Serving 90049 and Bel Air, Pacific Palisades, Santa Monica
Your garage is probably the most under-used 400 square feet on your lot. Garage conversions transform it into livable square footage — a home office, studio, guest suite, gym, or full Junior ADU. California's ADU law specifically protects garage conversions, so the path is faster than most homeowners expect. We handle insulation, drywall, electrical upgrades, HVAC, plumbing, finishes, and permits, end to end.
Every neighborhood has its own architectural character, permit jurisdiction, and finish-level expectations. Here's how we approach garage conversion 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.
Most Brentwood SFR homes have attached 2-car garages on the side or front-side of the main house. That makes garage conversions simpler than detached: shared exterior walls, easier utility tie-ins, no driveway-trenching for sewer. Conversion design centers on how the new space connects to the existing house — door placement, soundproofing between the new room and adjacent living spaces, and whether the conversion stays accessible from the main house or operates as a separate suite.
Many Brentwood garage conversions target home-office or fitness-room use rather than full ADU with kitchen. That changes the permit pathway (simpler when there's no kitchen) and reduces project scope and cost relative to a full ADU conversion. We confirm the intended use in the first scope conversation because it materially affects design, permit path, and budget.
Many Brentwood garages from the 1940s-60s have original slabs that don't meet today's habitable-room code for moisture barrier, insulation, or structural load. Garage conversion often requires partial slab replacement, vapor-barrier installation, and floor framing over the slab. We inspect the existing slab in the first weeks of design so the structural scope is in the original budget rather than discovered mid-build.
We help you decide whether the conversion should be permitted as livable space, an office, or a full JADU/ADU — each has different code requirements and resale implications.
Garage walls and ceilings are typically uninsulated. We bring the envelope up to code: insulation, vapor barrier, weatherized doors/windows, and air sealing.
New circuits, lighting, HVAC (mini-split or extension of central system), and plumbing if you're adding a kitchenette or bath.
Drywall, flooring, doors, windows, paint, and built-ins. We'll match interior detail to your main home or distinguish it intentionally if it's a separate unit.
Garage conversions almost always require permits. We pull them, schedule inspections, and clean up the paperwork.
Typical LA garage conversion range. Lower end = single-room conversion (office, studio). Higher end = full JADU with kitchen, bath, and separate entrance.
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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Yes, if you're changing it to livable use (heated space, occupiable per code). Permits cover insulation, electrical, plumbing, and any structural changes. We handle them.
California state law removed the requirement to replace lost off-street parking when converting a garage to an ADU. Most LA jurisdictions follow that. Verify with your municipality if you're close to a transit corridor or street parking is restricted.
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.
Side-by-side comparison of detached ADUs and garage conversions for LA homeowners — costs, timelines, ROI, rental income, and which one adds more value on resale.
A 5-minute guide to checking any contractor's CSLB license, what insurance and bonding to look for, and red flags that should make you walk away.
Onn personally reviews every inquiry. Tell us about your project — Onn will be in touch within one business day.