Can I pull my own permit instead of having my contractor do it?

Yes — California has an "owner-builder" pathway. You can pull a permit yourself, but you become legally responsible for code compliance and worker injuries on your property. For projects over ~$10k, this is almost never worth the savings. For a $1,500 like-for-like sink swap, sometimes it is.

What happens if I do work without a permit and get caught?

LADBS can issue a stop-work order, levy fines (typically 2-4x the permit fee plus penalties), and require you to remove or legalize the work. The bigger risk is selling the home later — title companies and buyers' inspectors find unpermitted work, which delays or kills sales.

Does an ADU need its own permit even if it shares a wall with my house?

Yes. ADUs (whether detached, attached, or converted from existing space like a garage) are always permit-required in LA. The good news: state law has streamlined ADU approval significantly in recent years. Compliant designs often get ministerial approval in 60 days or less.

How much do permits cost in LA?

For a midrange ($65k) kitchen remodel, expect $800-$1,500 in permit fees (LADBS issuance fees scale with project valuation). ADUs run $4,000-$8,000 in permit + plan-check fees depending on size. Full home remodels can hit $10k-$15k in fees. These are baked into the contractor quote you receive — they're not a separate surprise.

What Permits Do I Need for a Remodel in Los Angeles?

In Los Angeles, you need an LADBS permit for any remodel that touches structural, electrical, plumbing, mechanical, or change-of-use systems — including moving a sink, adding a gas line, removing a wall, or building an ADU. Cosmetic work (paint, flooring, like-for-like fixture swaps) is permit-free. Permits aren't as scary as most homeowners think — IF your contractor knows the LADBS process. Here's what you actually need for the most common remodel types, with honest timelines and the LA-specific gotchas (HPOZ, coastal commission, hillside review) that catch first-time remodelers off guard.

When you need a permit (and when you really don't)

Cosmetic work is permit-free in the City of LA: paint, wallpaper, flooring on grade, replacing cabinet doors without changing layout, swapping a like-for-like sink, replacing countertops without moving plumbing. You don't need a permit for any of that.

You DO need a permit for anything that touches structural, electrical, plumbing, mechanical, or change-of-use systems:

• Kitchen: moving the sink, adding a gas line, new electrical circuits, removing a wall, adding recessed lighting (often counts as new circuits)
• Bathroom: moving the toilet or shower, adding a window, converting a half-bath to full, new vent fans tied to new ducting
• ADU: always permit-required, full structural plus energy-code compliance
• Garage conversion: always permit-required (it's a change of use)
• Full home remodel: always — usually a combined permit package

Even when no permit is required, your contractor should still pull a "no-permit-required" letter from LADBS for liability protection if there's any doubt.

What LADBS asks for

For a typical remodel permit application, LADBS expects:

1. Plot plan — to-scale drawing showing the property boundaries + existing structure + proposed work area
2. Floor plan — before + after, with dimensions, fixture locations, electrical layout
3. Structural calcs — if you're touching any load-bearing element (engineer-stamped)
4. Energy-code compliance — for new HVAC, water heater changes and additions; the compliance paperwork is prepared by a certified energy rater
5. Contractor's license + insurance proof — CSLB # + worker's comp + liability cert
6. Owner's affidavit — homeowner signs acknowledging the scope

For permits Onn pulls on your behalf, we handle items 1-6 as part of the design-build deliverable. Homeowners DIY-ing a permit often miss items 3 or 4 and lose 2-4 weeks to resubmittals.

How long the permit actually takes

Honest timeline by permit type, as of mid-2026:

• Counter permits (small electrical/plumbing only, no plans needed): same-day to 3 days
• Plan-check permits (most kitchen/bath remodels): 3–6 weeks standard, 1–2 weeks expedited (additional fee)
• ADU permits: 4-8 weeks standard. An ADU that fits the state criteria goes down a faster by-right path. Onn designs to those criteria when possible.
• Hillside or coastal: add 6-12 weeks for the additional review board signoff
• HPOZ (Historic Preservation Overlay Zone): add 4-8 weeks for the HPOZ board, plus design constraints (window styles, exterior materials, etc.)

Practical advice: assume your kitchen permit takes 4 weeks, your bath permit 3 weeks, your ADU permit 8 weeks. Build the schedule with those numbers + a 25% buffer. Anyone promising 1-week turnaround on a plan-check permit is either skipping a review or has a connection that doesn't actually exist.

The LA-specific gotchas

HPOZ zones. If your home is in one of LA's 35 HPOZ districts (large chunks of Hollywood, Highland Park, Adams-Normandie, Spaulding Square, etc.), exterior changes (windows, siding, paint color in some cases) need HPOZ board review. Interior cosmetic work usually doesn't. Check the LA City HPOZ map before you commit to a contractor's quote — if HPOZ applies, the contractor needs HPOZ experience or your schedule slips.

Coastal Zone. Properties west of Lincoln Blvd in many west-LA neighborhoods need California Coastal Commission review on top of LADBS. Adds 4-12 weeks. Worth confirming up front whether you're in the coastal zone.

Hillside ordinance. Most of the West LA / Hollywood Hills / Mt. Washington area falls under hillside protection. Adds geotechnical review, sometimes a soils engineer report. Your contractor needs to factor this into both schedule and budget.

Solar. New construction, including ADUs, generally has to include solar. Plan for $8-15k in solar costs if your project counts as new construction by the building department's definition.

Working with an unpermitted-as-is house

Common situation: you bought a house and discover the previous owner did a "permit-free" addition (closed-in patio, garage conversion, extra bedroom). When you go to permit your remodel, LADBS checks records and finds the unpermitted work first.

Options:
1. Permit it after the fact. Submit existing-condition plans, structural engineer signoff, and pay the after-the-fact penalty fees (typically 4x normal). Adds 4-8 weeks to your project.
2. Demo it back to permitted condition. Sometimes cheaper than legalizing, especially if the unpermitted work is structurally questionable.
3. Phase your remodel. Permit only the work you control; let the unpermitted issue stay for now (LADBS may or may not flag it, depending on what triggers their review).

Onn has walked through this exact situation on dozens of LA homes. The right answer depends on what was done, when, and whether you plan to sell within 3 years.

Frequently asked questions

Can I pull my own permit instead of having my contractor do it?: Yes — California has an "owner-builder" pathway. You can pull a permit yourself, but you become legally responsible for code compliance and worker injuries on your property. For projects over ~$10k, this is almost never worth the savings. For a $1,500 like-for-like sink swap, sometimes it is.
What happens if I do work without a permit and get caught?: LADBS can issue a stop-work order, levy fines (typically 2-4x the permit fee plus penalties), and require you to remove or legalize the work. The bigger risk is selling the home later — title companies and buyers' inspectors find unpermitted work, which delays or kills sales.
Does an ADU need its own permit even if it shares a wall with my house?: Yes. ADUs (whether detached, attached, or converted from existing space like a garage) are always permit-required in LA. The good news: state law has streamlined ADU approval significantly in recent years. Compliant designs often get ministerial approval in 60 days or less.
How much do permits cost in LA?: For a midrange ($65k) kitchen remodel, expect $800-$1,500 in permit fees (LADBS issuance fees scale with project valuation). ADUs run $4,000-$8,000 in permit + plan-check fees depending on size. Full home remodels can hit $10k-$15k in fees. These are baked into the contractor quote you receive — they're not a separate surprise.