A Guide to Remodeling Your Kitchen in Los Angeles

Top points to know when remodeling your kitchen in Los Angeles from Title 24 to costs

The City of Angels is home to nearly 4 million people, so no doubt many of you are in need of remodeling your kitchen in Los Angeles. Even though the kitchen is not always a large room in terms of square footage, it’s the most demanding for functionality. It tends to be the de facto “hangout room,” so it must be optimized for aesthetics, flow, and usability.

Remodeling a kitchen can seem like a complicated and daunting endeavor. With the help of a Sweeten contractor, first-time and veteran renovators have been able to transform their cook spaces. So let’s break down a remodel in LA so you have a better idea what to expect.

Incorporating Title 24

Title 24 is the building energy efficiency standards part of the California Building Standards Code and it can impact nearly any type of project in your home. Title 24 is all about the energy usage in buildings, so keep that in mind as you proceed with your wish list for your kitchen project.

What is Title 24?

“Why is this a thing? I’m just doing a new kitchen, not renovating a whole home” you might be asking now. It’s a factor because, according to the California Energy Commission, “Homes and businesses use nearly 70 percent of California’s electricity and are responsible for a quarter of California’s greenhouse gas emissions.” The State of California has standards in place to deal with high energy demand, and Title 24 is one way of doing that. 

Title 24 is enforced by the local building department for your municipality, so you’ll need to know which department has jurisdiction for your property. You may have to make a few calls if you don’t know already, and you can look up your address with this tool as well. 

The easiest and most-efficient way to deal with Title 24 is to avoid doing work that is included within the purview of Title 24. So if you don’t move walls or replace windows, you’re off to a good start. If you’re updating the HVAC (heating/ventilation/air conditioning) system, your project will fall under Title 24 and you’ll be required to meet those standards.

Will my project be affected by this regulation?

What can you do without dealing with Title 24? You may be able to replace the entire kitchen within the existing space, including new cabinetry and countertops. (This is called a “rip and replace.”) You may be able to replace windows and doors with units of the same size. Changes to the building “envelope,” which are the exterior walls and roof, and changes to the layout inside your home, including moving walls, will be considered “alterations” and you’ll deal with Title 24 requirements. 

Working within the confines of Title 24 is not impossible. Thousands of homeowners do it every year with help from their contractors and guidance from building inspectors. The best plan of action is to be prepared, especially as you choose your architect and contractor who have the expertise to navigate the process. More on your renovation team below.

Arrange a plan check and permits

You will need a plan check/review and permit for most projects these days, so you’ll want to get acquainted with the LA Department of Building and Safety’s site. The plan check is a straightforward review of your design to ensure that it meets the building code. 

You’ll find an abundance of helpful information at this site, including quick links to forms, how to get an express permit for certain projects, and learn about contractor requirements.

Cost factors for your project

You can consider the size, scope, and finish level of the project as the major cost factors for your kitchen project.

Size

This will always be a factor, but not necessarily the major factor. Raw materials are generally not that expensive, and off-the-shelf materials aren’t that expensive either, typically. A box of standard flooring just doesn’t cost that much per square foot, for example. However, when you double the size of a kitchen from a one-cook kitchen of under 100 square feet to a nice, large two-cook kitchen of 200 square feet, the cost of cabinets increases substantially, for example. 

Scope

Here we’re talking about a full renovation for either a “rip and replace,” vs. a gut renovation that goes down to the studs. A gut renovation project is defined as changing the layout of a space or moving walls. This type is more work, will cost more, and will require Title 24 compliance for certain. The design needs will be much greater, so you might want to consider working with an architect or designer in addition to a contractor. You could also work with a design-build firm. (More on that below). 

For the “rip and replace” type of project, you are maintaining the existing layout but replacing all the components. Barring any unforeseen issues, it’s a simple kitchen remodel that can be straightforward for a remodeling contractor that doesn’t offer design services. 

Finish level

If you’re happy with the off-the-shelf options for flooring, cabinets, countertops, sinks, faucets, and appliances, your refreshed space will be a “budget” project that is a clear improvement over the old kitchen. You’ll find the major brands at the home centers, and the upgrade brands at the design centers. Those upgrade brands will typically take your project into “mid-grade” territory, budget-wise.

