FAQ – SA Designs

Support

Frequently Asked Questions

Answers to the questions our clients ask most often — about process, fees, permits, and what to expect.

Process & Timeline

How long does the design process take?

Timelines vary by project, but here’s a general range:

Schematic Design: 2–4 weeks
Construction Documents: 3–6 weeks
City Plan Check & Approval: 4–16 weeks

Most projects reach permit approval in 3–6 months. We’ll give you a specific estimate after we review your project.

What does SA Designs do? What's included?

We prepare the architectural drawings needed to get a building permit and start construction — site plans, floor plans, elevations, sections, and Title 24 energy compliance. We also coordinate with the city during plan check.

Not included: structural engineering, soils reports, MEP engineering, or surveying. If you need any of those, we’ll tell you upfront and can refer trusted consultants. Their fees are separate.

Will I need to hire other professionals?

It depends on the project. Common consultants include:

Structural Engineer — required for most additions, ADUs, and new construction
Geotechnical Engineer — required near slopes or on expansive soils
Civil Engineer or Surveyor — for grading, drainage, or lot line verification

We’ll identify what’s needed early and can refer trusted consultants. Their fees are separate.

What information do I need to provide to get started?

To prepare a proposal we typically need:

Property address
Description of what you want to build or change
Any existing drawings, surveys, or reports you have
General sense of your budget and timeline

You don’t need everything figured out. We’ll help define scope during the initial consultation.

Do you work in my city?

We work throughout Greater Los Angeles — City of Los Angeles, LA County unincorporated areas, City of Burbank, City of Glendale, City of Pasadena, City of Santa Monica, and surrounding cities. Outside our typical area, contact us — we take projects case by case.

Costs & Fees

How are payments structured?

We use a milestone-based schedule:

Deposit at contract signing (25–33%)
Payment at schematic design completion
Payment at construction document completion
Final payment at permit submittal or approval

We don’t begin work without a signed contract and deposit.

Are city permit fees included in your fee?

No — city permit fees are paid directly to the city by you. They’re based on the project’s construction valuation and vary by city. For an ADU or room addition, budget roughly $2,000–$8,000+. We’ll give you an estimate early so you can plan. We don’t mark them up.

Permits & Approvals

Do I need a permit for my project?

Most structural, electrical, plumbing, or mechanical work requires a permit — additions, ADUs, garage conversions, and kitchen and bath remodels that move walls or utilities. Cosmetic work like painting, flooring, or cabinet replacement typically doesn’t. If you’re unsure, ask before you start. Unpermitted work can cause serious problems when you sell or refinance.

What is a plan check and how does it work?

After we submit your drawings, the city reviews them for code compliance. They’ll either approve or issue corrections — a list of items to address before approval. We handle the responses.

Timelines vary:

Simple projects: same-day (over-the-counter)
Standard residential: 4–10 weeks
Complex projects: 10–16+ weeks

What is the difference between a zoning clearance and a building permit?

A zoning clearance confirms your project is allowed under land use rules — setbacks, height limits, FAR, and use type. Some cities require it before accepting a permit application.

A building permit is the actual authorization to build, issued after plan check confirms code compliance.

You may need both. We navigate this for you.

How long do I have to start construction after the permit is issued?

In most California cities, you have 12 months from permit issuance to begin construction. Some cities allow 6 months. Once construction starts, you need a passing inspection at least every 6 months to keep the permit active. An expired permit may require reapplying and going through plan check again.

What happens if the city rejects my plans?

Corrections are a normal part of the process. The city provides a written list of items to address. We review each one, update the drawings, and resubmit — this is included in our scope.

Not included: corrections caused by a client-requested scope change after submittal, or issues from information the client didn’t disclose at the start (easements, CC&Rs, etc.).

What happens if my project fails an inspection?

Failing an inspection is common and usually not a big deal. The inspector issues a correction notice, your contractor addresses the items, and a re-inspection is scheduled. If the correction involves something on the drawings, we’ll work with you and the contractor to resolve it. Most inspection issues are construction-related, not drawing-related.

What is the difference between zoning and building codes?

Zoning rules govern what you can build: lot coverage, setbacks, height, FAR, and allowed uses.

Building codes govern how you build: structure, fire safety, energy efficiency, and accessibility.

Both must be satisfied before a permit is issued. We catch conflicts early so there are no surprises.

What is Title 24 and do I need it?

Title 24 is California’s energy code — covering insulation, windows, HVAC, water heating, and lighting standards. Any new construction, addition, or significant remodel in California requires a Title 24 compliance report. We include this in our standard construction document package.

Are solar panels required on my project?

For most new residential construction in California, yes. Since 2020, Title 24 requires solar PV systems on new single-family homes and low-rise multifamily buildings. ADUs may also trigger the requirement depending on size and type. Additions and remodels generally don’t require solar unless you’re adding significant square footage. We handle sizing in the Title 24 report.

What is gray water and is it required?

Gray water is wastewater from sinks, showers, and laundry — it can be recycled for irrigation. California requires gray water stub-outs (pre-installed plumbing connections) on most new construction and ADUs. You don’t need to install a full gray water system, but the plumbing must be roughed in so one can be added later.

Scope & Changes

Can I make changes after we've started?

Yes, but later changes cost more. Changes after permit submittal can require resubmitting plans, paying additional city fees, and restarting the plan check clock — adding months.

We build in a review step at the end of schematic design so you can catch changes before we move forward. Use that window. Requests after that point are billed as additional services.

Can we make changes after the permit is issued?

Yes, but it requires submitting revised drawings to the city. Minor field changes may be handled by the inspector. Major changes — moving walls, changing windows, adding square footage — always require a formal revision and may trigger another plan check.

Finalize the design before submittal. Every post-permit change costs more than the same change made during design.

Can you help with projects already under construction?

Yes, in some cases. If you need drawings mid-construction — for a stop-work order, as-built documentation, or a design change — we can help. These situations are more complex than starting fresh, and the fee reflects that. Reach out and describe what’s going on.

Do you offer 3D renderings?

Yes, as an add-on. Permit sets are 2D technical drawings — renderings are separate. If you want a visual of the finished project before construction, let us know early and we’ll discuss options and pricing.

Can I act as my own general contractor (owner-builder)?

Yes — California law allows property owners to act as their own general contractor for their primary residence. As owner-builder, you’re responsible for hiring and managing subcontractors, passing inspections, and carrying insurance. Note that lenders and buyers sometimes view owner-built permits as a liability.

We work with owner-builders regularly and handle the drawings and permit process the same way.

ADU

Can you help with ADU projects?

Yes — ADUs are a significant part of what we do. We handle all types:

Detached ADU (new backyard structure)
Attached ADU (addition to the home)
Garage conversion ADU
Junior ADU (JADU) — carved out of the existing home, up to 500 SF

California has significantly streamlined ADU permitting. Most single-family lots qualify for at least one. ADU projects typically take 3–5 months from kickoff to permit approval.