This garage remodel in Los Angeles increased the home’s square footage by nearly 40 percent

• Homeowners: Saima and Tom, two UCLA administrators, found their general contractor by posting their garage remodel in Los Angeles on Sweeten
• Where: LA County in Inglewood, California
• Primary renovation: A freestanding two-car garage converts to live-work square footage with storage and an electric car charging outlet
• Homeowner’s quote: “Our contractor was so good that we didn’t need Sweeten’s support too much. But it was nice to know that Sweeten was there if we needed them. It was like knowing you have an insurance policy in case of problems; you hope to never use it, but it gives you peace of mind knowing it’s there.”
• Sweeten’s role: Sweeten matches home renovators with vetted general contractors, offering input, support, and secure payments—for free.

Written in partnership with homeowner Saima. “After” photos by Luminous Vision for Sweeten.

An old Los Angeles garage finds new use

We’d been living in our house for about three years when we started the garage remodel. The home, built in 1936 and located in Inglewood, a suburb of Los Angeles, is a bungalow-style cottage. The most recent appraisal said it comprised 690 square feet; the unattached garage added an additional 260 square feet of “unofficial” usable space. In a house this small, you can’t afford to take a single square foot for granted. 

My partner, Tom, and I both work in research administration at the University of California at Los Angeles; I recently completed a certificate for interior design and am in the midst of changing careers. We knew we could benefit from a secondary live-work area. We realized the garage could be it, and that transforming the space could be a rewarding project.

Hiring a general contractor with Sweeten

Knowing we would renovate the garage, we’d agreed it would have to be phase two. We made the first round of renovations out of sheer necessity after buying the house with a long list of structural and systemic issues. The experience of trying to line up dependable contractors had been stressful—even getting quotes. We’d hired the one contractor we could pin down. It was that experience that prompted us to work with Sweeten this time around.

We renovated the garage when we did because we planned to sell the house. But working from home during Covid made us realize that room to spread out would benefit us while we still lived there. We posted our project and waited to see which contractors were interested in taking on a garage remodel in Los Angeles. 

Inspecting the garage’s structure

The job wouldn’t be easy. We needed to solve the garage’s long-standing structural issues. The building was more than 80 years old; the roof had begun to sag and we were unsure of the extent of the damage. Perhaps the job would involve replacing the ceiling’s support beams and installing a new door. Or it might require an entire rebuild. We needed someone to inspect the structure and advise us of what was needed.

Luckily, that wasn’t as difficult as we anticipated. The Sweeten contractor we chose determined that the original beams had been too narrow, and spaced too far apart, to fully support the garage’s ceiling. He also informed us that the two existing single-car garage doors were rotting away and termite-ridden. Our biggest question was, “Do we have enough money” to fix the problems? Turned out the answer was yes, and then some!

Creating a new living/working space in the garage

We had several goals beyond shoring up the garage. First, we wanted to replace the existing two one-car garage doors with a fully automated two-car door. Second, we needed to install a new outlet for plugging in our electric car charger. Finally, we sought to create a space that would be more than a storage area—as comfortable as our living room, but (because local building codes required it) still functional as a garage. No layout changes would be necessary.

We decided to give the space the look of a loft. We envisioned exposed wood beams lining the ceilings, crisp white walls, and a lot of natural light. In keeping with that aesthetic, we used a lot of the existing materials, including the wood ceiling beams (they are the actual structural supports that already existed with some additional wood reinforcing them) and the original concrete slab floor (we filled in cracks with a special cement caulk and painted it gray).

The walls looked so smooth for a dwelling built in 1936, that has been flexing and shifting with every earthquake for the last 80 years.

Custom doors for a small space

One big challenge was the garage door. We have discovered that with a small house comes the joy of everything being undersized and therefore not standard. Doors and windows had needed customization, and the garage door was no different—it was narrower than the norm. In addition, we discovered that the garage floor sloped, necessitating a custom panel on the bottom of the door that sloped side-to-side with the floor, ensuring a weatherproof seal. The panel, though surprisingly expensive, has been worth it.

The walls offered no straight lines, either, but our drywall installer was a true artist. The walls looked so smooth for a dwelling built in 1936, that has been flexing and shifting with every earthquake for the last 80 years. There wasn’t a single straight, vertical wall, and some bowed or curved. The cabinets provided a good deal of storage and brought a domestic air to what might otherwise just feel like a garage. The countertop is an unfinished pine board and is, like the ceiling, a little rustic.

