# Backyard Remodeling & Outdoor Living in Westchester, CA [Browser-friendly HTML version](https://www.remodelyourvibe.com/website-guide/pages/services/exterior-remodeling/westchester/index) Source: https://www.remodelyourvibe.com/services/exterior-remodeling/westchester Last modified: 2026-09-24T00:00:00.000Z Text part: 1 of 1 [Full website text index](https://www.remodelyourvibe.com/llms-full.txt) | [Services by city](https://www.remodelyourvibe.com/llms/services-by-city-003.txt) | [Previous page](https://www.remodelyourvibe.com/llms/pages/services/exterior-remodeling/playa-del-rey/index.txt) | [Next page](https://www.remodelyourvibe.com/llms/pages/services/exterior-remodeling/ladera-heights/index.txt) --- Image: Pool and raised spa with a fire pit, outdoor bar and lawn at dusk 1. [Home](https://www.remodelyourvibe.com/) 1. [Services](https://www.remodelyourvibe.com/services) 1. [Backyard & Outdoor Living](https://www.remodelyourvibe.com/services/exterior-remodeling) 1. Westchester Design · Permit · Build ### Backyard & Outdoor Living in Westchester We design the whole backyard as one, so patio, kitchen and shade fit together. [Book a Consultation](https://www.remodelyourvibe.com/contact-us) [Call 818-300-2393](tel:+18183002393) #### Built for Westchester Homes Westchester sits on a broad coastal terrace between the bluffs above Ballona Creek and the LAX airfield, and that position explains most of what shapes a project here. Beneath the level blocks lie dense terrace sands, with groundwater far below the surface. The questions that matter most are rules rather than soil: Kentwood's tract restrictions and review committee, the city's hillside grading map near the bluffs, and the FAA notice rules for tall construction beside a major airport. A pool, a shaded outdoor room or a backyard ADU moves smoothly when those checks are settled before the design is final. Most lots sit on the level top of the coastal terrace. The blocks near the northern bluffs and parts of Westport Heights and Loyola Village fall inside the Hillside Grading Area, and Kentwood lots are reviewed against the protective restrictions written for their tract and lot. We are a design-build team, which means the people who draw your project are the people who build it. Design, engineering, permits and construction run through one project manager and our own crews, so nothing gets lost in a handoff between a salesperson and a subcontractor. We are licensed, bonded and insured, [CSLB license #1119054](https://www.cslb.ca.gov/OnlineServices/CheckLicenseII/LicenseDetail.aspx?LicNum=1119054) . Permits in Westchester: Private pools in the City of Los Angeles are permitted through a Combined Building-Mechanical permit, while pools serving more than two dwelling units need separate building, electrical, plumbing and mechanical permits. Using a City of Los Angeles standard plan on file with LADBS reduces plan check time. Parts of Westchester are mapped inside the city's Hillside Grading Area, including the blocks near the bluffs on the northern edge and parts of Westport Heights and Loyola Village, and a pool on a lot in that area needs its own LADBS grading permit. In Kentwood, some of the Kentwood Home Guardians' Declarations of Protective Restrictions contain architectural restrictions, so plans for exterior changes or an ADU go to the Kentwood Home Guardians Architectural Review Committee before any work begins. A decision is due within 30 days of a complete submittal, and no variances from those restrictions are approved. Because the whole neighborhood lies within 20,000 feet of LAX's runways, any construction or alteration that would rise above the FAA's 100-to-1 notification surface requires notice on FAA Form 7460-1 at least 45 days before construction starts or the building permit application is filed, whichever comes first. Permit details checked September 2026 against [LADBS](https://dbs.lacity.gov/sites/default/files/efs/forms/pc17/design-and-construction-of-swimming-pools-ib-p-bc2017-014.pdf) , [State of California](https://www.conservation.ca.gov/cgs/Documents/Publications/SHZR/SHZR_036_Venice.pdf) and [Federal regulations](https://www.ecfr.gov/current/title-14/chapter-I/subchapter-E/part-77) . Rules change, so we confirm them again for your parcel. What We Build - Kentwood architectural review submittals - Hillside Grading Area pool permits - FAA Part 77 height screening near LAX - Bluff-edge geotechnical coordination - Full backyard transformations - Paver patios, driveways and walkways - Outdoor kitchens and BBQ islands - Pergolas, patio covers and shade structures - Fire pits, fire tables and fireplaces - Retaining walls and seat walls - Artificial turf and drought-tolerant planting - Drainage correction and grading - Landscape and architectural lighting - Front yard and curb appeal remodels Local Conditions #### What to Know in Westchester These local conditions change the scope, the schedule and the budget. 