Build Process

Project Timeline & Phasing Overview

A successful entitlement and permitting process begins well before plans are submitted to the city. Below is a phase-by-phase breakdown of the timeline, tasks, and consultant coordination necessary to guide a project from initial research through to a "Ready to Issue" (RTI) permit status.

  • 1. Pre-Design & Research Phase

    Duration: Minimum 1.5–2 months before city submittal


    Key Tasks:


    • Define client goals, project scope, and desired improvements.
    • Conduct detailed zoning research (setbacks, height limits, floor area ratios, overlays).
    • Review municipal codes and property-specific constraints (Q-conditions, TOC, hillside ordinances, etc.).
    • Identify and review entitlement triggers (discretionary approvals, CEQA issues, etc.).
    • Consult with the city’s Planning and Building departments for pre-submittal guidance.
    • Prepare a pre-development checklist for required consultants and anticipated agency clearances.
  • 2. As-Built Documentation & Site Analysis

    Duration: 2–3 weeks (can overlap with Pre-Design)


    Key Tasks:


    • Coordinate with surveyor to obtain an updated topographic and boundary survey.
    • Engage a geotechnical engineer to perform preliminary soil investigations, if required.
    • Compile and verify existing conditions via field verification and documentation (as-builts).
    • Submit records requests to LADBS for any prior permits, clearances, or violations on file.

  • 3. Schematic Design

    Duration: Approx. 2–4 weeks


    Key Tasks:


    • Develop initial schematic layouts of proposed floor plans and massing based on client objectives.
    • Provide multiple plan layout options to refine scope and align with zoning/code parameters.
    • Conduct consultations with city departments (Planning, LADBS, etc.) to verify project feasibility and code compliance.
    • Adjust layouts accordingly based on feedback and findings.

  • 4. Design Development

    Duration: Approx. 2–6 weeks


    Key Tasks:


    • Finalize architectural design, including floor plans, elevations, and site plan.
    • Coordinate with Structural Engineer for structural system design and calculations.
    • Engage T-24 energy consultant to perform Title 24 energy compliance analysis.
    • Coordinate updates and inputs from surveyor and geotechnical engineers, as needed.
    • Prepare all plan sheets required for city submittal: architectural, structural, energy compliance, and site-related documents.

  • 5. Submittal & Permit Approval Process

    Duration: Approx. 8–24 weeks (varies by scope and agency review times)


    Key Tasks:


    • Submit plans to the City for Plan Check.
    • Facilitate concurrent submittals to relevant departments and agencies (see below).
    • Respond to correction notices and coordinate with consultants to revise drawings as needed.
    • Attend plan check meetings or coordinate with the case planner if discretionary entitlements are required.
    • Follow through with all agency reviews until project achieves Ready To Issue (RTI) status.

  • 6. Concurrent Submittals (Handled During First Plan Check Round)

    Typical Agencies & Departments:


    • LADBS (Los Angeles Dept. of Building and Safety) – Main building permit review
    • Department of City Planning – Zoning, entitlements (if applicable)
    • LAFD (Los Angeles Fire Department) – Fire/life safety review
    • LADWP (Water and Power) – Utility clearance
    • Green Building Division – Compliance with CALGreen standards
    • Bureau of Engineering – Street dedication, sewer connections, street lighting
    • Grading Division – For hillside or grading-intensive sites
    • Miscellaneous Agency Clearances – Public Works, Cultural Heritage, HCIDLA, etc., depending on project scope and location.

Construction Process Timeline: Single-Family Home

  • 1. Pre-Construction & Mobilization

    Duration: 1–2 weeks


    Tasks:


    • Finalize construction schedule and logistics plan
    • Site walkthrough and handoff from design to build team
    • Utility disconnections arranged (gas, water, power)
    • Temporary utilities installed (temp power pole, construction water, portable toilets)
    • Safety fencing and signage installed

  • 2. Demolition & Site Prep

    Duration: 2–4 weeks


    Tasks:


    • Perform structural demolition of existing home and debris removal
    • Dust and erosion control measures implemented
    • Rough grading to prepare for excavation
    • Verify lot boundaries and set benchmarks

  • 3. Excavation & Foundations

    Duration: 1-2 months


    Tasks:


    • Excavate for footings, retaining walls, or basement (if applicable)
    • Install formwork and place reinforcing steel
    • Underground utilities stubbed out (plumbing, electrical, sewer)
    • Building foundation poured (footings, slab, or raised floor system)
    • Foundation inspections by city and geotechnical engineer

  • 4. Framing

    Duration: 3-4 months


    Tasks:


    • Wood or steel structural framing: walls, floors, and roof
    • Sheathing for exterior walls and roof
    • Install windows and exterior doors (to “dry-in” the structure)
    • Preliminary MEP (mechanical, electrical, plumbing) layout coordination
    • Framing and shear wall inspections

  • 5. MEP Rough-Ins (Mechanical, Electrical, Plumbing)

    Duration: 1-2 months


    Tasks:

    • Rough-in plumbing lines, electrical conduit/wiring, and HVAC ductwork
    • Gas line installation
    • Low voltage pre-wiring (data, AV, security)
    • Install recessed lighting, electrical panel, and plumbing fixture locations
    • City inspections for all systems (rough MEP sign-offs required before insulation)

  • 6. Insulation & Drywall

    Duration: 2–4 weeks


    Tasks:


    • Install wall and ceiling insulation (foam, batt, blown-in, or other per Title 24)
    • Fire-blocking and draft-stopping
    • City insulation inspection
    • Hang, tape, and finish drywall (multiple coats, sanding, priming)

  • 7. Exterior Finishes

    Duration: 2-3 months (often overlaps with interior work)


    Tasks:

    • Exterior cladding (stucco, siding, stone, etc.)
    • Roofing installation
    • Paint/stain and exterior waterproofing
    • Exterior trim, gutters, and downspouts
    • Driveways and hardscape base prep

  • 8. Interior Finishes

    Duration: 2-3 months


    Tasks:


    • Install cabinetry and built-ins
    • Countertops and tile work (kitchens, bathrooms, laundry)
    • Flooring installation (wood, tile, carpet, etc.)
    • Interior doors, trim, and hardware
    • Painting and finish carpentry
    • Install plumbing and light fixtures
    • HVAC equipment and thermostat installed
    • Final low-voltage equipment setup

  • 9. Final Inspections & Commissioning

    Duration: 2–4 weeks


    Tasks:

    • Final MEP inspections (plumbing, electrical, HVAC)
    • Smoke & carbon monoxide detectors, safety glazing, egress checks
    • Green Building and Title 24 compliance sign-offs
    • Final building inspection for Certificate of Occupancy (CofO)
    • Systems testing and commissioning (HVAC, water heater, etc.)

  • 10. Punch List & Project Closeout

    Duration: 2–3 weeks


    Tasks:


    • Walkthrough with client and architect to generate punch list
    • Address outstanding issues and minor corrections
    • Professional cleaning (interior and exterior)
    • Deliver warranties, manuals, and final as-builts (if applicable)
    • Final client orientation and handover
    • Release of final lien waivers and close out permits