Bird Streets Blog

Los Angeles Westside Sales $5M+ | October 2019

OCTOBER WAS A BUSY MONTH LOS ANGELES REAL ESTATE- WITH 35 SALES OF 5M OR MORE ON THE WESTSIDE WITH THE TOP SALE COMING IN AT 32M.

October is normally a slow month for Real Estate in Los  Angeles because Winter has just begun. With winter season, the day length shortens and it gets dark at 6pm. This October was mark by several significant sales both in Beverly Hills, Bel- Air and Brentwood- Pacific Palisades and Santa Monica were quiet.  837 GREENWAY DR is the top Sale this month. It is located on cul-de-sac  at the West side in Beverly Hill flats. The property has golf course frontage to the Los Angeles Country Club. It is located just behind the green of hole number 3 on the north course. There are only 27 houses on the North course, and the homes that have golf course south of Wilshire are much smaller in size and price. 3 of Los Angeles Most Expensive houses- The Spelling Manor, Playboy Mansion and Owl wood estate number themselves in this exclusive neighborhood.October is usually a slower month for Los Angeles Real Estate because winter has already begun. With the winter season the day length shortens usually gets dark at 6pm. This October was mark by several significant sales both Beverly Hills, Bel- Air and Brentwood. 837 GREENWAY DR is the top Sale located in Beverly Hill flats. Property has a golf course frontage of the Los Angeles Country Club. The house is very remarkable with a spiral staircase Cobble Driveway and private hedge.

837 Greenway Dr is truly remarkable with a spiral staircase, Cobble Driveway, and towering private hedge. The Lot is Flat as you would expect in Beverly Hills Flats, with lots of outdoor area with an English garden with box hedges and a pool of course. There is a separate guest house to the South side of the property which would take one for team if an errant shanked golf ball ran amiss. Inside the home it has a dramatic entrance, with two huge public rooms with huge glass sliders. There is a 6-8 person movie theater and open contemporary Kitchen. The Master has its own wing with a beautiful array of French windows. This home is truly special and a 30M sale puts it up with some of the best the flats has to offer.

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The Hollywood Hills Lifestyle | Los Angeles

Hollywood Hills Homes For Sale
Infinity Pools and Priceless Views: The Life of Luxury up in the Hollywood Hills

The Hollywood Hills are where you’ll find the most breathtaking views of Los Angeles, so it’s no wonder that some of the city’s most dazzling and impressive homes are located here. Majestically perched high above the hustle and bustle of city life, while still adjacent to every modern convenience including the world-famous Sunset Strip,  Hollywood Hills view homes are truly the pinnacle of luxe living. 

Most of the housing inventory in the Hollywood Hills is custom-designed homes not tract-home developments like you might find in the San Gabriel Valley or West LA / Mar Vista neighborhoods. Many of these homes are designed by world-renowned architectural firms like Brian Murphy, XTEN and Paul McClean to name just a few, and these homes truly are works of art. No two homes are exactly alike, but they do share several must-have features, that life in Hollywood Hills is all about and make living here such a draw:

Indoor-Outdoor Living 

Buyers will notice many Hollywood Hills homes for sale have seamless indoor-outdoor living floorplans. Southern California is a pioneer in the modern architectural movement, mainly because of our wonderful weather. Hollywood Hills Homes are designed to take full advantage of the mild and ideal Mediterranean climate in Los Angeles with endless walls of retractable sliding glass that allow homeowners total freedom and blur the lines between the traditional concepts of inside and outside. You might notice some of the furnishings in these homes can function both inside or outside with chaise lounges, stools, and dining tables that can easily be moved between the indoors to outdoors depending on the occasion. This is one reason why these homes are great to entertain in.

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Photo By Chris Nolasco

Infinity Pools 

What is better than enjoying a pristine city view? How about enjoying the view while swimming up to the edge of your very own infinity-edge pool! Infinity Pools are one of the most popular amenities you will find in Hollywood Hills homes, and they are a perfect way to play or exercise when you are not busy taking over the world. You have to tell me which is your favorite- swimming in the seemingly endless expanse during the day or taking a dip at nighttime when the memorizing lights of the city twinkling below. 

Floor-to-Ceiling Windows

Windows are the new wall. Most modern Hollywood Hills homes I see feature floor-to-ceiling windows to let the view come indoors. I kid you not, some houses have so many windows you can see straight through it! Some of the people’s favorite views are Downtown, Griffith Observatory, the LA Basin, Century City, Catalina Island, and Santa Monica Beach. Walls are so overrated!

Outdoor Entertainment 

You didn’t think you’d keep such a gorgeous home all to yourself, did you? Once you move in, especially on a famous bird street like Robin Drive or Nightingale Drive, all your friends will want to pay you a visit. Good thing many Hollywood Hills mansions come readily equipped with massive living rooms,  outdoor fire pits, wine cellars, home theaters, massage rooms, and showcase garages that can park 5-10 cars. 

 

 

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Los Angeles Architects

 

How much does hiring a Los Angeles Architect Cost?

Architects in Los Angeles can charge based on an hourly rate, a flat fee, or as a percentage of the total construction cost. The cost will vary based on the experience of the Architect and the size of the firm. Larger firms (20 employees +) have higher overhead so they have to take larger projects, usually commercial or very high end residential and charge higher fees to be profitable, whereas smaller firms (5-20 people) can do smaller works like remodeling, additions, ADU construction, Tenant Improvements. For hourly rates expect to pay anywhere from $100-$200 per hour. Flat fees will be available for more standardized projects where the architect can easily estimate the time and resources needed. A percentage of the construction fees is usually for larger custom projects and typically range from 10% to 20% of the total construction budget.  

Los Angeles ADU Architects

Los Angeles Adaptive Reuse Ordinance Architects

Los Angeles Multifamily & Mixed-Use Architects

Los Angeles Small Lot Ordinance Architects

Los Angeles Residential Architects

Los Angeles High-End Residential Architects

COMPANY NAMESPECIALITYWEBSITEPHONE EMAILADDRESSLICENSE
ROTTET STUDIOHigh-End Residential, Interior Corporate, Interior Hospitalityrottetstudio.com213-612-4585richard.riveire@rottetstudio.com555 S Flower Street 7th Floor, Los Angeles Ca 90071
C 30489
FLUX ARCHITECTUREResidential, Multifamily, ADUfluxarch.com310-612-4485info@fluxarch.com11301 W. Olympic Blvd Ste 311, Los Angeles Ca 90064
C 35755
HKS ARCHITECTSCommercialhksinc.com310-788-7700shunter@hksinc.com10880 Wilshire Blvd #1850, Los Angeles Ca 90024
C 35478
TelemachusResidential, Small Lot Ordinance, ADU, Multifamilytelemachus.com323-441-9070carl@telemachus.com
sarah@telemachus.com
670 Moulton Avenue # 5, Los Angeles Ca 90031

C 8329
ARCHITECTS ADDISONSCHIERBEEKResidential, ADU, Retail, Restaurantsaddisonschierbeek.com310-737-9618projects@addisonschierbeek.com3456 Ashwood Avenue, Los Angeles Ca 90066
C 25809
AFCO DEVELOPMENT CO., INC.Multifamilyafcodevelopment.com310-557-1031info@afcodesign.com10635 Santa Monica Blvd. Suite 190, Los Angeles Ca 90025
C 19872
SCAAAHospitalityscaaa.com310-446-6170inquiry@scaaa.com10940 Wilshire Boulevard, #1240, Los Angeles Ca 90024
C 37352
SKIDMORE, OWINGS & MERRILL LLP (SOM)Commercialsom.com213-327-2400333 S Grand Avenue #3600, Los Angeles Ca 90071

