Luxury Remodeling in Venice
Groundwater near the canals can reach a pool dig, so pumping is part of the plan.
Building Here
Walk Streets, Canals and Crane Lifts
Groundwater is the first thing we look at. Near the canals and the beach, groundwater can sit shallow enough to reach a pool excavation, which means dewatering, hydrostatic relief and a heavier shell than the drawings first suggest. Narrow walk-street and canal lots rarely take a truck, so material moves by hand or over the roof by crane. On top of all that, almost every parcel needs a coastal permit before a shovel moves.
Unusually narrow lots on walk streets, canals and alley-loaded blocks, with small deep rear yards and minimal street frontage.
The team that plans your Venice project is the team that builds it.
Part of our service area in Los Angeles County.
Local Conditions
The Ground Rules in Venice
Permits in Venice
Los Angeles Department of Building and Safety (LADBS)
Building, grading and pool permits are issued by LADBS because this is part of the City of Los Angeles, but nearly the whole community sits inside the coastal zone. The Venice Local Coastal Program is still not fully certified (a Land Use Plan certified in 2001 is in place while an updated plan is being drafted with the California Coastal Commission) so projects need a coastal development permit through Los Angeles City Planning, and city decisions remain appealable to the Commission.
Most projects also require a Venice Coastal Zone Specific Plan (Ordinance No. 175,693) determination or specific plan exemption before a building permit can be issued. In the mapped dual permit jurisdiction area a separate Coastal Commission permit is required as well, so entitlement duration varies widely.
Permit details checked September 2026 against LADBS, LA City Planning and State of California. Rules change, so we confirm them again for your parcel.
What We Plan For
- High water table pool engineering and dewatering
- Coastal development permit and specific plan clearance
- Crane and conveyor material handling on no-access lots
Groundwater near the canals and the beach can be shallow, which can require dewatering during excavation and hydrostatic relief in the finished pool shell.
Sandy fill mapped for liquefaction pushes pool and foundation design toward deeper structural solutions than the same project would need a few miles inland.
Narrow walk-street and canal lots have no direct vehicle access, so excavated soil, gunite and hardscape material move by conveyor, buggy or crane over the roofline.
Salt-laden air and blowing sand shorten the life of untreated metal, so equipment enclosures, fasteners and outdoor kitchen components are specified for that exposure.
Neighborhoods We Serve
- The Venice Canals
- Oakwood
- Milwood
- East Venice
- Abbot Kinney District
- Marina Peninsula
Services
What We Build in Venice
Each page covers permits, costs and the build process in Venice.
Pool & Spa Remodeling in Venice
Build a new pool and spa, or give yours fresh tile and plaster.
Backyard & Outdoor Living in Venice
We build patios, outdoor kitchens and fire pits for long evenings outside.
ADUs & Additions in Venice
Convert the garage, build a backyard ADU or add a second story.
Kitchen, Bath & Interior Remodeling in Venice
We remodel kitchens, baths and whole homes around the way you live.
Plans, Permits & Design in Venice
From first sketch to permit in hand, we handle the drawings and the city.
Also Available in Venice
Before You Build
Venice Remodeling Guides
Costs, planning and design ideas for Venice homes.
ADU Design Ideas for Los Angeles Neighborhoods
Los Angeles neighborhoods have distinct characters that should inform ADU design. Explore ideas for ADUs that complement homes in Silver Lake, Venice, the Valley, and beyond.
Read guideWhole-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 guideIndoor-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 guideTarzana 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 guideStart Your Project
Plan Your Venice Project
Tell us about your home and what you want from it. We call you back within one business day.
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