Serving 90049 and Bel Air, Pacific Palisades, Santa Monica
Bathrooms are about details. Tile lines, fixture finishes, lighting temperature, the way water actually drains. We bring the same craft and project management to bathroom remodels that we bring to kitchens — full design, materials, construction, and finish under one roof. Whether it's a primary bath rebuild, an ensuite addition, or a powder-room refresh, you'll get a clear plan and a project run by one person, not a chain.
Every neighborhood has its own architectural character, permit jurisdiction, and finish-level expectations. Here's how we approach bathroom remodeling in Brentwood specifically.
LADBS handles Brentwood. Hillside-zone properties (most of north of Sunset) trigger additional grading and slope-stability review. Plan check timelines: 6–10 weeks for kitchens, 8–14 weeks for hillside structural work.
Brentwood Village lots run 50'×130' typical, while hillside lots are larger but constrained by slope. ADU additions are feasible in both but the design approach is very different. We assess feasibility before promising scope.
Brentwood clients typically expect upper-mid to high-end finishes — slab counters, custom cabinetry, Bosch/Wolf-tier appliances. We source through trade channels to keep finish quality high without unnecessary markup.
Many Brentwood homes from the 1940s-60s have original supply-line materials approaching end-of-life. Bathroom remodels are a common point of discovery — when we open walls for the bath rough-in, we often find the supply lines should be replaced before the new tile and fixtures go in. We pressure-test existing lines during demo rather than waiting for a leak to expose the problem after the bath is finished and re-tiled.
Brentwood's larger SFR floorplans frequently support expanding the original primary bath into adjacent closet, hallway, or bedroom space. That can meaningfully increase the footprint of an older primary bath without requiring an addition to the home. We design the expansion to preserve closet adjacency — clients consistently rank "walk-in closet next to primary bath" as the highest-value layout change in primary-suite renovations.
Brentwood bath material spec generally favors durable, design-magazine-quality finishes: engineered or natural-stone vanity tops, porcelain large-format floors, frameless glass walk-in showers, integrated lighting. Slab-wall primary baths appear but are less universal than they are in Beverly Hills. The mix reflects a client base that prioritizes a high-quality renovation that holds up over time rather than always specifying the highest-tier option.
Layout, fixture placement, vanity and storage planning. We work in 3D so you see what you're getting before demolition starts.
Sourcing and installation of tile, natural stone, and slab. Particular attention to waterproofing, slope, and grout choice — the things that make a bathroom last.
New supply and drain runs as needed, fixture upgrades (vanity, sink, toilet, tub, shower system), and ventilation.
Layered lighting (vanity, ambient, accent), GFCI safety, smart controls, ventilation fan upgrades.
Handled in-house. We work with LA city, county, and individual municipalities and pull all required permits.
Typical LA bathroom remodel range. Powder rooms run lower; primary suites with custom showers, freestanding tubs, and slab finishes run higher.
LA Department of Building and Safety (LADBS) handles permits. Hillside-zone properties require additional review. Plan check typically 6–10 weeks for kitchens, longer for structural or hillside work.
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Most bathroom remodels run 4–8 weeks. Powder rooms can be done in 2–3 weeks. Primary suite rebuilds with structural work take longer.
Cosmetic work (paint, tile replacement, fixture swap) usually doesn't. Structural changes, moving plumbing supply lines, electrical changes, and most window/wall work do. We figure out which permits apply and pull them.
Yes. The flat-lot homes are some of our favorite to work on — older bones, charming proportions, room to upgrade systems while preserving character.
Older hillside Brentwood homes occasionally have settled or stepped foundations that affect remodel plans. We bring in licensed structural engineers during design to assess before scope is locked.
The 8 most common surprise expenses in LA kitchen remodels — older wiring, plumbing surprises, structural finds — and how we budget for them.
When you need a permit for an LA kitchen remodel, how LADBS plan-check works, typical timelines, and how to avoid the common mistakes.
Onn personally reviews every inquiry. Tell us about your project — Onn will be in touch within one business day.