01 Westchester is built on a broad terrace 100 to 150 feet above sea level, where older alluvial deposits are locally capped by a veneer of old, largely stabilized dune sand, and deep borings describe dense to very dense sands and silty sands. 02 Groundwater is deep beneath the terrace, and its dense older deposits were left out of the state liquefaction zone, which follows the Ballona Creek lowlands below. 03 The steep erosional bluffs along Westchester's northwestern edge fall inside a state earthquake-induced landslide zone, so a pool or deck near the bluff is best planned with a geotechnical engineer's input. Areas we serve in Westchester:KentwoodWestport HeightsLoyola Village Investment #### What It Costs in Westchester Real Southern California price ranges, not teaser numbers. ##### Full backyard transformation $50,000 to $250,000+ What moves it: how much hardscape is involved, whether a pool or outdoor kitchen is included, grading and retaining, and the level of lighting and planting ##### Paver patio and hardscape from about $13,000 What moves it: square footage, paver type, base preparation, drainage, and any steps or retaining involved ##### Outdoor kitchen and BBQ island $10,000 to $50,000+ What moves it: counter length, appliance package, countertop material, and whether gas, water and power need to be run a long distance ##### Pergola and shade structure from about $9,500 What moves it: span, material (wood, aluminum or louvered), footing requirements, and integrated lighting or heating ##### Artificial turf from about $9,900 What moves it: area, turf grade, base depth, drainage, and any pet-specific infill Your lot, access and finishes set the price. We walk the site, then show you where every dollar goes. [Get a line-item price for your Westchester property](https://www.remodelyourvibe.com/contact-us) The Process #### How We Work in Westchester 01 ##### Site Review We measure the yard, check drainage and grade, and find the constraints before design starts. 02 ##### Design & 3D You walk the whole yard in 3D, so layout and materials are settled before we build. 03 ##### Plans & Permits Structures, walls and electrical get drawn and permitted where the work requires it. In Westchester that submittal goes to Los Angeles Department of Building and Safety (LADBS). 04 ##### Demo & Grading Old surfaces come out, levels are set and drainage is corrected properly. 05 ##### Build Hardscape, structures, kitchen, features and lighting go in, sequenced by our own crews. 06 ##### Planting & Handover Planting, turf and final detail, then a full walkthrough of the finished yard. Questions #### What Westchester Homeowners Ask Who issues the permits for this work in Westchester? Los Angeles Department of Building and Safety (LADBS). Private pools in the City of Los Angeles are permitted through a Combined Building-Mechanical permit, while pools serving more than two dwelling units need separate building, electrical, plumbing and mechanical permits. Using a City of Los Angeles standard plan on file with LADBS reduces plan check time. Parts of Westchester are mapped inside the city's Hillside Grading Area, including the blocks near the bluffs on the northern edge and parts of Westport Heights and Loyola Village, and a pool on a lot in that area needs its own LADBS grading permit. In Kentwood, some of the Kentwood Home Guardians' Declarations of Protective Restrictions contain architectural restrictions, so plans for exterior changes or an ADU go to the Kentwood Home Guardians Architectural Review Committee before any work begins. A decision is due within 30 days of a complete submittal, and no variances from those restrictions are approved. Because the whole neighborhood lies within 20,000 feet of LAX's runways, any construction or alteration that would rise above the FAA's 100-to-1 notification surface requires notice on FAA Form 7460-1 at least 45 days before construction starts or the building permit application is filed, whichever comes first. We prepare the drawings, make the submittal and handle plan-check corrections ourselves, so you are not the one chasing plan check. What makes building in Westchester different? Most lots sit on the level top of the coastal terrace. The blocks near the northern bluffs and parts of Westport Heights and Loyola Village fall inside the Hillside Grading Area, and Kentwood lots are reviewed against the protective restrictions written for their tract and lot. One local condition that shapes the work: Westchester is built on a broad terrace 100 to 150 feet above sea level, where older alluvial