C 37249
MARWAN AL-SAYED INC. ARCHITECTURE + DESIGN | ARCHINECTResidential Interiormasastudio.com213- 640-4806inquiry@masastudio.com1112 S.san Julian St. Los Angeles Ca 90015
C 33865
THE ALBERT GROUP (TAG) ARCHITECTSResidential, Multifamilytagarch.net310-820-8863info@tagarch.net2032 Stoner Ave, Los Angeles Ca 90025
C 9412
KEVIN TSAI ARCHITECTUREResidential, Multifamilykevin-tsai.com310-486-9328hello@kevin-tsai.com3580 3/4 S. Centinela Avenue, Los Angeles Ca 90066

C 36892
MORPHOSISCommercial, Master-planned Communitiesmorphosis.com424-258-62003440 Wesley Street , Culver City Ca 90232
C 34163
ORAResidential, ADU, Small Lot Ordinanceora.la323-908-0700info@ora.la923 East 3rd Street #105, Los Angeles Ca 90013

C 34414
MEYER & ALLEN ASSOCITESCommercial, Urban Planningmeyer-allen.com323-467-7151 2690 North Beachwood Dr. Los Angeles, Ca 90068
C 21546
CALLISON RTKLRetailcallisonrtkl.com213-633-1100dana.allen@callisonrtkl.com333 South Hope Street C200, Los Angeles Ca 90071
C 31812
TSKEducation, Commercialtska.com213-614-0900losangeles@tska.com316 West 2nd Street, Penthouse, Los Angeles Ca 90012
C 33538
RADAR, INC.Residential, ADU, Restaurant, rachelallen.net213-617-0075 ext: 103info@rachelallen.net423 Gin Ling Way Radar, Inc. Los Angeles Ca 90012
C 28585
HDR ARCHITECTURE INCCommercialhdrinc.com213-239-5800350 S. Grand Avenue Suite 2900, Los Angeles Ca 90071
C 33388
STANDARDResidential, Retailstandardarchitecture.com323-662-1000info@standardarchitecture.com4411 Santa Monica Blvd, Los Angeles Ca 90029
C 27181
LOESCHER MEACHEM ARCHITECTSCreative Officelmarchitectsinc.com213-948-2888353 S. Broadway, Suite 201, Los Angeles Ca 90013C 36878
CITY DESIGN STUDIOUrban Planningcitydesign-studio.com213-222-8136banist@CityDesign-Studio.com1100 South Flower St. Suite 3300, Los Angeles Ca 90015
C 27196
ABRAMSON ARCHITECTSResidential, Multifamily, Creative Office, Retailabramsonarchitects.com310-838-89988924 Lindblade Street, Culver City Ca 90232

C 31522
JOHN ANDREWS GROUP ARCHITECTS INC.Residentialjohnandrewsarchitects.com310-445-3337John@johnandrewsarchitects.com2109 Stoner Ave, Los Angeles Ca 90025
C 15605
ZGFcommercialZGF.COM213-617-1901monica.schaffer@zgf.com515 South Flower St. Suite 3700, Los Angeles Ca 90071
C 36290
GENSLERInternational Commercialgensler.com213-327-3600500 South Figueroa St. Los Angeles Ca 90071
C 35774
KEATINGHighrisepreview.keatingarchitecture.com626-403-7000info@keatingarchitecture.com333 South Grand Avenuesuite 1600, Los Angeles Ca 90071
C 35522
LAUTNER ASSOCIATES, HELENA ARAHUETE ARCHITECTResidentiallautnerassociates.com310-577-7783lautnerassoc@earthlink.net7402 W 87th Place, Los Angeles Ca 90045C 11059
ALLOI ARCHITECTURE + CONSTRUCTIONDesign Build, ADU, Residential, Retail, Creative Officealloiarchitecture.com310-204-2811info@alloiarchitecture.com8616 La Tijera Boulevard #101, Los Angeles Ca 90045C 37363
HMC ARCHITECTSEducation, Government, Medicalhmcarchitects.com909-989-9979media@hmcarchitects.com633 W. 5th St. Third Floor, Los Angeles Ca 90071
C 26446
RCH STUDIOSResidential, Multifamily, Adaptive Reuserchstudios.com323-785-18003101 W Exposition Pl,Los Angeles Ca 90018
C 32280
STEINBERG HARTMultifamily, Office, Hospitalitysteinberghart.com213-629-0500818 W 7th St. Suite 1100, Los Angeles Ca 90017C 30484
HOUMAN ATTARHAResidential, Multifamilyhoumanattarha.com310-310-13081333 Hauser Blvd, Los Angeles Ca 90019
C 37916
STIR ARCHITECTURERetailstirarchitecture.com213-225-1900537 South Broadway 4th Floor, Los Angeles Ca 90013
C 17134
ARC D.L.A. INCResidential, Interior Designarcdla.com424-354-9494Sam@ArcDLA.com7080 Hollywood Blvd # 1100, Los Angeles Ca 90028C 32018
SF410 ARCHITECTSResidential, Multifamily, ADUsf410.com213-381-3680sunfeelb@gmail.com3923 W 6th St Suite 410, Los Angeles Ca 90020
C 35323
HOUSE & ROBERTSON ARCHITECTS, INC.Multifamily, Office, Adaptive Reuse, Renovationhrarch.com323-935-3158info@hrarch.com10125 Washington Blvd. Culver City Ca 90232C 36998
DLR GROUPEducation, Hospitality, Governmentdlrgroup.com213-800-9400700 South Flower St.22nd Floor, Los Angeles Ca 90017
C 37201
BALIAN ARCHITECTSResidential, Small Lot Subdivision, Multifamilybalianarchitects.com213-377-5500515 S. Figueroa Street Suite 1970, Los Angeles Ca 90071C 33779
OFFICE OF TEMPLETONtempletonarchitecture.com9259 Airdrome Street, Los Angeles Ca 90035
C 19789
CLARET-CUPResidential, ADU, Art Galleryclaret-cup.comdonatella@claret-cup.com600 Moulton Avenue Suite 405, Los Angeles Ca 90031

C 32926
KMD ArchitectsMedical, Office, Government, Education, Retailkmdarchitects.com415-398-5191555 W 5th St.35th Floor, Los Ángeles Ca 90013C 33371
ELECTRIC BOWERY LTD.Residential, Creative Officeelectricbowery.com310- 439 -1771 info@electricbowery.com720 Hampton Dr. Venice Ca 90291
C 37422
CO ARCHITECTSMedical, Education, Government coarchitects.com323-525-0500inquiries@coarchitects.com5055 Wilshire Blvd. 9th Floor, Los Angeles Ca 90036

C 36745
SCOTT BECK ARCHITECT Office, Warehouse, Shopping Mallsscottbeckaia.com424-273-4545info@scottbeckaia.com11150 West Olympic Blvd. Suite 1150, Los Angeles Ca 90064
C 15640
BRUCE BECKET AND ASSOCIATESOffice, Banks, Government, Industrial, Educationarchitecturalserviceslosangeles.com310-478-00742014 S. Sepulveda Blvd. Ste. 100, Los Angeles Ca 90025
C 6683
BECKMEYER CARVER ARCHITECTSTenant TI, Restaraunt, Office, Residential, ADUbeckmeyercarverarchitects.com310-398-2150kurtbeckmeyer@hotmail.com5659 Berkshire Dr. Los Angeles Ca 90032