The right contractor for a garage remodel in Los Angeles

Our Sweeten contractor had a clear communication style and was immensely helpful throughout the process. We could always count on him to respond promptly when we sent him a text or email. More often than not he’d call us back to talk via phone, which I appreciated. He kept us informed of when the subcontractors were going to be working and who specifically would be at our house. And best of all, he stayed on budget.

Our contractor was so good that we didn’t need Sweeten’s support too much. But it was nice to know that Sweeten was there if we needed them. It was like knowing you have an insurance policy in case of problems; you hope to never use it, but it gives you peace of mind knowing it’s there.

The space in our new garage feels generous and comfortable, and the light inside is beautiful throughout the day because of all the windows. The built-in cabinets are attractive (the black pulls provide a nice contrast to the white and wood surfaces in the room) and also bring a ton of much-needed storage. Even though the garage is now a living space, we also needed to make sure there were attractive places to store things.

Thanks for sharing your new garage renovation story with us, Saima and Tom!

Renovation Materials

GARAGE RESOURCES: Garage doors: Garage Doors and Gates 4 Less. Windows: HD Supply. Paint in Chantilly Lace: Benjamin Moore. Sektion base cabinets with Haggeby doors; Nydala pulls in black; paper lantern with light kit light fixture: Ikea. Pine countertop: The Home Depot. Concrete/masonry sealer floor paint in Cape Cod Gray: Permaguard.

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.

Updated on April 25, 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.

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.

A personally-designed kitchen and refreshed laundry room revive a historic Los Angeles home

• Homeowners: Chrissy, a costume designer in the film industry, and Matt, a production company operations manager, posted their kitchen remodel on Sweeten
• Where: The Historic Filipinotown neighborhood in Los Angeles, California
• Primary renovation: The couple embarked on a re-envisioning of the existing Art Deco kitchen in a minimalist light
• With: Sweeten general contractor
• Homeowner’s quote: “When little things went wrong, he was determined to fix them and make us happy. We are grateful to the Sweeten team for helping us find him!”

Written in partnership with homeowner Chrissy. “After” photos by Madeline Tolle for Sweeten.

A fashionable—but not functional—period kitchen

The kitchen was original from the 1930s and very Hollywood Art Deco. It was just one aspect we loved when we purchased our 1,400-square-foot co-op, located in a 1932 Spanish Revival building in Historic Filipinotown, a neighborhood near Los Angeles’ Echo Park.

Matt and I previously lived in a 600-square-foot apartment and never spent days hanging at home—it just didn’t have enough light and space. Looking for our next place, we realized that everything in our price range needed a large overhaul, or had been cheaply flipped and had an ugly poorly-designed kitchen.

Seeking a fixer-upper kitchen

I love to cook, and during our search, we’d decided that the sweet spot would be a place that was in good shape and had character but needed a new kitchen.

As first-time renovators, we figured the hardest parts would be finding a contractor, negotiating bids, and avoiding surprise hidden costs. When we found the one on Sweeten, it turned out our biggest challenge was actually not hiring an architect or designer as well. I sketched the kitchen out on my word processor!

Thinking we would re-do the kitchen right away, we purchased an induction hotplate and set it on the beautiful black-and-teal tile countertop. We found a basic fridge on Craigslist. We would also need to upgrade the unit’s electrical panel; we didn’t have the amps to run the hotplate and toaster simultaneously. When we first moved in, a kitchen wall had to be ripped out due to a leaky roof. It stayed that way until the renovation; it was rough in there!

Flooring material for wet spaces

We thought about trying to save the Art Deco details, especially the original tile countertops and the matching backsplash. But preserving the original aesthetic wasn’t an option. The counters weren’t the modern standard depth, so new appliances would not fit. We struggled with whether to go with deco tiles and white cabinets or scrap all that and let it be something modern. We went with the latter.

Going from the ground up, we discussed adding hardwood or cork flooring for a soft surface underfoot but decided against it. We wanted to make the kitchen contiguous with the laundry room, and we chose cement tile flooring to avoid worries about moisture. Another draw had to do with dirt. In our old apartment, we’d had terracotta tiled floors, which we loved, but the wide grout collected grime. The cement tile required narrower grout and seemed practical. It also brought a bold texture to our floors.

Plywood cabinets and cement floor tile ground the kitchen

Having ruled out natural wood for the floors, we were excited to use it for the cabinets. We feel intuitively drawn to wood and have chosen it for surfaces throughout our home, so we let that lead us. We went with plywood kitchen cabinets—it’s a cost-effective material, and we liked its functional aesthetic. Designing the layout for the custom base plywood cabinets was gratifying. Since we could dictate all dimensions, we spent time going over all of our kitchen wares and deciding how we wanted to store things. We’d measured the height of the coffee grinder and Chemex pitcher and knew which drawer they would live in long before the kitchen was built.

