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
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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
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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
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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
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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
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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)
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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)
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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
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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
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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.)
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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