C 11509
FREDERICK FISHER AND PARTNERS ARCHITECTSArt Galleries, Museums, Educationfisherpartners.net310-820-6680info@fisherpartners.net12248 Santa Monica Blvd. Los Angeles Ca 90025
C 32174
XBETRAN ARCHITECTSResidential, interiors, ADUxbarchitects.com310-439-5616 xavier@xbarchitects.comC 34473
ROGER BENNETT-ARCHITECT, A.I.A.ADUlinkedin.com323-407-6477rogerbennettarchitect@gmail.com
1946 Landa St.Los Angeles Ca 90039
C 30067
PETER BENOITResidentialpeterbenoitarchitect.com

213-271-2513 info@peterbenoitarchitect.com3015 Hyperion Ave.Los Angeles Ca 90027
C 34560
STUDIO BENSONResidentialstudiobenson.com310-989-5936info@studiobenson.com1281 ¼ South Dunsmuir Ave. Los Angeles Ca 90019
C 38072
TAYO DESGIN STUDIO, LLCResidential, Small Lot Subdivision,tayodesign.com323-336-7333info@tayodesign.com2717 Lytelle Place, Los Angeles Ca
C 38019
BERTRAM ARCHITECTS, INC.Residential, ADUbertramarchitects.com323-644-1174info@bertramarchitects.com
6673 N Berendo St, Los Angeles Ca 90004

C 29063
BESTOR ARCHITECTUREResidential, Restaurant, Small Lot Developmentbestorarchitecture.com323-666-9399hey@bestorarchitecture.com2030 Hyperion Ave. Los Angeles Ca 90027

C 26132
BITTONI ARCHITECTResidential, Multifamilybittoniarchitects.com310-841-6857info@bittoniarchitects.com2128 Cotner Ave. Los Angeles Ca 90025
C 34136
MOZU ARCHITECTSCreative Officemozu.org310-993-7543info@mysite.com10474 Santa Monica Blvd Ste 302, Los Angeles Ca 90025

C 25176
FUNG + BLATT ARCHITECTSResidential,ADUfungandblatt.com323-225-5865contact@fungandblatt.com515 South Figueroa St. Suite 2050, Los Angeles Ca 90071C 19981
ZAGO ARCHITECTUREzagoarchitecture.com323-254-0108mail@zagoarchitecture.com3350 Glendale Blvd, Los Angeles Ca 90039
C 33947
MANUEL BOUZA ARCHITECTHospitality, Interiorsbouzaarchitect.com8920 Appian Way, Los Angeles Ca 90046
C 26960
FRANKLIN STUDIOS ARCHITECTUREResidential, ADU, Restaurantfranklinstudiosarch.com323-850-1400 ext.202steve@franklinstudiosarch.com7080 Hollywood Blvd.Ph Level, Los Angeles Ca 90028
C 33470
GREEN DINOSAUR INC213-455-33118695 Washington Boulevard Suite #205, Culver City Ca 90232 C 24486
INTERFORM ARCHITECTUREResidentialinterformarchitecture.com323-656-7316interform@aol.com1625 N Crescent Heights Blvd.Los Angeles Ca 90069
C 24725
WOODS + DANGARAN ARCHITECTSresidentialwoodsdangaran.com323-272-33295059 West Pico Blvd. Los Angeles Ca 90019

C 36257
LBA ARCHITECTURE AND DESIGNResidentiallindabrettler.com323-798-4973, 323-363-2583
lindabrettler@sbcglobal.net1760 Courtney Ave.Los Angeles Ca 90046C 23458
Brier Architecture Residential, Creative Office, ADUbrierarchitecture.com734-272-2384jonathanbrierdesign@gmail.com6238 Bertha St.Los Angeles Ca 90042C 34001
RAY E BROWN AIA & ASSOCIATES310- 672-4996110 South La Brea Avenue # 470, Inglewood Ca 90301
C 6614
DAN BRUNN ARCHITECTUREMultifamily, Small Lot Ordinance, Residentialdanbrunn.com310-855-3555info@danbrunn.com6363 Wilshire Blvd. #503, Los Angeles Ca 90048C 31368
MOULE & POLYZOIDES ARCHITECTS AND URBANISTSbrycejbuckley.carbonmade.com303-972-2837173 N Sycamore Ave 1, Los Angeles Ca 90036
C 37052
CORY BUCKNER, ARCHITECTResidential, Midcentury, ADUcorybuckner.com310-472-3373planspace@gmail.com990 Hanley Ave, Los Angeles Ca 90049
C 23699
RACHELL BULLOCK Retail, creative officerachellbullock.cominfo@rachellbullock.com741 N Occidental Blvd, Los Angeles Ca 90026
C 35963
WILLIAM F. BURCH ARCHITECTS, INC.commercialburcharchitects.com310-824-1201wburch@burcharchitects.com1093 Broxton Avenue Suite 234, Los Angeles Ca 90024
C 6980
LYRIC DESIGN & PLANNINGParks and Recreationlyricdesignandplanning.comsburke@lyricarch.com
2227 Lyric Avenue, Los Angeles Ca 90027
C 33154
ARC CONDesign Build, Residentialarcconassoc.us323-876-0430lynn@arcconassoc.us7717 Hollywood Blvd # 2. Los Angeles Ca 90046


C 28320
CANNELLA JOHN F AIA323-255-48654528 Wawona St. Los Angeles Ca 90065
C 7795
NCA STUDIORetail, Multifamily, ncastudio.com323-638-2344923 E. 3rd Street #108, Los Angeles Ca 90013
C 31358
GRUENASSOCIATESNational Commercial, Office, Government, Multifamily, Beach gruenassociates.com323-937-4270gruen@gruenassociates.com6330 San Vicente Blvd. Ste. 200, Los Angeles Ca 90048C 8779
SHAWMUT DESIGN AND CONSTRUCTIONNational Commercial, Design Build,323-602-100011390 West Olympic Blvd. Suite 200, Los Angeles Ca 90064
C 35667
CORGANEducation, Government, Aviation, Healthcarecorgan.com 310-873-36015800 Bristol Parkway Suite 640, Culver City Ca 90230
C 38053
URBANROCK DESIGNPublic Art, Small Lot Ordinance, urbanrockdesign.com323-227-0955russell@urbanrockdesign.com
670 Moulton Ave. #7, Los Angeles Ca 90031

C 28180
BOULDER ASSOCIATES ARCHITECTSHealthcareboulderassociates.com800-499-7796600 Wilshire Boulevard Suite 500, Los Angeles Ca 90017
C 35350
FORMATION ASSOCIATIONformationassociation.com 818-613-9501 info@formationassociation.com970 N Broadway #209, Los Angeles Ca 90012C 35342
K C DESIGN ARCHITECTSResidential, ADU, Medical,Educationkcarch.com310-446-1888info@kcdarch.com10817 Santa Monica Blvd. 300, Los Angeles Ca 90025C 26198
EHRLICH YANAI RHEE CHANEY ARCHITECTResidential, Educationeyrc.com310-838-9700info@eyrc.com10865 Washington Blvd. Culver City Ca 90232

C 36861
OYLER WU COLLABORATIVEoylerwu.com323-522-6168info@oylerwu.com2450 Hyperion Ave. Los Angeles Ca 90027



C 37775
CHANG & ASSOCIATESResidentialronaldchang.org
310-709-3805rcstudio88@gmail.com1116 N Beverly Glen Blvd.Los Angeles Ca 90077