“Throughout the process, our Sweeten contractor was very communicative, which was lucky.”

We thought a lot about the upper cabinetry, too. We initially felt nervous about open shelving, thinking everything would get dusty. But in the end, we did it, mainly to save money, and it turned out to be a great choice to keep the visuals simple and open. It makes putting away dishes a breeze!

Personalized features make it home

The backsplash was also cost-contingent. We kept saying we’d do subway tile to save money—but decided on handmade, natural clay tiles that look so right with the plaster walls. Plastering the hood was another important detail for us; it became a way to draw the co-op’s original character into our modern design.

We didn’t agree on everything. My uphill battle was to convince Matt to spend the extra money to put in taps for filtered and boiling water. As the cook of the house and the one who drinks the most water, I felt strongly that this would pay off in convenience. Matt finally agreed, and it really has.

Finishing touches for the laundry

The laundry room was another area where plumbing was key, and our Sweeten contractor got involved there, too. We’d installed cabinets ourselves above the washer and dryer before starting the kitchen renovation. However, the washer and dryer, which were included in the house purchase, had exposed hookups. We upgraded by having the contractor recess them into the wall. The dryer had been vented through a hole in the floor that looked like it was cut with a Sawzall, so we finished that, too. We invested in an on-demand hot-water heater and installed an $85 utility sink. Someday we’d like to get front-loading machines and put in a countertop to really pull that room together.

Good communication with their general contractor

Throughout the process, our Sweeten contractor was very communicative, which was lucky. When little things went wrong, he was determined to fix them and make us happy. We are grateful to the Sweeten team for helping us find him! We spent just under $56,000 on the whole project. I’m not sure we could have pulled it off had we not both been creative managers, but it was worth it to have a kitchen we designed exactly for ourselves.

The renovation has made our home livable in a way we could have never foreseen. After being over budget and tired of eating out, it kind of worked for us that eating out had become less appealing. We got to stay home and cook.

Thanks for sharing your renovation story with us, Chrissy and Matt!

Renovation Materials

KITCHEN RESOURCES:

• Paint in un-tinted base white with an eggshell finish: Dunn Edwards
• Bahja cement floor tile in red/brown/green: Moroccan Mosaic & Tile House
• Custom birch plywood kitchen cabinets:
• Supplied through contractor
• Europa tab pull cabinet hardware in matte black: Top Knobs
• Revival Malibu 4×4 backsplash tiles: Mission Tile West
• Undermount sink: Franke
• Newport Brass dispenser tap faucet: Signature Hardware
• Fisher & Paykel refrigerator: Appliances Connection
• KitchenAid dishwasher and oven: KitchenAid
• Frigidaire induction cooktop: Appliances Connection
• Custom birch ply pantry shelving: Knottynuff Wood

LAUNDRY RESOURCES:

• Sektion base cabinets with Grimslov doors: IKEA
• Mustee Utilatub utility sink: Home Depot

Updated on April 27, 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.

Find a contractor

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.

Our guide to home remodeling costs in Los Angeles includes kitchen, bath, and whole-home (plus ADUs and permit tips!)

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.

We have 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.

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

Home remodeling costs in Los Angeles:

• Full home renovation: $100—$400+ per square feet (psf)
• Budget kitchen remodel: Starting at $24,500 (based on a 200-sq-ft kitchen)
• Mid-grade kitchen remodel: Starting at $37,500 
• High-end kitchen remodel: Starting at $76,000
• Budget bathroom remodel: Starting at $18,000 (based on a 35-sq-ft space)
• Mid-grade bathroom remodel: Starting at $28,500 (based on a 35-sq-ft space)
• High-end bathroom remodel: Starting at $40,500
• 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! Some sectors are experiencing a backlog in the supply of materials. 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.

When starting the process in a whole house, on average, many of our 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 updating living rooms or bedrooms—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

When preparing for a kitchen remodel, remember that 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 $24,500 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: We have seen Sweeten project costs come in at $37,500. At this budget, refreshing a kitchen can include new stock or semi-custom cabinets, appliances, and manufactured or quartz countertops.
• High-end kitchen: Projects on the higher end of the scale can start at $76,000. 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 $18,000 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 $28,500. According to the 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 $40,500. The 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 create a strategy for the bath remodel.

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 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 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 us 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 building ADUs, 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, our 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 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.

