Full Home Renovations in LA — Fixed Price, In-House Crews, Title 24 + CBC 7A + Cripple-Wall Retrofit Handled

One: the bargain bid that ignored the bones. Your 1952 Studio City ranch needs a cripple-wall seismic retrofit. Your 1928 Hancock Park Spanish has pre-1978 lead paint requiring EPA RRP work practices. Your 1962 hillside split-level in Beverly Glen has cast-iron drain stacks at end-of-life. Your 2003 Brentwood remodel was done with 15A circuits that won't support a modern kitchen-plus-EV-charging load. The bargain bid didn't price any of this. Month 5, you get the change-order packet.

Two: the GC who subbed everything. Demo crew, framing crew, electrical sub, plumbing sub, HVAC sub, drywall sub, tile sub, paint sub, finish sub — nine separate crews who don't talk. The plumber sets the rough at the wrong depth because the tile sub hadn't speced the tile thickness. The electrical sub didn't pull permit because he thought the GC did. The HVAC sub installed a 4-ton unit when Title 24 manual J called for 3-ton with proper envelope.

Three: the GC who didn't speak Title 24 + CBC 7A + EPA RRP + HPOZ + Coastal + Hillside fluently. One missed code triggers a full re-engineering and a permit reset. We've seen plan-check kickbacks delay LA renovations by 14 weeks.

Phase 1 — Forensic Scope Walk + Fixed Quote (Weeks 0–2). Netanel walks the home with you. We pull a panel cover, run a drain camera, photograph attic conditions, pull a furnace cover, check for cripple walls, identify pre-1978 painted surfaces, pull a sample of original tile or floor for asbestos screening if pre-1980, check HVAC return sizing, check water heater location and gas-meter capacity. Written forensic memo plus fixed-price quote inside 10 business days. 30-day hold on the number.

Phase 2 — Design + Engineering (Weeks 2–10). Full architectural set. Structural set including cripple-wall retrofit if applicable. Title 24 2022 full envelope, lighting, mechanical compliance package. MEP plans. Civil/grading if exterior work. Soils report if hillside or expansive clay. CBC 7A material packet if VHFHSZ. CalGreen residential checklist. HPOZ Certificate of Appropriateness if in historic preservation overlay zone. Coastal CDP packet if Coastal Zone.

Phase 3 — Permit (Weeks 10–18). LADBS plan-check submission. Building, electrical, plumbing, mechanical, demolition permits. Utility coordination (DWP service upgrade, gas-meter resize, sewer lateral assessment).

Phase 4 — Demo + Structural (Months 5–7). Selective demo (or full strip-to-studs depending on scope). Cripple-wall retrofit, foundation work, framing changes, structural reinforcement. EPA RRP lead-safe work on pre-1978 painted surfaces. Asbestos abatement by licensed sub if positive screening.

Phase 5 — Rough Trades + Finish (Months 7–13). Electrical, plumbing, HVAC, insulation, drywall, exterior envelope, roofing, windows, tile, cabinets, counters, paint, finish carpentry. All in-house except slab fabrication and specialty appliance install.

Phase 6 — Final + Warranty (Month 13–14). Final inspections across all permits. Certificate of Occupancy update. 2-year workmanship warranty packet. Owner's manual with all serial numbers, warranty paperwork, and permit closures filed in your binder.

1. Cripple-wall seismic retrofit. Required on most pre-1980 raised-foundation homes across Sherman Oaks, Studio City, Encino, Pasadena, Eagle Rock, Highland Park, Westwood, Mar Vista, Culver City. Adds $8K–$22K to scope. We price it in the original number.

2. Pre-1978 lead paint (EPA RRP). Triggers lead-safe work practices on any disturbance of pre-1978 painted surfaces. Our crews are RRP-certified. Adds 8–15% to demo and prep labor.

3. Asbestos screening on pre-1980 floor tile, popcorn ceilings, duct insulation. Cal/OSHA-regulated abatement by licensed sub when positive. We screen at the scope walk.