C 18412
SHIMODA DESIGN GROUPCreative Office, shimodadesign.com213- 596-1771info@shimodadesign.com837 Traction Ave.Suite 101, Los Angeles Ca 90013

C 32776
YAZDANI STUDIO OF CANNON DESIGNInternational Commercialyazdanistudio.com310-229-2700info@yazdanistudio.com1901 Avenue Of The Stars Suite 175, Los Angeles Ca 90067
C 37326
RIOS CLEMENTI HALE STUDIOSParks, Small Lot Subdivision, Hospitality, Creative Office, Residentialrchstudios.com323-785-18003101 W Exposition Pl, Los Angeles Ca 90018C 33201
NELSONNational Commercialnelsonworldwide.com310-451-4333100 Wilshire Boulevard Suite 430, Los Angeles Ca 90048C 31889
GRACE PARTNERSHIP, INC.Multifamily, Restaurant, Grocer Marketsgpinc.us213-387-7788info@gpinc.us5500 Hollywood Blvd.Suite 301, Los Angeles Ca 90028
C 25658
SAMUEL CHO, AIA & ASSOCIATEScommercialsamuelchoarchitects.com213-386-01913333 Wilshire Blvd. Suite 103, Los Angeles Ca 90010C 15557
CHAUNG CHOI ARCHITECT213-337-935 4727 Wilshire Blvd Ste 409, Los Angeles Ca 90010
C 10008
LANEY LAResidential,commerciallaney.la310-870-7175madison@laney.la725 Cypress Ave.Hermosa Beach Ca 90254C 36253
BLEND DESIGN LAResidential, ADU, Multifamily, Hotelblenddesignla.com310-266-6111david@blenddesignla.com905 N Avenue 66, Los Angeles Ca 90042
C 34017
PERKINS + WILLEducation, Museums, Hospitalperkinswill.com213-270-8400617 7th St Suite 1200, Los Angeles Ca 90017
C 30166
CHU GOODING ARCHITECTS INC.Residential, Multifamily, Educationcg-arch.com213-623-8833mail@cg-arch.com818 S Broadway 1001, Los Angeles Ca 90014C 26961
DCA ARCHITECTS INC.Office, Masterplanning, Educationdcaarchitect.com310-475-6333 2566 S. Overland Ave. Suite 640, Los Angeles Ca 90064
C 12195
FORE ARCHITECTS INC.Multifamily, Hotel, Office, Residentialforearchitects.com213-232-3868info@forearchitects.com520 S Grand Ave. Ste 660, Los Angeles Ca 90071
C 33032
HYE-YOUNG CHUNG ARCHITECTUREResidentialhycarch.comhychung@hycarch.com
12721 Rubens Avenue, Los Angeles Ca 90066C 35186
IT HOUSE INC & TAALMAN ARCHITECTUREPrefab Hometkithouse.com742 Maltman Ave. #3, Los Angeles Ca 90026
C 36992
ROBERT JOSEPH CLARK AND ASSOCIATESwebsite downrjcalandarch.com323-664-7155rjcarch@pacbell.net
rjcalandarch.com
4432-f Finley Avenue, Los Angeles Ca 90027C 4154
BENJAMIN CLAVAN ARCHITECT/ AEQUITECTOResidential, Interiorsclavanarchitecture.com310-962-87173308 Stoner Ave, Los Angeles Ca 90066C 12316
MICHAEL ALLAN ELDRIDGE ARCHITECTURE & DESIGN INCResidential, ADUmaearchdesign.com310-822-3188studio@maearchdesign.com4222 Glencoe Ave Ste 200, Marina Del Rey Ca 90292

C 23391
COE ARCHITECTUREMultifamily, coearchitecture.com231-458-6332info@coearchiture.com3415 South Sepulveda Boulevard Suite 1100, Los Angeles Ca 90034
C 25359
CONNER + PERRY ARCHITECTS INCResidential, ADUconner-perry.com310-313-1928info@conner-perry.com3200 Airport Ave. Suite 12, Santa Monica Ca 90405
C 34425
WEFAS ARCHITECTUREHealth Carewefasarchitecture.com2279 W 29th St. Los Angeles Ca 90018C 31541
OFFICEUNTITLEDMultifamilyofficeuntitled.com
4200 Sepulveda Blvd. Culver City Ca 90230

C 36552
CSC ARCHITECTUREResidential, ADU, Restaurantcscarchitecture.com323-899-0299cscarc@gmail.com5820 Wilshire Blvd Ste 201, Los Angeles Ca 90036
C 22587
CORSINI STARK ARCHITECTSResidential, Multifamily, Restaurantcorsinistark.com323-255-91003630 Tyburn St. Los Angeles Ca 90065
C 22360
SHLEMMER + ALGAZE + ASSOCIATESTI, Officesaaia.com 213-929-1400515 South Flower St.Suite 1200, Los Angeles Ca 90071


C 37296
Steven Fader ArchitectsResidential, ADU, Multifamilystevenfaderarchitects.com213-383-1336sfader@stevenfaderarchitects.com3780 Wilshire Blvd Suite 1010, Los Angeles Ca 90010
C 36667
ERIC OWEN MOSS ARCHITECTSCreative Officeericowenmoss.com310-839-1199mail@ericowenmoss.com8557 Higuera Street, Culver City Ca 90232
C 37253
TICHENOR AND THORPResidential, Officetichenorandthorp.com310-358-8444info@tichenorandthorp.com10506 Santa Monica Boulevard, Los Angeles Ca 90025
C 24297
KEVIN DALY ARCHITECTS310-656-3180info@kevindalyarchitects.com3617 Exposition Blvd, Los Angeles Ca 90016
C 19005
MODATIVEResidential, Multifamily, ADUalandana.com888-368-2721info@modative.com8757 Washington Boulevard, Culver City Ca 90232
C 35006
PATRICK A DAVIES ARCHITECTResidentialpd-architect.compat@pd-architect.com11937 Kiowa Ave 5, Los Angeles Ca 90049

C 25695
PAUL DAVIS ARCHITECTSResidential, ADUpauldavisarchitects.com310-313-3705contact@pauldavisarchitects.com10575 Pico Boulevard, Los Angeles Ca 90064
C 27920
Good projectResidential, ADU, Multifamilygoodproject.company213-631-0481info@goodproject.company
117 W 9th Street No.1020, Los Angeles Ca 90015C 36406
HBG/ AZRIAMultifamily, Prefabhbg-cc.com166 S Alvarado St. Los Angeles Ca
C 23127
DESIGN OPERAResidential, Multifamily, Restaurantdesignopera.com310-990-5534739 N Croft Ave. #306, Los Angeles CA 90069
C 32447
ROBERT DECOSMO ARCHITECTUREResidential, Interior Designdecosmostudio.com323-403-8348rob@decosmostudio.com347 Pasadena Ave., South Pasadena,
California 91030
C 32111
NMDAMultifamily, Creative Officedenari.co310-390-30334335 W Adams Blvd 2nd Floor, Los Angeles Ca 90018

C 29351
TDM ARCHITECTS INC.Office, Education, Religioustdmarch.com323-254-9200ail@tdmarch.com930 Colorado Boulevard, Los Angeles Ca 90041
C 16812
ARMET DAVIS NEWLOVERestaurant, Religious, Retailadnarch.com310-452-55331330 Olympic Blvd, Santa Monica Ca 90404C 28602
BELZBERG ARCHITECTSHigh End Residential, Creative Officebelzbergarchitects.com310-453-9611David@belzbergarchitects.com2321 Main St. Santa Monica Ca 90405C 34582
ANAND DEVARAJAN ARCHITECTURE310-435-7487info@adevarc.com4200 Sepulveda Blvd. Suite 103, Culver City Ca 90230
C 30243
D.E.A.PResidential, Multifamilydeap.space1801 Bellevue Ave, Los Angeles Ca 90026