Custom cabinets and high-end tile, flooring, sinks, and faucets can inflate the budget and take your project into the “high-end budget,” but the quality is remarkable. You can also add a signature piece like a high-end imported farmhouse sink and faucet to your otherwise mid-grade components for the design flair you crave. This is where a designer thrives and can help with the mix.

Kitchen renovation costs in Los Angeles

As a general example, here are costs for basic general contracting services on a medium-sized rip-and-replace kitchen. They do not include design services:

• Budget kitchen renovation starting at $24,500
• Mid-grade kitchen renovation starting at $37,500
• High-end kitchen renovation starting at $76,000

Assemble your renovation team

You’ll have more than one option for who does the design, demolition, and construction of your project. The options for remodeling services in Los Angeles are architect/interior designer and a general contractor, just a general contractor or builder, or a design-build firm.

Design with architect or interior designer

In this option, you’re getting a design professional to bring your vision out of your mind and into two-dimensional reality. Even better, an architect/designer can also spot potential snags and avoid them (Title 24!) while knowing where the budget can go awry. Options include: 

• a creative design drawn out for your project
• design and working drawings that include any MEP (mechanical/electrical/plumbing) work the contractor needs to know about 

You’ll need to factor in a percentage of your overall project budget, perhaps 10–20%, depending on the level of service you’re requesting.

Build with a contractor

For a rip-and-replace project in Los Angeles, Sweeten general contractors can handle the job well. As long as you can communicate well with them, this is a good option. Some contractors don’t do any design work and will only work with a finished plan. Other contractors are able to assist on a limited creative level. It’s advisable to meet with at least a few contractors in your existing kitchen to walk through the project and go over what you would like to see when it’s complete. Rapport is crucial.

Find a contractor

Team up with a design-build firm

Here’s the hybrid approach. You get the designer and the contractor in one firm, which should strengthen the continuity of the entire project. Typically, firms can come in two varieties: those that lean more design-forward or those focused on building processes with general contractors at the helm. But some companies are a balance of both approaches.

We’ll emphasize again the importance of good working chemistry, as your contractor will be in your home often and you’ll be without a kitchen for a couple of months. A design-build firm has the potential for some built-in advantages when you find the right one for your project, such as an existing communications pipeline from design to construction. Perhaps you will also see some scheduling advantages.

Kitchen remodel order of operations

Your GC and subcontractors will follow a pretty standard order of tasks. First, all the existing items come out in the demolition phase. If it’s a rip-and-replace, the drywall stays in place, but that’s about it. The rest goes into the dumpster. Typically the old flooring will get ripped out at this point, leaving just the subfloor. 

Then the new wall texture and/or paint goes on, followed by the new cabinets. New flooring usually goes in after new cabinets, but it depends on the project. At this point the GC will be scheduling a few subcontractors in a specific order. The new countertops go in before the plumber and electrician can finish. The lighting professionals follow. The sequence for appliances isn’t so crucial, but they’re usually among the last items installed in the kitchen. 

If your project is a gut remodel, your GC will have the crew do the demolition down to the studs, then the inspection of the framing, plumbing, and electrical can proceed. What needs to change from the plan? What’s apparent that wasn’t expected? Remodeling work almost gives you a few surprises!

The new framing, plumbing, and electrical work will go in, followed by the new drywall and flooring. From there, the process follows the rip-and-replace process as outlined above. 

And one last point: the sequence is a guideline, not a rigid list. One thing a skilled general contractor learns is flexibility in getting things done. It’s a problem-solving career in the broadest sense.

Other factors to consider

Naturally, many other factors will come into play for your project. One of those is the dwelling type: Is this a single-family home, or is it located in a multi-family building? If it’s the latter, your contractor will probably be faced with more restrictions on work hours, for example. Other necessities such as waste disposal, parking, and restroom facilities for the crew may be restricted. If you’re in a homeowner’s association, you’ll want to know how those regulations affect construction. 

Finally, it’s essential to work with a contractor who is insured and licensed. We can connect you with kitchen remodeling contractors in the Sweeten network who are licensed to work in Los Angeles. They’ll have experience working in your neighborhood and with a project like yours in scope and budget.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

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