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ARTPAD
Joined: 20 May 2004
Posts: 3
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 Posted: Thu May 20, 2004 4:25 pm Post subject: Where to start in the building our own home/studio? |
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After years of looking for a home on the west side in Los Angeles, we have decided we are going to build. The main problem now is how do we start. We know we want a Japanese influenced artist loft structure. I saw a tv show about these married graphic designers in Chicago who built a 2 story concrete tilt up home/studio. This sort of industrial design seemed very fun and cost effective.
Can anybody point us in the right direction for where to begin and the steps we need to go through in this long, arduous yet rewarding venture? |
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jonasaberg
Joined: 21 May 2004
Posts: 8
Location: Finland
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| Posted: Tue May 25, 2004 1:05 am Post subject: IMO |
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Start by doing reference studies. Go to the library, look for designs that you like and try to compile the ideas. Then start sketching and building simple scale models.
Go from there. |
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navinr
Joined: 26 May 2004
Posts: 7
Location: west l a
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| Posted: Wed May 26, 2004 6:28 pm Post subject: |
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artpad;
I'm not sure how much you know about the design and construction processes, so I'm not sure where to start.
I'm an architect and general contractor living in west L.A., though I'm not directly employed as either of those.
My wife (japanese) and I closed several months ago on a small property in west L.A. It's a tear down (at $450k!); we're going to build a modern style duplex.
I've applied for two necessary Planning cases with L.A. City Planning, the first is sucessfully resolved, the next is pending. I'm about 90% done with the construction drawings, I should be applying for permits in 3 or 4 weeks.
Do you already own the property? If not, that's where I'd start my explanations.
If you just want zoning, construction codes, financing, or design advice, those are each separate involved questions.
If you're still interested and post again. I'd be happy to explain at length.
-navin r |
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ARTPAD
Joined: 20 May 2004
Posts: 3
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| Posted: Thu May 27, 2004 12:31 am Post subject: |
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jonasaberg,
Thanks, we have been collecting ideas for a while now we need to put them together.
navinr,
Thanks. Wow $450k sounds like a great price in today's market. We just chickend out of bidding on a ($800k) multi unit zoned duplex in West LA. I realilized I didn't know enough about the whole process in terms of accurately calculating the time and money it would take to tear down and rebuild.
I decided I should get educated first.
I've contacted an architect who has asked me to set up an appointment, which I plan to do, although I am not sure what the etiquette is... such as if they would have their own contracters etc.
I am willing and available to put long hours into this but wouldn't it be wise to hire a point person or company to supervise the project.
If you can tell me where to start or if you are available for hire that would be great. We already have a lot of photos and ideas but no formal drawings as of yet.
Thanks again,
Carl |
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navinr
Joined: 26 May 2004
Posts: 7
Location: west l a
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| Posted: Thu May 27, 2004 9:33 am Post subject: |
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ok;
If you're still looking for property I don't know if you need an architect yet. It might take some time to land the property, it took me about 18 months from when I started looking.
The property we bought is very small, but had the correct zoning to build the duplex I wanted (R3). The two Planning cases cost $4000 and $1000, but were necessary to resolve the small lot size issues.
I found realtors to be of little help in trying to locate tear-downs, none of them were really interested in helping.
If you already know all the following, I apologize, in case not:
The way I did it:
1. Identify the zip codes you're interested in, you probably should narrow it down to maybe 10 tops.
2. Start a file on your property search. Get on realtor.com, and search by zip codes. The list you get for each zip code starts with the cheapest first, which is perfect for finding tear downs. Print out the first four pages or so of each list for each zip code.
3. Get on the L.A. County Tax assessors web site; www.lacountyassessor.com, click on "property data and maps" on the left hand side, scoll down, click "I accept", that gets you to the data page. I did a quick check of every property on my lists to see what the overall size of it is (you can view or print out the parcel map), see what the assessed value is, and maybe check comparables too.
4. Get on L.A. City's web site; www.ci.la.ca.us/, scroll thru the "depts and bureaus", select "Building Safety" and click on that. Once you're on the LADBS page, about in the center you can click on "property activity report" to see what LADBS has in the computer for that property.
5. Get on L.A. City Planning's information site; http://zimas.lacity.org/, click to enter. Type in the address, and you can view and print out either a map or a report that gives you a mass of information on each property.
6. The zoning is really the key, if you just want a single family house, it's relatively simple, any R1 property will do. If you want anything more than a single family house, you'll need either RD1.5, or R3, etc. If you want to do live/ work or mixed use, it'll probably have to be a C zone, but not necessarily.
7. Mark up your printed out lists to eliminate properties that have the incorrect zoning.
I got in the habit of running through realtor.com every morning, usually I had eliminated most everything on each list because it was already sold, or had 20 offers in, or was a waste of time for some other reason. What you're looking for every morning is anything new in any of the zip codes you've selected in your price range. I called each realtor listed immediately, if you have to leave a message, don't mention which property you're interested in, just leave your name and number. If you mention a property the realtor already has many offers in or has already sold, they probably won't bother to even return your call.
A lot of the above information applies just to properties in L.A. City, but the assessors information applies to all of L.A. County.
That's how it worked for me. We still had to bid about $10k over the asking price, and even then we only got the property because we agreed to waive all the inspections.
The whole process is daunting for a person not in the construction business, but it's what I'm determined to do.
I just couldn't see paying $500k to $900k for a house I didn't even really like that much, it would have killed my soul every day.
Hope the above is some help, please feel free to ask more questions,
-navin r |
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ARTPAD
Joined: 20 May 2004
Posts: 3
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| Posted: Thu May 27, 2004 10:34 am Post subject: |
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Thanks for the great information!
>I just couldn't see paying $500k to $900k for a house I didn't even really like that much, it would have killed my soul every day. >
I couldn't agree with you more.
I have to run right now, but is it ok if I have other questions to post them here?
Thanks,
JC |
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navinr
Joined: 26 May 2004
Posts: 7
Location: west l a
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| Posted: Thu May 27, 2004 12:37 pm Post subject: |
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absolutely!
Good luck, it's a lot of work, there may be many times you feel like giving up, but if you stick to it it will be worth it.
One other thing you might want to keep in mind is once you land the property, you're going to need a fair amount of liquid cash to get the construction going, and keep it going, probably $50k min, maybe more depending on the scope of what you intend to build.
There's a lot of potential problems that can come up (caused by real problems and human created problems) that can cause a great deal of difficulty in a construction project. If you're not experienced in the construction aspects, I would definately get the advice of knowledgeable person (with unbreakable ethics).
-navin r |
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