C 37628
DEWITT DESIGN GROUP310-464-0192312 W 5th Street #1111, Los Angeles Ca 90013

C 30879
ZINNER CONSULTANTSLEED Commercialzinnerconsultants.com310-319-1131info@zinnerconsultants.com528 21st Pl, Santa Monica Ca 90402C 23398
D3ARCHITECTUREResidential, ADU, Officed3architecture.com 310-995-1941arminda@d3architecture.com5027 Almaden Dr. Los Angeles Ca 90042

C 28977
SA' DI ARCHITECTURE SARAH DIDVAR-SAADI310-305-81334241 Tivoli Avenue, Los Angeles Ca 90066
C 25408
DIMARZIO | KATO ARCHITECTUREHi Rise Officed-kgroup.com 800-573-7650info@d-kgroup.com11662 West Pico Boulevard, Los Angeles Ca 90064C 19666
HLWhlw.design310-453-2800 info@hlw.com1437 4th Street 4th Floor, Santa Monica Ca 90401C 38051
GEORGE DOSS ARCHITECT310-478-73732211 Veteran Avenue, Los Angeles Ca 90064C 5840
KAP StudiosMultifamily, Office, Retailkapstudios.com323-879-9861Suite 404 5150 Wilshire Blvd, Los Angeles Ca 90036C 36073
DRISKO STUDIO ARCHITECTSResidential, Multifamilydriskostudio.net310-828-1761info@driskostudio.net1130 S Flower St Suite 213, Los Angeles Ca 90015C 23990
FSY ARCHITECTS, INCResidential,fsyarchitects.com323-255-43432902 Knox Ave Suite 200, Los Angeles Ca 90039C 37444
WET DESIGNWater Featureswetdesign.com818-769-6200inquiries@wetdesign.com1087 Sherman Way Sun Valley, Ca 91352C 4657
DUTTON ARCHITECTSResidential, ADUduttonarchitects.com323-668-2600info@duttonarchitects.com1115 W Sunset Blvd #108, Los Angeles Ca 90012C 26818
THE DWORSKY GROUP LLCResidential, Commercialdworskyarchitecture.com310-441-1211info@dworskyarchitecture.com1405 Woodruff Avenue, Los Angeles Ca 90024C 18644
ANTHONY ECKELBERRY ARCHITECTResidential, Restauranteckelberry.biz323-661-08954535 Gainsborough Avenue, Los Angeles Ca 90027C 17278
RACracdb.com323-663-98983048 N Coolidge Avenue, Los Angeles Ca 90039C 27006
YLS LANDSCAPE ARCHITECTURE 213-537-9560837 Traction Avenue #101, Los Angeles Ca 90013C 35663
BURGEONING ARCHITECTSResidential, ADU, Hotelburgeoningstudio.com213-260-4212info@burgeoningstudio.com949 Chung King Rd, Los Angeles Ca 90012C 34617
EVENS ARCHITECTSResidentialevensarc.com310-821-1400erik@helloprgroup.com4201 Redwood Avenue, Los Angeles Ca 90066C 32953
ATELIER EYSTER ARCHITECTURECreative Office, Residentialaearchitect.com323-512-3800info@aeala.com7288 Sunset Blvd Suite 201, Los Angeles Ca 90046C 35218
ARCHITECTURE LANDSCAPE URBAN DESIGNResidential, Multifamily, Small Lot Oridinancebrooksscarpa.com323-596-4700 info@brooksscarpa.com 3929 W 139th Street, Hawthorne Ca 90250C 37975
EMILY FARNHAM ARCHITECTUREResidentialemilyfarnham.com1621 Baxter Street, Los Angeles Ca 90026C 34247
MARTIN FENLON ARCHITECTUREResidential, ADUmartinfenlon.com323-739-9440info@martinfenlon.com5526 Monterey Rd, Los Angeles Ca 90042C 29965
AXIS GFA ARCHITECTURE + DESIGNHotel, Multifamily, Restaurant, Retailaxisonline.net310-209-7520INFO@AXISGFA.COM1130 Westwood Boulevard, Los Angeles Ca 90024C 9063
MAURER STUDIO ARCHITECTURE + DESIGNResidential, ADU, Restarauntthemaurerstudio.com 917-796-9121maurer.johnford@gmail.comHollywood, Los Angeles CaliforniaC 37124
HLWEducation, Multifamily, Commercialhlw.design310-453-28001437 4th Street 4th Floor, Santa Monica Ca 90401C 35909
FREELANDBUCKResidential, Restaurant, freelandbuck.com323-540-4346info@freelandbuck.com724 S. Spring Street #1101, Los Angeles CA 90014C 34339
DIALECTIC ARCHITECTUREResidential, ADUdialecticarch.com626-375-2873DialecticArch@gmail.com801 South Hope Street Suite 917, Los Angeles Ca 90017C 36724
FREUND STUDIOResidentialfreundstudio.com424-288-40951930 S. Beverly Glen Boulevard #302, Los Angeles Ca 9025C 15517
WIRT DESIGN GROUPCreative Office, Tenant Improvementswirtdesign.com213-863-1300info@wirtdesign.com617 W 7th St, Los Angeles Ca 90017C 20787
JASON J. FRIEDRICHResidential, Media Productionfritzarch.com213-948-5225521 S Burnside Avenue, Los Angeles Ca 90036C 34717
RONALD FRINK ARCHITECTS, INC. (RFA)Residential, Officerfa-architects.com323-662-0040contact@rfa-architects.com2439 W Silver Lake Drive, Los Angeles Ca 90039C 10501
CANNON DESIGNOffice, Education, Government, Hotelcannondesign.com310-229-27001901 Avenue Of The Stars Suite 175, Los Angeles Ca 90067C 25719
ANDREW GALAMBOS, ARCHITECTlinkedin.comC 35061
GANT ARCHITECTS INCgant-architects.com310-295-86352801 Alton Parkway Apt 127, Los Angeles Ca 92606C 31829
NETARQ DESIGN GROUP, LLCResidential,ADUnetarq.com310-866-6464juan@netarq.com6960 S Centinela Avenue, Los Angeles Ca 90230C 33080
FLUIDITY- DESIGNWater Featuresfluidity-design.com213-739-9291info@fluidity design.com3780 Wilshire Boulevard Suite 230, Los Angeles Ca 90010C 21921
CATHERINE GARRISON ARCHITECT, INC.Residential,ADUcatherinegarrison.net 213-926-4392cg@catherinegarrison.net5109 Montezuma Street, Los Angeles Ca 90042C 31638
FLEWELLING & MOODY Educationflewelling-moody.com323-543-8300fm-la@flewelling-moody.com815 Colorado Boulevard Suite 200, Los Angeles Ca 90041C 14211
BLACK DOOR DEVELOPMENTResidential, Design Buildblackdoordevelopment.com323-449 2729bgenoist@gmail.com
jaldahoff@gmail.com
3475 Moore Street, Los Angeles Ca 90066C 36796
PERKOWITZ+RUTH ARCHITECTSRetail, Interiorsrdcollaborative.com562-628-8000info@prarchitects.com111 W Ocean Blvd Ste 21, Long Beach Ca 90802C 15969
RALPH GENTILE ARCHITECTSRestaurantrgastudio.com323-954-8291665 Lillian Way, Los Angeles Ca 90004C 23538
STUDIO ANTARESResidential _ ADU??studio-antares.com310-398-0855contact@studio-antares.com3565 Redwood Avenue, Los Angeles Ca 90066C 32093
