Kitchen, Bath & Interior Remodeling 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.

We prepare the drawings, make the submittal and handle plan-check corrections ourselves, so you are not the one chasing plan check.

Unusually narrow lots on walk streets, canals and alley-loaded blocks, with small deep rear yards and minimal street frontage. One local condition that shapes the work: Groundwater near the canals and the beach can be shallow, which can require dewatering during excavation and hydrostatic relief in the finished pool shell.

All of it, including The Venice Canals, Oakwood, Milwood and East Venice. Our crews run every job out of our Cahuenga Pass base in Los Angeles, with our own people on site.

Kitchen remodel: generally $45,000 to $150,000+ across Southern California. What moves it is cabinetry (stock, semi-custom or custom), countertop material, appliance package, and whether walls, plumbing or electrical are moving. We give line-item pricing after seeing the site rather than quoting a number over the phone.

A like-for-like kitchen replacement usually runs six to ten weeks on site. Moving walls, relocating plumbing or reworking the electrical panel pushes that to twelve to sixteen weeks, and custom cabinetry lead times often set the schedule rather than the construction itself.

For a single bathroom or one kitchen, usually yes, and we set up containment and protected walkways to make that workable. For a whole-home interior remodel most clients move out, because the dust, noise and utility shutdowns are genuinely disruptive.

Replacing cabinets, counters and finishes in the same layout generally does not. Moving or removing walls, changing plumbing or electrical, or altering windows does. We confirm the permit path before pricing so there is no surprise mid-project.

On homes built before the 1980s the common finds are undersized electrical, galvanized supply lines, missing shear bracing and water damage behind tile. We carry a contingency line for this and price the repair openly rather than absorbing it into a vague allowance.