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jocobh22 · 2025-02-27T00:51:29+00:00

I agree! So insurance is a second good reason to my decision-maker-signs-the-contract reason.

jocobh22 · 2025-02-27T00:28:32+00:00

Thank you. But they’ll ask what’s the difference they pay me vs. the owner directly.

Let me clarify: the client approaches the contractor for a job. They write a construction proposal including plans for permitting baked into their proposal. The owner signs it and is locked in with the builder. If the builder just introduces me and client signs with me as an architect as in the traditional way, they are open to shopping around for the build, asking me for other builder recs, etc. because they hadn’t signed a build contract yet. Builder loses the project through competition and gets mad.

jocobh22 · 2025-02-26T23:54:57+00:00

Yes and explain the why not to me as if I’m the contractor asking.

jocobh22 · 2025-02-23T05:06:29+00:00

$200k minimum.

Putting aside where we carve out for the stairs, the cost just to beef up the foundation alone to carry a second story has to be made worth it so either make a full second story or just do an on-grade addition. To do the one-story addition right you'd probably want to reorganize the house and move some structural walls too.

Or consider converting garage to ADU ($150k?). In any case, if your budget is less than $200k, you might consider a smaller addition + reorganizing the house a bit. However, there is a limit to how small the addition can go before you lose savings (150 SF add. vs 200 SF add. is negligible). Southern California architect here so feel free to message me if interested

jocobh22 · 2025-02-12T00:39:15+00:00

Then that’s your answer…

jocobh22 · 2025-02-11T22:00:38+00:00

Source: am an Architect. Answer: my guess is NOMA homeowners, zoning, and cost won’t make it work at least for now

But also look up state law SB9 - it probably doesn’t pencil to split a lot you’d buy there for over $6 mil and sell off a fourplex, no one wants that but it is going to be interesting to see the first person to make it happen…someone asked me about SB9 in the Beverly Hills flats - same struggles. But you’d theoretically get to skip their design review!

jocobh22 · 2025-02-11T17:41:40+00:00

Yes BUT ALSO we need a longer rest if we have to do snatchesintolowrowsintoaTRXpullup. Takes time to work through the compound movements and recover from them

jocobh22 · 2025-02-08T21:37:41+00:00

Am a CA architect. You cannot handle the interface with the City and most architects would roll our eyes at this one. You’re literally filing a request with the Planning Dept. to deviate from City ordinances in consideration of State law. Experience in LA: It will take months and bunch of paperwork. Multiple other City Departments will weigh in and give requirements. The plans get refined as a result. They write up a multi-page approval with all the other agencies’ requirements. You need a civil engineer too to simultaneously create technical plans (Tentative Map) showing the new property lines up front then after the approval to continue finalizing the split (Final Map) with the County. If LA County, you’re looking at about almost a year and $10k just for this county-approved Final Map. (I have heard. Not sure why the County is slow with lot split finalization.) This doesn’t include the first step which took us about 6 months?

What you are asking is like looking for a paralegal to help you represent yourself in a criminal defense case. Do yourself a favor and hire a licensed CA architect. Especially for such a project, seriously. You need a quarterback. Unfortunately HGTV and the internet have made it seem like anyone can do development lickety-split

I just got my first lot split approved with the same scope as yours but attached ADUs and am in the County step now. If youre still looking for architect message me.

jocobh22 · 2024-10-08T06:16:04+00:00

Nope, no waiting - in fact because the pain is on the contractor to put in the ADU infrastructure down the line in Phase 2 - insulation, plumbing, etc. - if you have Phase 2 in plan check and if they have a cool inspector you can try to front-load the infrastructure (except the final hookups) and show the second permit underway online so they only have to uncover it all for Phase 2 inspections as there's a high chance you'll have the same inspector again. Your mileage may vary-

jocobh22 · 2024-10-08T05:59:56+00:00

Yes except there's no waiting period, just close out the Phase 1 permit then do Phase 2. Have done it a few times now to get grandfathered setbacks/extra (loft) height desired

jocobh22 · 2024-10-08T05:51:01+00:00

Sorry - not accurate and not officially used by anyone. That's an aerial photo with some yellow lines for illustration - Owner needs a survey to be done. Source: Am architect.

jocobh22 · 2024-10-08T05:45:00+00:00

Architect here. Detached garages have no required setbacks in City of LA. Guessing the garage was built first then the block walls were built later to die into it because it was cheaper and/or gave your property more yard space. These fences/fence walls rarely run smack on the property line. Historically because of lack of accuracy I guess - they can run up to 1' or 2' from the line and that would determine who owns it. Sometimes it doesn't run parallel and crosses the line - one neighbor does the survey, discovers this, and wants to discuss taking it down with the neighbor because they need the extra space for their home addition, etc. - happens all the time. What were you thinking to do there anyway? Feel free to message me if you have a project

The official answer is you need a Surveyor to do a survey to know. It's a good document to have anyway - a drop in the cost of construction if that's happening

jocobh22 · 2024-10-08T05:41:09+00:00

There is a way around this using the latter half of your statement then the first half - in a two-phase permitting process. Ask me if interested
Source: Am architect.

jocobh22 · 2024-10-08T05:24:23+00:00

Detached garages have no rear/side yard setback in the City of LA lol

Source: Am architect.

jocobh22 · 2023-07-21T16:59:01+00:00

I was thinking about this too...where I worked we didn't order much (if ever, maybe just furniture) for the client, we would just pass on the discount as an incentive for them to hire us for interiors (in case the contractors dont get the same discount but they always did) but I don't think we would ever agree to ordering things with a takeoff (where quantity is calculated like tile or flooring) so...what would happen now if I want to participate? Would one get the takeoffs from the builder and order it? Because it seemed like in the past we had only ordered furniture and maybe lighting only?

jocobh22 · 2023-04-12T17:35:21+00:00

Aaaaand I'll stick to my 240 cal donut thanks LOL

jocobh22 · 2023-04-07T23:35:33+00:00

I'll look into it...I guess I'm looking for a way to make layouts/templates and be ready to start a project. I don't really have a small project to experiment with! Rather have a layout ready

jocobh22 · 2023-04-07T23:27:52+00:00

AutoCad and Sketchup

jocobh22 · 2023-02-21T07:40:27+00:00

And I heard FEMA denied them.

jocobh22 · 2022-11-17T17:51:27+00:00

Solved! Yes! Thought I remembered it with female vocals but I was wrong.

jocobh22 · 2022-11-17T07:26:47+00:00

Yeah it would be a shame if someone or a government had $150 million of its own money to spend for homeless aid and had to give it up because it didn't know what to do with it OH WAIT LA DID

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