SONA GEVORKYAN ARCHITECTUREResidential, ADUsgao.us323-813-5497info@sgao.us2823 Allesandro Street, Los Angeles Ca 90039C 37020
BIJAN & ASSOCIATESResidential, Multifamily, Officebijan.la323-655-6404109 Sierra Street, El Segundo Ca 90245C 34734
NWANKPA DESIGNResidential, ADU,Restaurant,nwankpadesign.com310-846-2724info@nwankpadesign.com10008 National Blvd #242, Los Angeles Ca 90034C 36916
WENDY GILMARTIN ARCHITECTUREResidentialwendygilmartin.com323-793-1559 C 35047
MGS ARCHITECTUREResidential,ADUmgsarchitecture.com310-301-6419mglen@mgsarchitecture.com4006 Sawtelle Boulevard, Los Angeles Ca 90066C 28205
SWA ARCHITECTSHealth Careswaarch.com626-793-9805info@swaarch.com48 East Holly Street, Pasadena Ca 91103C 28335
HEDCommercialhed.design213-542-4500bmiller@hed.design601 South Figueroa Street Suite 500, Los Angeles Ca 90017C 18055
ARTHUR GOLDING AND ASSOCIATESarthurgolding.com213-622-5955arthurgolding@roadrunner.com2548 N Catalina Street, Los Angeles Ca 90027C 6635
AREA ARCHETECTURETI officeareaarchitecture.com323-648-6498hgoldston@areaarchitecture.com717 North Highland Avenue #1, Los Angeles Ca 90038
BRANT GORDON, ARCHITECTHotelgonzalez-architects.com310-450-3709contact@bg-arch.com1443 Franklin Street, Santa Monica Ca 90404C 24403
VINCENT E GORMALLY ARCHITECTURE, INC.vegarch.com310-558-3944vincent@vegarch.com10752 Charnock Road, Los Angeles Ca 90034C 27133
AGPSagps.ch213-358-6547 info@aridlands.org525 South Hewitt, Los Angeles Ca 90013C 18378
JOHNSON FAINMaster Planning, Multifamily, Officejohnsonfain.com 323-224-6000abankston@johnsonfain.com
1201 North Broadway, Los Angeles Ca 90012C 38050
LARGE ARCHITECTUREMultifamilylargearch.com310-553-19591551 S Robertson Boulevard, Los Angeles Ca 90035C 20912
GRANT + GRANT Residentialgrantandgrantai.com310-477-1711info@grantandgrantal.com1782 Kelton Avenue, Los Angeles Ca 90024C 14444
DAVID LAWRENCE GRAY ARCHITECTS AIAdavidgrayarchitects.com213-243-5707david@davidgrayarchitects.com353 S. Broadway Suite 200, Los Angeles Ca 90013C 10506
GRIFFIN ARCHITECTURE & CONSTRUCTIONDesign Build, Residential, Bank, Office, Medicalgriffin-architecture-and-construction.com323-718-2258christopherjgriffin2@gmail.com2774 Fyler Pl, Los Angeles Ca 90065C 27586
GO: ARCHITECTUREResidential, Retail, ADUgoarchitecturela.com213-483-0597 go@goarchitecturela.com1701 Clinton Street Suite 301, Los Angeles Ca 90026 C 30732
MOORE RUBLE YUDELLEducation, Residential, Government, Masterplanningmoorerubleyudell.com310-450-1400info@mryarchitects.com933 Pico Boulevard, Santa Monica Ca 90405C 32494
ARIANNE GROTH ARCHITECTUREResidential, Officeariannegroth.com323-804-8727arianne@ariannegrotharchitecture.com1965 Taft Avenue, Los Angeles Ca 90068C 30413
GUBEL AND ASSOCIATES, INC.Residential, ADU, Restaurantgubelandassociates.com323-935-5454gubelandassociates@gmail.com5455 Wilshire Boulevard Suite 1013, Los Angeles Ca 90036C 26190
DSEWINg ARCHITECTS INS. A.I.AOffice, Residential, Master planningdsewing.com626-584-0860admin@dsewing.com723 E California Boulevard, Pasadena Ca 91106C 31698
GUGA ARCHITECTURERestaurant, Retail, Residential, ADUguga.la310-745-3545jeff@guga.la3448 Ashwood Ave, Los Angeles Ca 90066C 36577
ESCHER GUNEWARDENA ARCHITECTUREHistoric Restoration, Midcentury, Residentialeschergunewardena.com323-665-9100info@egarch.net815 Silver Lake Boulevard, Los Angeles Ca 90026C 19376
PERKINS EASTMANNational Commercialperkinseastman.com310-829-22495510 Lincoln Boulevard Suite 250, Los Angeles Ca 90094C 27994
AHA DESIGNResidential, ADU, Educationandrewhallarchitecture.com310-612-1131Andrew@AndrewHallArchitecture.com207-1/2 North Ave 54, Los Angeles Ca 90042C 37666
HH DESIGNResidential, Retailhhdesign-la.com213-373-4581hello@hhdesign-la.com9856 Vidor Dr, Los Angeles Ca 90035C 34496
HAMILTON ARCHITECTS, INC.Residential, Restaurant,hamiltonarchitects.net310-398 -150012240 Venice Boulevard #25, Los Angeles Ca 90066C 28865
STUDIO Hamilton TyniResidential, ADU, Retailstudio-ht.com310-749-1862projects@studio-ht.com 210 25th Street, Santa Monica Ca 90402C 37714
WEATHER PROJECTSResidentialweather-projects.com323-986-6440weather@weather-projects.com1340 E 6th St Suite 512, Los Angeles Ca 90021C 34177
HANSONLA ARCHITECTmultifamily, highrise, creative officehansonla.com213-880-8515info@hansonla.com724 S Spring Street #1002, Los Angeles CA 90014C 28709
RACHLIN ARCHITECTSEducation, Government, Healthcarerachlinarchitects.com310-204-3400 rpadmin@RachlinPartners.com8640 National Boulevard, Culver City Ca 90232C 34981
SOBINHARTEHealthcaresobinharte.com818-264-1340mharte@sobinharte.com635 Pontius Ave F1, Los Angeles Ca 90025Sobin-Harte Architects, Inc.
GABRIEL PROJECTSResidentialgabrielprojects.comcontact@gabrielprojects.comC 32836
5PLUSDESIGNInternational Commercial, Retail, Hospitality, Master planning5plusdesign.com323-30-3558info@5plusdesign.com1024 N Orange Dr #215, Los Angeles Ca 90038C 10733
RICHARD MEIER & PARTNERS ARCHITECTS LLPNational Commercial, Highriserichardmeier.com310-208-6464mail@rmpla.com1001 Gayley Avenue, Los Angeles Ca 90024 C 33573
UXO ARCHITECTSuxouxouxo.com703-400-03061129 N Hoover St Apt 208, Los Angeles Ca 90029C 37041
ADAMSON ASSOCIATES, INC.International COmmercialadamson-associates.com310-230-0088info-la@adamson-associates.com00 S Flower Street Suite 860, Los Angeles CA 90017C 34678
BECKSON DESIGN ASSOCIATESHistoric Restorationbecksondesign.com323-874-61448599 Venice Blvd Suite 200, Los Angeles CA 90034C 22460
HGA Architects and EngineersEducationhga.com310-557-76001301 Colorado Avenue, Santa Monica Ca 90404C 35867
