners in Los Angeles should know.

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.

Average renovation costs in LA

• On average, many of our whole home remodeling costs in Los Angeles range from $100 to $400+ psf. Renovating dry rooms, such as living rooms and bedrooms, is generally less expensive compared to wet rooms like kitchens and bathrooms. The estimated starting cost for dry rooms is on the lower end of the spectrum, while wet rooms can be as high as $400 per square foot.
• Sweeten kitchen remodeling costs start at $24,500 for 200 square feet, with budget-friendly finishes from retailers like Lowe’s. For mid-grade kitchen remodeling, Sweeten project costs can average at $37,500, covering new stock or semi-custom cabinets, appliances, and manufactured or quartz countertops. High-end kitchen projects can begin at $76,000, with a significant portion of the cost going towards custom cabinetry.
• A budget bathroom renovation of 35 square feet, including demo, plumbing work, and new finishes, starts at $18,000, often utilizing big-box stores for materials, according to Sweeten contractors. A mid-grade bathroom in Los Angeles will cost on average between $28,500. Sweeten contractors report that the average cost for an upscale bathroom project, which includes expanding the space from 35 to 100 square feet, starts at around $40,500.

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. At the end of the day, it is both good for the environment and your wallet when it comes to your electrical bill.

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.

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 a Renovation Stress Survey we conducted, 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 make up 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.

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When permits can be quick

• For the City of Los Angeles, if your renovation project avoids structural changes such as a bathroom that retains the plumbing location or a 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.

Finding your renovation team

While general contractors are readily available, finding one with experience in your specific project scope, budget, building type, and location in Los Angeles can be a challenge. It’s also important to consider their communication style and level of professionalism to ensure a good match.

There are multiple choices available for the design, demolition, and construction of your project. In Los Angeles, the options for remodeling services include hiring an architect/interior designer along with a general contractor, solely a general contractor or builder, or a design-build firm.

Collaborate with an Architect/Interior Designer and Contractor for Your Project

An architect/interior designer and contractor to bring your vision to life. They can identify potential issues and help distribute the budget. Options include a creative design or detailed working drawings with MEP information. Expect to allocate 10-20% of your project budget for this service

Complete your project with a general contractor

Sweeten general contractors are highly experienced to complete a rip-and-replace project or a full gut remodel in Los Angeles, provided that there is clear communication. While some contractors require a finished plan and offer no design work, others can assist with limited design experience. It’s recommended to meet with multiple contractors on-site to discuss the project and ensure a good rapport.

Collaborate with a design-build firm

By working with a Sweeten design-build firm, you can benefit from having both the designer and contractor under one roof, improving the continuity and efficiency of the entire project.

To hire a general contractor in Los Angeles, start by arranging site visits and obtaining estimates from several local contractors. You can easily connect with top general contractors in LA for your remodeling project by posting it on Sweeten.

Updated on April 19, 2023

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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 case for Accessory Dwelling Units, how to build one, and how much it will cost in Los Angeles

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. Here’s our guide to building ADUs in Los Angeles with insight from Sweeten’s L.A. general contractors.

An ADU’s wide-ranging potential

Additionally, 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.”

While many Angelenos are incorporating bathrooms and kitchens into their ADUs, others don’t include them to keep the project simple. A minimum price tag can build 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,” said Sweeten architect Jordan.

These units can either be attached to the main residence by adding a self-contained unit and another entrance or detached, as 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.

Who can build an ADU on their property?

In LA, many homes have spacious lots that could easily accommodate another small structure. Senate Bill #9, aka SB-9, removes the density and zoning restrictions that previously prevented Angelinos from adding an ADU to their property. In the past, an ADU project was permitted on a case-by-case basis, so not every Angelino qualified. Now, each lot automatically qualifies unless there is a specific issue with the lot that prevents building, like a flood plain. 

SB-9 allows qualifying single-family residences to contain two separate residences on a lot zoned for single-family homes as long as the minimum setbacks are observed. However, to be certain, it is best to consult with an architect and general contractor who are familiar with your area. They should also be up-to-date on the codes and regulations for ADUs. If you need the services of an architect, they can design and help optimize the use of your ADU. Your Sweeten general contractor will execute the architect’s plan. Your renovation team will help you obtain the necessary permits and approvals.

