WHAT IT ACTUALLY COSTS IN LA
These are the ranges we quote in Los Angeles right now, as a licensed general contractor doing this work every week. They're wide because site conditions in LA are wide: a 1926 hillside bungalow and a 1978 flat-lot tract home are not the same project. Use them to budget, then have us walk the property for a fixed price.
Prices include labor, materials and our supervision. Permit and plan check fees are separate and reimbursed at cost with no markup.
Kitchen Remodel Cost in Los Angeles
Cabinetry and layout changes drive most of the number. Keeping the sink, stove and refrigerator where they are typically saves $10,000 to $20,000.
| Scope | 2026 Cost Range | What's Included |
|---|---|---|
| Cosmetic refresh, same footprint | $35,000 – $60,000 | Cabinets, counters, appliances, no plumbing moved |
| Full remodel with layout changes | $60,000 – $100,000 | Relocated plumbing and gas, new electrical, island |
| Wall removal into living space | +$12,000 – $30,000 | Engineered beam, posts, permit and inspection |
| Luxury design-build | $100,000 – $180,000+ | Custom millwork, stone slabs, premium appliances |
Bathroom Remodel Cost in Los Angeles
Small room, high density of trades. Moving fixtures and choosing a curbless shower are the two biggest cost jumps.
| Scope | 2026 Cost Range | What's Included |
|---|---|---|
| Guest bath or powder room | $18,000 – $28,000 | Same footprint, standard tile and fixtures |
| Full gut, fixtures stay put | $28,000 – $40,000 | New waterproofing, tile, vanity, ventilation |
| Primary bath suite | $40,000 – $60,000 | Curbless shower, freestanding tub, heated floor |
| High-end primary suite | $60,000 – $95,000+ | Slab stone, custom glass, dual vanities |
ADU & Garage Conversion Cost in Los Angeles
A garage conversion is the cheapest permitted square footage available to most LA homeowners, because the slab and shell already exist.
| Scope | 2026 Cost Range | What's Included |
|---|---|---|
| Garage conversion, studio | $70,000 – $110,000 | No kitchen, permitted living space |
| Garage conversion to full ADU | $110,000 – $150,000 | Kitchen, bath, sub-panel, sewer connection |
| Attached ADU, 500 – 750 sq ft | $150,000 – $260,000 | Shares a wall, new foundation for the addition |
| Detached ADU, 600 – 1,200 sq ft | $180,000 – $350,000 | New foundation, separate utilities, site work |
Room Addition Cost in Los Angeles
Building out is almost always cheaper than building up, because a second story usually requires reinforcing the existing foundation and framing.
| Scope | 2026 Cost Range | What's Included |
|---|---|---|
| Single-story rear or side addition | $250 – $375 per sq ft | New foundation, framing, roof tie-in |
| Second-story addition | $350 – $500 per sq ft | Foundation and shear reinforcement, new stair |
| Primary suite addition | $300 – $450 per sq ft | Bedroom, bath, closet, HVAC extension |
| Enclosing an existing patio | $150 – $250 per sq ft | Existing slab and roof reused where sound |
Whole-Home Remodel Cost in Los Angeles
In homes built before 1970, budget for wiring, plumbing and structural work you can't see from a walkthrough.
| Scope | 2026 Cost Range | What's Included |
|---|---|---|
| Cosmetic whole-house refresh | $100 – $180 per sq ft | Paint, floors, fixtures, no systems replaced |
| Standard gut remodel | $200 – $320 per sq ft | New MEP, kitchen, baths, drywall, finishes |
| High-end gut remodel | $320 – $450+ per sq ft | Structural changes, custom finishes, exterior |
| Complete rewire, 1,800 sq ft home | $18,000 – $35,000 | New panel, all new circuits, permitted |
Structural & Foundation Cost in Los Angeles
We don't quote structural work off a walkthrough. A licensed structural engineer specifies the fix and the price follows the plans.
| Scope | 2026 Cost Range | What's Included |
|---|---|---|
| Seismic retrofit, single-family | $5,000 – $18,000 | Foundation bolting and cripple wall bracing |
| Soft-story apartment retrofit | $70,000 – $250,000+ | Engineered steel moment frames, phased work |
| Load-bearing wall removal | $12,000 – $30,000 | Engineering, beam, posts, permit, inspection |
| Foundation replacement | $45,000 – $150,000+ | Depends on access, soils and house size |
| Hillside caissons and grade beams | $80,000 – $300,000+ | Set by the geotechnical report |
Custom Home Construction Cost in Los Angeles
Site conditions decide more of this number than the finishes do. A flat lot with utilities at the street is a different project than a canyon parcel.
| Scope | 2026 Cost Range | What's Included |
|---|---|---|
| Flat lot, standard finishes | $400 – $525 per sq ft | Straightforward access and shallow foundations |
| Flat lot, high-end finishes | $525 – $675 per sq ft | Custom millwork, stone, designer fixtures |
| Hillside or view lot | $650 – $900+ per sq ft | Deep foundations, retaining, difficult access |
| Soft costs and permit fees | 8 – 15% of construction | Design, engineering, plan check, school fees |
FREQUENTLY ASKED QUESTIONS
How much does it cost to remodel a house in Los Angeles in 2026?
A cosmetic refresh runs about $100 to $180 per square foot, a standard gut remodel $200 to $320, and a high-end gut remodel $320 to $450 or more. On a 1,800 sq ft house, a standard gut remodel usually lands between $360,000 and $575,000.
Why are remodeling costs higher in Los Angeles than the national average?
Labor rates, seismic and Title 24 code requirements, plan check timelines, and the age of the housing stock. Most LA homes were built before 1970, so wiring, plumbing and foundation work often get added to a project that started out cosmetic.
What is a realistic contingency to budget?
Ten to fifteen percent on a house built before 1970, and closer to five to ten percent on newer construction. That covers what shows up once walls are open, not scope you add by choice.
Why do contractor bids vary so much on the same project?
Usually because they aren't quoting the same work. A low bid often leaves out permits, waterproofing, panel upgrades, structural engineering or allowances that get added back as change orders. Compare line-item specifications, not bottom-line numbers.
Do permit fees come out of the construction budget?
Permit and plan check fees are separate from construction cost and typically run a few percent of project value in Los Angeles. We pull the permits and you reimburse the actual fees, with no markup.
Can you give me a price over the phone?
We can give you a range from the tables on this page. We won't give you a fixed price without walking the property, because site conditions in LA move the number more than anything you can describe over the phone. The consultation is free.
DISCUSS YOUR PROJECT WITH 1 SMART BUILD
Licensed, bonded and insured design-build general contractor serving Los Angeles County and Southern California. Tell us about your property and goals, and we'll walk you through feasibility, permitting and a clear plan.
Want to see these numbers on finished work? Read our project case studies with actual final costs and timelines.