MUTUOResidential,ADUthisismutuo.com213-232-1606hello@thisismutuo.com1340 E 6th Street Suite 303, Los Angeles Ca 90021C 32295
DH|A LOS ANGELESResidentialdavid-herrera.com310-650-4801info@david-herrera.com253 S. Broadway Avenue, Los Angeles CA 90012C 35011
CARDON LAND COMPANY LLCResidential, Multifamilycardonlandco.com323-842-4468damon@cardonlandco.com C 29010
Jason Herriven ARCHITECT INC.Residential, ADU jherriven.com310-903-3257jason@jherriven.com925 N. La Brea Avenue 4th Floor, Los Angeles Ca 90038C 35962
CALI ARCHITECTScaliarchitects.com310-801-5693caliarchitects@gmail.com3346 Beethoven Street, Los Angeles Ca 90066C 34337
TCA ARCHITECTMultifamily, Adaptive Reuse, Hospitalitytca-arch.com213-553-1100801 South Grand Avenue Suite 1020, Los Angeles Ca 90017 C 32920
HILGENDORF CORPORATION310-478-98882300 Granville Avenue, Los Angeles Ca 90064C 24355
STANTECInternational Commercialstantec.com213-955-9775523 W 6th St Suite 1200, Los Angeles Ca 90014C 36139
OFFICE KIEM HO ARCHITECTSMultifamily, Restaurantoffice-kha.com920-663-8059contact@office-kha.com1313 Palmetto Street, Los Angeles Ca 90013C 36981
REGENARCHResidential310-990-9959info@regenarch.org117 E Winston Street Suite 401, Los Angeles Ca 90013 C 28486
DUNSMUIR INSTITUTE ARCHITECTSResidential,ADUdunsmuirinstitute.com323-426-9062asholst@dunsmuirinstitute.com605 N Mariposa Avenue, Los Angeles Ca 90004C 29842
HOLTZ ARCHITECTURE INTERIORS + PLANNINGResidential, Multifamily,ADUholtz-architecture.com213-784-4888dholtz@holtz-architecture.com2404 Wilshire Boulevard Studio 6f, Los Angeles Ca 90057 C 21677
MIKE HOLZ ARCHITECT,INC.Restaurant, ADU, Residentialmikeholzarchitect.com310-508-2724info@mikeholzarchitect.com520 S Sepulveda Boulevard Suite #203, Los Angles Ca 90049C 28082
RICHARD HOLZ INC. BUILDERSResidential, Design Buildrichardholz.com310-476-6761520 South Sepulveda Boulevard Suite 407, Los Angeles Ca 90049 C 7141
STUDIO WILLIAM HEFNERHigh-End Residentialalanhotchkiss.com323-931-1365mbox@williamhefner.com5820 Wilshire Boulevard Suite 500, Los Angeles Ca 90036C 35267
H T H ArchitectsRestaurant, Retailhtharchitects.com310-842-7040Contact@htharchitects.com3767 Overland Avenue # 111, Los Angeles Ca 90034C 22575
RONALD E. HOWELL A.I.A.Residentialreharchitect.comronaldehowell@yahoo.comP O Box 661007, Los Angeles Ca 90066C 21122
HRON & HRON ARCHITECT323-969-04007064 Macapa Drive, Los Angeles Ca 90068https://search.dca.ca.gov/details/600/C/14633/55c34b1496387da2774eab163c31766a
CASEY HUGHES ARCHITECTSResidential,ADUchughes.net323-308-8033 csh@chughes.net1340 E. 6th Street #507, Los Angeles Ca 90021C 33244
LCDGEducation, Government, Senior HousingLa Canada Design Group626-351-4301630 North Rosemead Boulevard #400, Pasadena Ca 91107C 34674
MCKENTLY MALAK ARCHITECTS, INC.Retailmckently.com626-583-8387contacts@mckently.com35 Hugus Alley Suite 200, Pasadena Ca 91103C 37095
HOWARD HUO626-287-53622555 Huntington Drive Suite C, San Marino Ca 91108C 24482
TOGAWA SMITH MARTINMultifamilytsminc.com213-614-6050444 Flower St # 1200, Los Angeles Ca 90071
C 37990
PLUS ARCHITECTSMultifamily, High-End Residential, Hospitalityplusarchitect.com310-478-6149PlusArch@aol.com 1770 Sawtelle Boulevard, Los Angeles Ca 90025C 12570
PAVEL IVANOV AIA,INC.​Residentialpavelivanovarchitect.com323-656-2670pavelivanovarchitect@gmail.com1509 N Crescent Heights Blvd Suite 6, Los Angeles Ca 90046C 24047
W. E. JACKSON CORPORATIONResidentialwejcorp.com323-330-0529info@wejcorp.com5900 Wilshire Boulevard Suite 2600, Los Angeles Ca 90036 C 9857
NADEL ARCHITECTURAL FIRMMultifamily, Office, Retailnadelarc.com310-826-2100sdebibi@nadelarc.com1990 S Bundy Drive Suite 400, Los Angeles Ca 90025C 17100
PARALLAX ARCHITECTURE AND PLANNINGEducationparallaxassociates.com310-216-5775 info@prlx.us5763 Uplander Way, Culver City Ca 90230 C 30687
LEO A DALYEducation, Medical, Hospitality, Airportsleoadaly.com213-629-100550 South Hope Street 27th Floor, Los Angeles Ca 90071C 34156
LOC ARCHITECTResidential, ADU, Multifamilyloc-arch.com213-537-0480office@loc-arch.com453 S. Spring Street #1126, Los Angeles Ca 90013C 30267
KALANI JENSEN ARCHITECTURE310-292-850423823 Malibu Rd # 50-131, Malibu Ca 90265C 20946
GREYWATER CORPS, INCLandscape Architecturegreywatercorps.com323-487-2687info@greywatercorps.com3400 Holyoke Drive, Los Angeles Ca 90065https://search.dca.ca.gov/details/600/C/29818/53e198a41a641a9b60b70d9a02d4f856
WARD JEWELL, ARCHITECT AIAResidentialwardjewellarchitect.com310-890-0038ward@wardjewellarchitect.com 7825 Henefer Avenue, Los Angeles Ca 90045C 26187
DESIGN BITCHESRestaurantdesignbitches.com323-717-3536cathy@designbitches.com8588 West Washington Boulevard, Culver City Ca 90232C 32523
DJAResidential, Art Gallery,djarch.net323-478-97007462 N Figueroa Street Suite 206, Los Angeles Ca 90041C 29689
TIM JORDAN ARCHITECTS310-291-7229920 Montecito Dr, Los Angeles Ca 90031C 32515
NAC ARCHITECTEducation, Governmentnacarchitecture.com323-475-8075losangeles@nacarchitecture.com837 N Spring Street Third Floor, Los Angeles Ca 90012C 22214
LEE JUBAS ARCHITECTSResidential,ADUjubasaia.com310-502-1449lee@jubasaia.com818 S Broadway, Los Angeles Ca 90014C 26792
LEHRER ARCHITECTSResidential, Parks, Multifamily, ADUlehrerarchitects.com323-664-4747architect@lehrerarchitects.com2140 Hyperion Ave Silverlake, Los Angeles Ca 90027C 32104
JKA
ARCHITECTURE + URBAN DESIGN
Automotive, Urban PlanningJKA213-383-7980admin@johnkaliski.com3780 Wilshire Boulevard Suite 300, Los Angeles Ca 90010C 17945