(Above) A 350-square-foot ADU remodel converted from a detached garage in an LA Sweeten project

How do I finance an ADU in Los Angeles?

Due to the popularity of ADUs in LA, financing options have evolved. Before SB-9, most ADU projects were financed using traditional financing like a HELOC or home equity loan. These options often required a substantial downpayment, often 20% or more.

Today, innovative strategies like home share agreements are widely available if your property qualifies. By design, these financing options are more flexible than traditional financing sources. Some allow you to sell a percentage of your ownership in the property while you remain in the home. In some agreements, you only repay the funds when you sell the property.

If you have the resources, another option is to fund the project with cash and then refinance the entire property with a new first mortgage.

How does an ADU receive water and electricity services?

If your ADU will be detached from the main home, you may still be able to share services like electrical connections and the water supply. However, the connections will need to be resized to accommodate the additional demands from the ADU.

Water, HVAC, and electrical infrastructure usually represent about half of the total cost of a remodel. Adding to these existing systems is often less expensive than starting from scratch, but they will require modification.

You can also have new services installed if you need to keep expenses separate, like for a rental property. This option will be the most expensive on the front end because new meters are installed and new trenches dug.

Building around earthquakes and hillsides

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. It is possible to build an Accessory Dwelling Unit on a hillside in Los Angeles, but it may be subject to additional regulations and requirements. Hillside areas in Los Angeles are typically subject to more stringent zoning and building regulations.

How much does an ADU 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? The cost increases with additional bells and whistles you may want.

Sweeten LA contractor Netanel worked on a garage conversion costing $50,000 and was completed in less than three months. “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 client of Netanel’s went for a higher-end ADU, which cost well over $100,000. The walls needed to be fully insulated with 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,”  said Sweeten contractors Anna and Vahik, who are based in Los Angeles.

(Above) A Sweeten ADU project converts a two-car garage into live-work space in Inglewood

An ADU cost breakdown​​

Here’s an estimate for an ADU project in Los Angeles for $88,560. The goal was to convert an attached garage into a living space for a relative. Note that the mechanical (HVAC), electrical, and plumbing work represents about 40% of the total project cost. This is why controlling the size and scope of your project is important to staying on budget.

We’ve separated the project expenses into the main categories. The ADU’s systems and drywall were the largest expenses, followed by framing, flooring, and doors/windows. The miscellaneous expenses accounted for about 15% of the total.

Plumbing ($20,000)

This project required new underground plumbing for the ADU. New trenches, pipes, and rough-in plumbing were required. New rough-in connections were included for the existing kitchen as well. The price included installing new fixtures, sinks, and toilets.

Electrical and Lighting ($10,340)

The ADU required a 100 amp subpanel, as well as Arc-fault circuit breakers. New lighting and outlet circuits were also included. A new circuit was provided for a new water heater and another one was added for a new dryer.

HVAC ($15,000)

The ADU required its own 2-ton HVAC package unit and six new registers. The addition of the new registers affected the framing, so the estimate included a 10% buffer to cover any necessary framing changes.

Drywall and Insulation ($11,500 + $2,647 = $14,147)

The remodel required R-38 insulation in the ceiling and R-13 insulation ($2,647) in the walls. The drywall ($11,500) was hung, taped, and finished with a Sante Fe-style texture. The windows and outside corners were finished with square corner bead, which is an upgrade.

Flooring ($4,000)

This was the price to refinish an existing concrete floor. The floor was scraped and sanded, then finished with a stain and sealer.

Doors and Windows ($4,500)

An existing exterior patio door opening was enlarged to install a new French door. All of the other interior doors were replaced as well. All of the original aluminum windows were exchanged with low-e vinyl replacement windows.

In this case, there will be monthly energy savings because the existing doors and windows were upgraded to energy-efficient models.

Framing ($7,175)

The interior support framing was changed to allow for the installation of new fixtures. The framing and foundation were also modified to accept the new wider French door.

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 older 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.”

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

How to get started on your ADU project

Working with a general contractor who is familiar with local building codes, zoning regulations, and other requirements will prevent expensive mistakes and delays during the construction process. You should also obtain multiple bids.

We can connect you with a select group of top Sweeten contractors who have a track record of successfully completing similar ADU projects in your budget range and location. Post your project and find the right contractor for your ADU remodel.

Originally published on June 11, 2019

Updated on May 9, 2023

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.