deposits are locally capped by a veneer of old, largely stabilized dune sand, and deep borings describe dense to very dense sands and silty sands. Which parts of Westchester do you work in? All of it, including Kentwood, Westport Heights and Loyola Village. Our crews run every job out of our Cahuenga Pass base in Los Angeles, with our own people on site. What does a backyard or outdoor living project cost in Westchester? Full backyard transformation: generally $50,000 to $250,000+ across Southern California. What moves it is how much hardscape is involved, whether a pool or outdoor kitchen is included, grading and retaining, and the level of lighting and planting. We give line-item pricing after seeing the site rather than quoting a number over the phone. How long does a backyard remodel take? A patio and turf refresh often finishes in three to five weeks. A full transformation with hardscape, an outdoor kitchen, structures and lighting typically runs ten to sixteen weeks, and longer if a pool is part of the same phase. Pavers or poured concrete? Pavers cost more up front but flex with ground movement instead of cracking, and individual units can be lifted and replaced. Poured concrete is cheaper initially, but a crack means cutting out and repouring a section that rarely matches. On most Southern California soil we recommend pavers for anything you will look at every day. Can you fix drainage at the same time? Yes, and on most projects we insist on it. Correcting grade and adding proper drainage while the yard is already open is far cheaper than retrofitting it after new hardscape is down. Do you handle the whole yard in one project? Yes. Design, permits, hardscape, structures, kitchen, lighting and planting run through one team and one project manager, so nothing gets lost between trades. #### More Services in Westchester [Pool & Spa Remodeling in Westchester](https://www.remodelyourvibe.com/services/swimming-pool-spa/westchester) [ADUs & Additions in Westchester](https://www.remodelyourvibe.com/services/adus-additions/westchester) [Everything we build in Westchester](https://www.remodelyourvibe.com/service-areas/westchester) #### Backyard & Outdoor Living Nearby [Backyard & Outdoor Living in Playa del Rey](https://www.remodelyourvibe.com/services/exterior-remodeling/playa-del-rey) [Backyard & Outdoor Living in El Segundo](https://www.remodelyourvibe.com/services/exterior-remodeling/el-segundo) [Backyard & Outdoor Living in Ladera Heights](https://www.remodelyourvibe.com/services/exterior-remodeling/ladera-heights) [Backyard & Outdoor Living in Culver City](https://www.remodelyourvibe.com/services/exterior-remodeling/culver-city) [Backyard & Outdoor Living in Venice](https://www.remodelyourvibe.com/services/exterior-remodeling/venice) [Backyard & Outdoor Living in Manhattan Beach](https://www.remodelyourvibe.com/services/exterior-remodeling/manhattan-beach) Planning Guides #### Before You Build in Westchester Costs, materials and process notes from our own projects. [Whole-Home Remodel Sequencing: What to Do First A whole-home remodel done in the wrong order costs 15 to 25 percent more. Here is the correct sequence, from structural and roof through to paint, and why each stage has to precede the next. Read guide](https://www.remodelyourvibe.com/articles/whole-home-remodel-sequencing-guide) [Indoor-Outdoor Living Conversions in Southern California A 16-foot multi-slide door runs $18,000 to $45,000 installed. Here is how the full indoor-outdoor conversion works, from structural header to flush threshold to covered patio tie-in. Read guide](https://www.remodelyourvibe.com/articles/indoor-outdoor-living-conversion-guide) [Tarzana Outdoor Living: Costs by Lot Type Tarzana backyards run hot and deep. A working outdoor living build here (shade, hardscape, kitchen, lighting) typically lands between $85,000 and $220,000, and the ground drives most of the number. Read guide](https://www.remodelyourvibe.com/articles/tarzana-outdoor-living-guide) [Porter Ranch Backyards: Wind, Slope and Fire Zones A full backyard transformation in Porter Ranch runs $95,000 to $280,000. Wind exposure, slope, HOA review and fire-zone material rules shape the design before anything about style enters the conversation. Read guide](https://www.remodelyourvibe.com/articles/porter-ranch-backyard-transformation) #### Planning a Backyard in Westchester? Sit down with your project manager and get an accurate estimate. We call you back within one business day. [Book a Consultation](https://www.remodelyourvibe.com/contact-us) [818-300-2393](tel:+18183002393) Licensed, bonded & insured · [CSLB license #1119054](https://www.cslb.ca.gov/OnlineServices/CheckLicenseII/LicenseDetail.aspx?LicNum=1119054) --- End of text part 1 of 1. This page is complete.