4. Title 24 2022 envelope upgrades on full-home scope. Triggered when scope exceeds 50% of replacement value. Includes attic insulation upgrade (R-38 or R-49), wall insulation, window U-factor compliance, cool-roof requirements, HVAC sizing per manual J, water-heater compliance.

5. CBC Chapter 7A wildfire-zone materials. Mandatory in VHFHSZ — Altadena, Palisades, Malibu, parts of Hollywood Hills, Bel-Air, Calabasas, Hidden Hills, Topanga, Mandeville Canyon, La Cañada. Siding, roofing, vents, eaves, decks, windows all spec'd to 7A.

6. HPOZ Certificate of Appropriateness. Triggered when exterior changes happen in HPOZ-designated zones — Hancock Park, Windsor Square, Spaulding Square, Carthay Circle, Highland Park, Whitley Heights, Angelino Heights, Country Club Park, Adams-Normandie. We handle OHR pre-app and full COA submission.

Post-Eaton-Fire and Palisades-Fire rebuilds. Insurance scope coordination with your adjuster, CBC 7A material packet, full architectural set matching the original footprint or a modernized layout. We coordinate with the public adjuster, the insurance carrier, and the FEMA paperwork when applicable.

Heritage retrofit + modernization. Spanish colonial in Hancock Park, craftsman bungalow in Pasadena or Highland Park, mid-century in Studio City or Sherman Oaks — keep the architectural language, retrofit the bones (seismic, envelope, MEP), modernize the kitchen and baths. Title 24 envelope and cripple-wall retrofit are universal. EPA RRP lead-safe practices universal on pre-1978.

Investor flip or buy-and-hold renovation. Wholesale-to-retail flip across Eagle Rock, Highland Park, El Sereno, Inglewood, Mar Vista, View Park, Leimert Park. We build flip-grade scope (cost-effective but code-compliant) or buy-and-hold scope (durability-first).

Down-to-studs luxury renovation. Bel-Air, Hancock Park, Beverly Hills, Pacific Palisades, Hidden Hills, Manhattan Beach, Calabasas, Holmby Hills. Estate-grade scope with bespoke millwork, full slab program, smart-home integration, structural reinforcement for new program (wine room, theater, gym, spa).

Multi-generational reconfiguration. Convert a 4-bed 3-bath single-family into a layout with a primary suite, a caregiver/grandparent suite (ADA-adjacent), and shared common spaces. Common across SGV, Westside, and Latino multi-gen households across Eastside and Gateway Cities. Often paired with a JADU or detached ADU on the same lot.

Real numbers from a fixed-price NPLD whole-home renovation closed in Sherman Oaks last year — 2,500 sf, full strip to studs, cripple-wall retrofit, full Title 24 envelope, new electrical service, new plumbing rough, kitchen + 3 baths + new windows + new roof. Here's the value tally versus what each line would cost à la carte at LA retail.

1. Fixed-Price Scope With Forensic Memo (30-day hold). The forensic scope walk catches the cripple wall, the lead paint, the asbestos, the failing stack, the under-sized panel, the under-spec'd HVAC return — and prices all of it in the original number. The only way the price moves after signing is a documented owner-requested scope change.

2. Schedule Guarantee. $250/day late credit against the final invoice for every day past contract end date for reasons not documented in writing. On a 14-month renovation, that's real schedule insurance.

3. 2-Year Workmanship Warranty + Project-Manager Continuity. Same NPLD project manager for the full duration — not a rotating cast. Two years on every NPLD-installed system. Manufacturer warranties pass through with full paperwork.

Real bands from NPLD fixed-price invoices. Fully permitted, Title 24 2022, CBC 7A where applicable, EPA RRP, in-house labor.

Architectural design firm since 2016. CSLB-licensed GC since 2023. 200+ LA County projects on the ground. BBB A+ rating. Max 4 active builds at a time so the project managers can actually project-manage a 14-month renovation. Text Netanel at (818) 605-1388. After hours, Baily AI keeps the thread alive and routes same day — 24/7.