Originally published on July 13, 2021

Updated on April 17, 2023

Popular questions asked

Returning expats create an eye-grabbing bathroom and french doors to the deck

• Homeowners: Cory + Andrew posted their bathroom remodel on Sweeten
• Where: Glassell Park neighborhood in Los Angeles, California
• Primary renovation: A bright blue gut bathroom remodel is inspired by New York and Yves Klein blue while a pair of new entry doors open to the deck
• With: Sweeten general contractor

Guest blog post written by homeowner Cory Quailes. “After” photos by Madeline Tolle.

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.

(Above) Family portrait courtesy of Sweeten homeowners

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.

Stifled by work-at-home requirements, these LA homeowners remodeled to create the ideal house for the post-pandemic era

• Homeowners: Amy and Kevin posted their 1950s house remodel on Sweeten
• Where: Westchester neighborhood, Los Angeles, California
• Primary renovation: Updating the 1,538-square-foot house, the couple revised the living room, kitchen, and “his” and “her” bathrooms—one even got a skylight
• With: Sweeten general contractor
• Homeowner’s quote: “Sweeten guided us through the process of getting bids from several contractors, and the website prepared us for what to expect during work. Ultimately, Sweeten connected us with a great contractor.”

Written in partnership with homeowner Amy. “After” photos by Advanced Focus Photography.

Making the decision in a work-from-home moment

When it came to this renovation and our decisions about it, the pandemic was a true influence. Kevin and I previously lived in a two-bedroom apartment, using one bedroom as an office—but working from home, we needed more space. I am a television producer and Kevin is a broadcast engineer. In the end, never leaving home was the motivator we needed to make a move.

A leader in the design-build industry

At Sweeten, the experts in our network are experienced contractors and design pros we’d be thrilled to have working in our own homes. We check their licenses, insurance, quality of work, and customer service skills. Trust and open communication are the lifeblood of our free renovation platform. Our personal connection to our experts enables us to match you to the best choices for your project. Here, get to know their personalities and click to view their portfolio and client reviews, so that you can hire the right team and renovate with confidence.

View Los Angeles design-build contractor Jacob’s profile and portfolio

Where are you from and how long have you been in construction? 

I was born in New York but moved to Los Angeles with my family when I was only six years old. I am proud to have built a design-build firm out here in Los Angeles that specializes in all different types of projects. From residential remodeling and complete home renovations to new construction, we are a one-stop source for quality design and construction.

What do you love most about what you do?

My job has so many different facets to it, which makes it exciting. I enjoy creating, designing, and seeing a project come to fruition—seeing it take shape into a concrete design. I also love seeing my clients happy and really appreciating the new space we created together. It is rewarding to see the finished product and the joy that it brings.

What do you want all of your clients to know before you work with them?

I want them to know that I truly have their best interest at heart. I want them to be completely satisfied with the project and I will do whatever it takes. It’s my top priority. After all the time and energy that you put into a construction project, you shouldn’t just like it, you should love it.

What’s the number one thing clients should know before starting a renovation? 

Permits and plans are required for some jobs, which can cause delays. Unfortunately, that’s totally out of my hands. However, we will try to make up time while ensuring the project is on point.

What is your favorite project that you’ve done?

My favorite project is a house that I just finished in Sherman Oaks. I was tasked with repurposing an outdated 1930s garage into an ADU (accessory dwelling unit). ADUs are popular in Los Angeles and the homeowners saw an opportunity to add more space to their living area. They needed their old garage converted into an office and guest suite. And they also hired us for their main house. We made it an open concept layout and added a primary bathroom and closet. The final outcome is beautiful but what really makes it my favorite project is how much the homeowners love it. They said they are in “pure bliss.”

Slideshow: Sweeten renovation for actress/producer Jaime Ray Newman. Click for blog post:

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
• With: 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.”

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, primary bedroom, and primary 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 primary bath and added a powder room. I love the statement wall and the tile 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 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) primary 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!

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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.

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: Miele. Ceiling paint in Whisper White on white ash wood paneling: Behr. 

PRIMARY 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: Kohler. 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. 

Updated on April 24, 2023

The Little Fires Everywhere star turns a Los Angeles home and ADU remodel into a stylish living & working space

•  Homeowners: Jaime Ray Newman and partner Guy Nattiv posted their home and ADU 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.”

Written in partnership with homeowner Jaime. “After” photos by Jessica Alexander. 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.

“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 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.

“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 primary 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 primary bedroom and bathroom. “Her talent and advice were invaluable,” Jaime said. From there she got on Sweeten and found her general contractor.

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.

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.

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.

Originally published on September 24, 2020

Updated on May 11, 2023

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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.

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.

Find a general contractor
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.