Remodel & Renovate in 90019>Question Details

Prueskee, Other/Just Looking in 90019

Garage - 2nd floor addition.

Asked by Prueskee, 90019 Tue May 28, 2013

I'd really like to add a 2nd floor to my garage (approx 400 sf) to build an office/ Mother-in-law type space for family & friends to use. I live in 90019 and am not sure what the process is - start with the city? whats the permit process like? then how to find a reputable architect?

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Gail Mercedes Cole-Trulia VIP’s answer
I do not think 2 floors about a garage are currently legal. Granted there for garages with second floor living space that maybe legal or Grandfathered in. I would check with your city's building and safety.

Gail Mercedes Cole
EXP Realty
Your Westside Homes
0 votes Thank Flag Link Tue Jun 4, 2013
Moloud below is absolutely right.
I am an Architect/Builder. I can do the whole thing for you. Call me.
1 vote Thank Flag Link Tue May 28, 2013
My name is Harry and I would like to introduce my company Socal Preferred Builders. We are a full service licensed and insured general contractor. We work on projects similar to yours and the beauty is we are very close by. To add a second floor to your garage it can be done and done in a budgeted perspective.

1st you need to get plans and then a solid contractor. Since we are general we can take care of everything and manage your project with our in house crews. We do great work. #1 in los angeles. Ask around and call us now for a free estimate 855-247-6225
0 votes Thank Flag Link Thu Dec 12, 2013
I like the idea and I have seen this done quite a bit. You need a licensed contractor who can go over your options for building. Your contractor will get the permits from the city, and will be responsible to make sure everything is up to current code. If you need a place to start, has conractors that are rated by consumers.
0 votes Thank Flag Link Thu Dec 12, 2013
Yes.. you need to go tot he department of building and safety.. they have an over-the counter advisor that can help you.

You will have to make sure your garage meets current setback requirements. 3 feet on the side 5 feet on the back (to the lot line)... also you may not be able to building a complete dwelling if your zoning only permits 1 dwelling per lot.. unless your lot is over 7500 sq ft.

There are lots of things to consider and a trip to the city building and safety counter can make things clear for you.

Good luck!
0 votes Thank Flag Link Tue May 28, 2013
0 votes Thank Flag Link Tue May 28, 2013
You are welcome! Price per square footage depends on many factors, complexity of the job and design, type of materials, if plans and permits are included or you'll be paying separately, if it will be a finished job or just the rough part of the job, etc. It is better to consult with different contractors. It can be for example around $150 per sqft or $250 or even more... most contractors wont give you a price per sqft until they see what needs to be done and assess the site. I suggest you decide on finishes and materials that you want ahead of time, if you want basic or higher end materials for example carpet vs wood floors, and so on. Get several bids and make sure you have checked contractors' license and references before hiring.
0 votes Thank Flag Link Tue May 28, 2013
Wow - thank you for your prompt response. To help me move forward .. is there a ball park per square foot cost I should use to give me an idea of budget?
0 votes Thank Flag Link Tue May 28, 2013
Go to the LA Department of Building and Safety to investigate if the City will allow the addition and if will issue a permit for it and what the restrictions are. Then you interview a few reputable licensed contractors and ask them to bid on your project. They usually work with architects and engineers who do the design for you and can include it in their bids and also will pull the necessary permits for you. However you can hire an architect and pull permit yourself once you have the approved plans but if you don't have any experience and never done this before, it is better to let the contractors deal with it. But make sure the contractor you hire is licensed and ask for references and interview their previous clients before you sign a contract.

Good luck
0 votes Thank Flag Link Tue May 28, 2013
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