FAQ
Straight answers, including the ones that are not flattering.
If a question you have is not here, ask it. We would rather have an awkward conversation now than an expensive one in month six.
Working with us
Is the estimate really free?
Yes. We walk the property, talk through scope and give you a realistic budget range at no cost and with no obligation. There is no charge unless you engage us for design or preconstruction work, and you will know that fee before it starts.
Are you licensed, bonded and insured?
Yes — a current CSLB license, a contractor’s bond, workers’ compensation and general liability. We provide certificates before we mobilise rather than after you ask. You can and should verify any contractor’s license yourself at cslb.ca.gov.
How do you charge — fixed price or cost-plus?
Most residential work is fixed price against a written scope, which puts the estimating risk on us where it belongs. On multifamily and some complex custom homes we use a guaranteed maximum price, which caps your exposure while sharing any savings. Cost-plus is available where the scope genuinely cannot be defined up front, and we will tell you when that is the case.
What is an allowance, and why does it matter?
An allowance is a placeholder amount for something not yet selected — tile, fixtures, appliances. Contractors win bids by setting them low and then billing the difference later. Ours are listed openly with what they realistically buy, and reconciled against actual invoices. If you spend under, you keep the difference.
How do change orders work?
In writing, priced, with schedule impact shown, and signed by you before the work happens. There are no verbal change orders on our projects. You will never discover one on an invoice.
Who is on site day to day?
A superintendent runs the site and a named project manager owns your project from contract through closeout. You get their direct contact details, not a general office line.
How often will I hear from you?
Regularly, and always when something changes. You get progress photos and schedule updates as the job moves — including, especially, when the update is that we lost time, why, and what we are doing to recover it. Your project manager is reachable directly in between.
Do you offer a warranty?
Yes. Workmanship is warranted for one year, and manufacturer warranties on materials and equipment are handed over documented and organised. California statutory warranty periods for structural and systems defects apply on top of that.
Can you work with my architect or designer?
Yes, and we would rather be involved early than handed a finished set. Pricing a design while it is still developing is how you avoid discovering the house is forty percent over budget after the permit set is stamped.
What areas do you serve?
Altadena, Pasadena, La Cañada Flintridge, Sierra Madre, South Pasadena, San Marino, Glendale, Eagle Rock, Monrovia, Arcadia, La Crescenta and Greater Los Angeles. We keep the radius tight on purpose so crews are close to your site.
Can I rebuild something different from what burned down?
Usually yes. Los Angeles County has allowed like-for-like rebuilds on an expedited path, and many owners are also adding square footage or reconfiguring the plan. The tradeoff is that changes move you off the fastest permit track and your insurance proceeds only cover replacing what you had — the difference comes out of pocket or out of financing. We price both versions so you can decide with real numbers.
My insurance payout will not cover the rebuild. What now?
This is the most common situation we see, and it is rarely the end of the conversation. Most policies carry ordinance and law coverage that pays for code-required upgrades separately from the dwelling limit, and it is frequently underclaimed. Extended replacement cost provisions may add 25 to 50 percent above the stated limit. We document what the rebuild genuinely costs so you have leverage, and if a real gap remains we help you value-engineer the scope rather than pretend the number works.
How long does a fire rebuild actually take?
Plan an honest two years from hiring a builder to moving in. Design and engineering run three to five months, LA County plan check typically 90 to 120 days, and construction 12 to 18 months depending on size and site. Anyone promising a finished house in nine months is either not counting permits or is not planning to finish.
Can we stay in the house during the remodel?
For a kitchen or a single bathroom, usually. For a whole-home renovation with electrical and plumbing replacement, we strongly advise against it — the work moves faster, costs less and finishes better in an empty house. We will tell you honestly which category your project falls into.
What does a whole-home remodel cost in Pasadena?
Meaningful whole-home renovations in this market generally run $250 to $500 per square foot, and high-end work with structural changes goes above that. The spread is driven by how much structure moves, the condition of the existing systems, and finish level. We give you a real number after we have seen the house, not a range over the phone.
Do you need permits for a remodel?
Anything structural, electrical, plumbing or mechanical does. Cosmetic finish work generally does not. We handle the permitting either way, and we do not do unpermitted structural work — it fails at resale and it is unsafe.
Do I need an architect before I contact you?
No, and it is often better if you have not committed yet. Coming in during schematic design lets us price ideas while they are cheap to change. If you already have drawings, we will review and bid them.
What does building a custom home cost here?
In Greater Los Angeles, well-built custom homes generally start around $500 per square foot and rise from there with site difficulty and finish level. Hillside foundations, structural steel and imported stone move the number substantially. We produce a real estimate from real drawings.
Can you build on a hillside lot?
Yes. Hillside work is a large share of what we do — caissons, grade beams, retaining systems and the LA hillside ordinance review that comes with them. We will assess the site before you buy it if you are still deciding.
How much does an ADU cost in Los Angeles?
A well-built detached ADU generally runs $350 to $550 per square foot all in, including design, permits and utility work. Garage conversions cost less per foot but frequently need foundation, drainage and structural upgrades that narrow the gap. Site conditions matter more than square footage.
How long does ADU approval take?
California law requires agencies to approve or deny a complete ADU application within 60 days. Design and engineering before that take one to three months, and construction six to nine. Budget roughly a year from first conversation to move-in.
Can I build an ADU while rebuilding the main house?
Yes, and it is often the smartest sequence after a fire. The ADU is smaller, permits faster and finishes first, so you can move onto your property while the main house is still framed. We coordinate both permits together.
Do you work with developers on a pro forma basis?
Yes. We provide preconstruction estimating early enough to inform acquisition, and we report cost against the pro forma throughout construction rather than only at draw requests.
What delivery methods do you offer?
Lump sum, guaranteed maximum price and cost-plus with a fee. GMP is the most common on multifamily because it caps the owner’s exposure while keeping savings shared.
Can you handle entitlements?
We manage plan check and permitting directly, and we coordinate with your entitlement consultant or land-use counsel on discretionary approvals, density bonus and TOC applications.
Still wondering
Ask us the question you did not see here.
No sales pitch. If we are not the right builder for your project, we will say so and tell you what to look for in the one who is.