Building and Construction in LA: Residential Construction Types, Permitting, Who Can Do the Work
- Matthew Manion
- Nov 27
- 5 min read
Updated: Nov 28
Los Angeles is one of the most progressive cities in the world when it comes to building and construction. From sleek hillside homes to multi-unit developments and adaptive reuse projects, there’s always something old being reimagined, going down, or new going up. In this Building and Construction Blog Series, we will first briefly explore one of the most common questions from homeowners:
What kind of work can be done on my property, does it require permits, and who’s allowed to do it?
Preliminary Planning & Site Allowances
Before diving into permits or contractors, most homeowners want to know: what is actually allowed on the property? The answer can vary widely and requires preliminary site research to review the rules, allowances, and procedures outlined in documents from the zoning, planning, and building departments. Property owners should take time to understand what their site legally allows. This early phase helps avoid wasted design fees, rejected applications, and costly delays.
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1. Zoning & Land Use Research
Identify your property’s zoning designation using online mapping tools or by contacting your local building department.
Confirm allowed uses—single-family, multi-family, ADU, commercial, etc.—and whether overlays or special plans apply.
Check for community-specific rules, such as Historic Preservation Overlays, Specific Plans, or Transit-Oriented Development incentives.
2. Site Constraints & Buildable Area
Review lot size, shape, and orientation to understand buildable potential.
Determine required setbacks, height limits, and floor area ratio (FAR).
Assess whether grading, slope band analysis, or topographic surveys are required.
3. Environmental & Hazard Zones
Check if your property falls within any of these zones as they may trigger additional engineering, mitigation systems, or agency reviews;
Methane zones or former oil/gas production areas
Hillside zones or steep slope areas
Very High Fire Hazard Severity Zones
Flood zones or areas with drainage restrictions
Significant Ecological Areas (SEAs) or protected habitats
4. Title & Easement Review
Examine your title report for easements, covenants, or deed restrictions.
Identify any utility easements, shared driveways, or access limitations that could affect design or construction.
5. Pre-Design Consultations
Schedule a pre-submittal meeting or optional preliminary review with your local building department to confirm feasibility before investing in full drawings.
Use available online zoning tools, hotlines, or walk-in counters to ask about allowable uses, submittal procedures, and required documentation.
6. Site Documentation
Obtain a topographic or boundary survey, especially for hillside or irregular lots and when building near setbacks or easements.
Document existing conditions with photos, measurements, and as-built drawings to support feasibility analysis.
In general, preliminary planning is best practice and sets the foundation for a successful project. It helps property owners and their designer understand what’s possible, what’s restricted, and what steps are needed before design begins. Whether you're building new, adding on, or converting space, this phase ensures your vision aligns with local regulations and site realities.
Types of Permits
Los Angeles County is separated into multiple districts, each with its own building and safety departments with slightly different rules and regulations. The two primary departments are the Los Angeles Department of Building and Safety (LADBS) for the metropolitan area, and Public Works Los Angeles County for areas outside the metropolitan region.
There are also smaller departments within these jurisdictions, including but not limited to Beverly Hills, Santa Monica, Malibu, Culver City, Manhattan Beach, Inglewood, and Glendale. Many departments offer both in-person and online submittals.
Permits generally fall under four types:
1. Express Permits
Purpose: Small, simple projects that don’t require detailed plan review.
Examples:
Minor interior remodels
Window/door replacements
Small non-structural repairs
Simple electrical, plumbing, or mechanical work
Process:
Often obtained online or at the Express Permit Counter
No formal plan check required
Benefit: Fastest option—permits can be issued the same day.
2. Counter Plan Check (CPC)
Purpose: Mid-scale projects requiring some review.
Examples:
Tenant improvements
Small additions or alterations
Certain non-structural changes
Process:
Plans are reviewed at the counter by LADBS staff
Usually resolved in one or two visits
Benefit: Faster than full plan check while ensuring compliance.
3. Expanded Counter Plan Check (ECPC)
Scope: Larger or more complex than CPC but still short of a full plan check.
Examples:
Multifamily residential additions
Small commercial projects
Projects with multiple disciplines (structural + MEP)
Process:
More detailed review, often multiple sessions
May require other department reviews
Best For: Projects needing deeper scrutiny but wanting faster turnaround.
4. Regular Plan Check
Purpose: Large, complex, or structural projects.
Examples:
New buildings
Major additions
Structural alterations
Multi-disciplinary projects
Process:
Formal plan submittal
Multiple correction rounds typical
Coordination with Planning, Fire, Public Works
Benefit: Thorough code and safety compliance, but can take months.
Types of Construction
Whether you’re remodeling a kitchen, converting a garage into an ADU, or building from the ground up, most projects in Los Angeles fall into a few categories, each with their own rules, approvals, and professionals involved.
New Construction – Ground-Up
This type allows full flexibility and is sometimes more cost-effective than a gut remodel.
It typically requires:
Full architectural and structural drawings
Mechanical engineering (T-24 compliance)
Soils report, grading plans, and topographic survey as needed
Almost all ground up submittal go through
Regular Plan Check.
Remodels & Renovations – Updating Existing Structures
Budget-friendly, since most of the footprint and structure remain. Documentation requirements are less extensive than new construction.
Smaller projects may qualify for Express or Counter Plan Check.
Additions
Expanding a home or office to increase usable space or value.
It typically requires:
Full architectural and structural drawings
Mechanical engineering (T-24 compliance)
Soils report, grading plans, and topographic survey as needed
ADUs & Garage Conversions
Popular for extra space, rental income, or
multigenerational living. Cities may offer
pre-approved plans.
It typically requires:
Full architectural drawings
May require structural drawings
Mechanical engineering (T-24 compliance)
Smaller projects may qualify for Express or Counter Plan Check.
Who Can Do the Work?
In California, construction isn’t as simple as finding someone who knows how to swing a hammer. Different professionals play specific roles:
Designers & Architects
Handle design, space planning, permits, and code compliance. Designers offer similar services but are unlicensed—so verifying code knowledge is essential. California allows either a licensed Architect OR a licensed Engineer to stamp drawings if required.
Structural & MEP Engineers
Prepare structural, mechanical, electrical, and plumbing documents. Certain LA zones require extra engineering (Methane Zones, High Fire Zones, etc.).
Contractors
Licensed to build the project and coordinate trades. Unlicensed contractors can lead to costly setbacks—always verify credentials. Obtain multiple bids since pricing and services vary widely.
Project Managers
Oversee schedules, budgets, and coordination. Not required, but highly recommended for complex projects.
The City
Almost everything in LA requires permits and inspections.
Tools include:
311 hotline
In-person counters
Free brief consultations
Paid preliminary plan checks for deeper review
Why This Matters for Property Owners
Many people don’t know where to start—contractor, engineer, or the city? Starting with an Architect or Designer is often the most efficient path. They help you visualize the space AND guide zoning, permitting, and team assembly. This roadmap makes the entire process smoother.
How We Approach Projects in LA
At MRM|AD we combine over 10 years of design expertise with hands-on knowledge of LA’s permitting and construction processes. Whether it’s a modern remodel in Silver Lake, a minimalist bathroom in Beverly Hills, a trendy retail store in Downtown LA, or a multi-unit conversion in Highland Park, we help clients navigate from concept to completion.
By coordinating with engineers, consultants, and contractors, we make sure your project isn’t just beautiful on paper or your screen — but fully buildable and ready for real life.
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