HOKNational Officehok.com310-838-9555hokcontact@hok.com9530 Jefferson Boulevard, Culver City Ca 90232 C 28497
SM+K ARCHITECTUREsmplusk.com310-410-9245 info@smplusk.com5800 West 78th Place, Los Angeles Ca 90045C 32053
CK-ARCHITECTUREMuseumck-architecture.com213-488-3360info@ck-architecture.com639 south spring street suite 4A, Los Angeles Ca 90014C 29371
UTOPIADutopiad.org323-252-8510k@utopiad.org828 Solano Avenue, Los Angeles Ca 90012C 32812
ALLA KAZOVSKY ARCHITECTConsultantalladiyally.com323-578-6849514 N Vista St, Los Angeles Ca 90036C 23669
RBB ARCHITECTS INCHealthcarerbbinc.com310-473-355510980 Wilshire Blvd, Los Angeles Ca 90024 C 34166
AKAmultifamily, hospitalalsoknownasarchitecture.com213-291-1742admin@a-k-a.us656 S Los Angeles St, Los Angeles Ca 90014C 28707
KELLY ARCHITECTSrestaurantkelly-architects.com213-380-84982404 Wilshire Blvd # 1e, Los Angeles Ca 90057 C 26144
UBERION ARCHITECTURE + DESIGNHigh-End Residential, Hospitalityuberion.com310-742-305128884 Roadside Drive, Agoura Hills Ca 91301C 34371
MICHAEL KEMP ARCHITECTS
ARCHITECTURE, DESIGN, URBAN PLANNING
Residential, Restaurantmakarc.com310-476-8797 info@makarc.com9701 Wilshire Boulevard Suite 620, Beverly Hills Ca 90212C 16862
RKADResidential, ADU, Education, Religiousrkad.com323-746-5020info@rkad.com5749 Venice Boulevard, Los Angeles Ca 90019C 28038
OKB | ARCHITECTURE | INTERIORSResidential, Multifamily, Creative Officeokb.us310-474-4412 info@okb.us10943 West Pico Boulevard, Los Angeles Ca 90064C 29140
MARMOL RADZINERResidential, Education, Restaurantmarmol-radziner.com310-826-6222leo@marmol-radziner.com12210 Nebraska Avenue, Los Angeles Ca 90025C 36339
LOHARCHITECTSMultifamilyloharchitects.com310-657-4363info@loharchitects.com4106 West Jefferson Blvd, Los Angeles Ca 90016C 37304
DONG UK KIM, M.ARCH213-500-98033425 Jasmine Avenue Apt#6, Los Angeles Ca 90034C 37470
Gehry Partners, LLP International Commercialfoga.com310-482-3000contact@foga.com12541 Beatrice Street, Los Angeles Ca 90066C 36543
STUDIO JEEHYE, INC.ADU, Residentialstudiojeehye.com347-325-3251studiojeehye.com931 S Mansfield Avenue, Los Angeles Ca 90036https://search.dca.ca.gov/details/600/C/35913/3b395f87d5cc231bffe5d49577746b2e
PETER KIM . ARCHITECTResidentialpeterkimarchitect.com213-200-4756pkim32@gmail.com1920 Lemoyne Street, Los Angeles Ca 90026C 34847
JFAKResidential, Education, Governmentjfak.net213-253-4740info@jfak.net821 Traction Avenue Suite 107, Los Angeles Ca 90013
C 25438
AC MARTINCommercial, Officeacmartin.com213-683-1900444 South Flower Street Suite 1200, Los Angeles Ca 90071C 32261
KAA DESIGNResidentialkaadesigngroup.com310-821-1400info@kaadesigngroup.com4201 Redwood Avenue, Los Angeles Ca 90066C 20116
SRKHospitality, Sports, Education, Officesrkarchitectsinc.com213-747-1199bkite@srkarchitectsinc.com2254 S Figueroa Street, Los Angeles Ca 90007C 11258
HARRISON DESIGN Residentialharrisondesign.com310-888-8747losangeles@harrisondesign.com1875 Century Park East, Suite 1300, Los Angeles Ca 90067C 37846
LINDA KLEINE, AIA323-663-37743111 Los Feliz Boulevard # 207, Los Angeles Ca 90039C 14783
KLUGER ARCHITECTReligious, Officeklugerarchitects.com562-498-2400 Ckluger@klugerarchitects.com560 N Western Avenue, 2nd Floor Los Angeles Ca 90004C 24283
Montalba ArchitectsResidential, Restaurant,montalbaarchitects.com310-828-1100info@montalbaarchitects.com2525 Michigan Avenue Building T4, Santa Monica Ca 90404C 29253
BOBBY KNOX AIA ARCHITECTS INC323-663-51742950 Los Feliz Blvd, Los Angeles Ca 90039C 12197
ALAN KOCH | ARCHITECTURE
alankocharchitecture.com323-868-2860architect.koch@gmail.com4150 Sea View Drive, Los Angeles Ca 90065C 29640
KOLODNY ARCHITECTSADU, industrail, residentialNo Website213-446-4572josh@kolodnyarchitects.com1644 Talmadge Street, Los Angeles Ca 90027 C 26834
ENVNational Commercialenv-team.com310-287-2180info@env-ca.com8530 Venice Boulevard, Los Angeles Ca 90034C 6836
KOVOC DESIGN STUDIOResidentialkovacdesignstudio.com/310-575-362111828 West Pico Blvd, Los Angeles CaC 19390
OPEN HOUSE DESIGNResidentialopenhausdesign.com/3457 Ashwood Avenue, Los Angeles Ca 90066C 34075
KURT KRUEGER ARCHITECTS, INC.Residentialkurtkruegerarchitects.com310-979-9945info@kurtkruegerarchitect.com12207 Wilshire Blvd #203, Los Angeles Ca 90025C 33892
SWALandscape Architectureswagroup.com213-236-9090losangeles@swagroup.com811 W 7th Street 8th Floor, Los Angeles CaC 30580
ERIC KUHN, ARCHITECT, LEED APHospitality & Winery, Multifamily, Adaptive Reusebararch.comekuhn@bararch.com435 S Mariposa Ave #205, Los Angeles Ca 90020
C 35844
VTBS ARCHITECTSMultifamily, Adaptive Reuse, Office, Retailvtbs.com310-394-0273info-sm@vtbs.com435 S Mariposa Ave #205, Los Angeles Ca 90020
C 30690
RHOADS SIEGEL ARCHITECTSResidentialrhoadssiegelarchitects.com310-475-8590rsiegel@rhoadssiegelarchitects.com 2232 Selby Avenue, Los Angeles Ca 90064
C 28999
JOHN KUNZ, ARCHITECTHospitality, Residential, Commercial Office TIlinkedin.com818-401-35033815 Mandeville Canyon Rd, Los Angeles Ca 90049

C 13640
KFA ARCHITECTUREMultifamily, Adaptive Reuse, HospitalityKFA Architecture310-399-7975info@kfalosangeles.com3573 Hayden Avenue, Culver City Ca 90232 C 35475
SMITH GROUPCommercialsmithgroup.com213-228-6912keating@smithgroup.com550 S Hope St #1950, Los Angeles Ca 90071
C 37686
FERRIER ARCHITECTURE STUDIOResidential, ADU, Multifamily, creative officeferrierstudio.com213-377-5709studio@ferrierstudio.com2404 Wilshire Blvd, Los Angeles Ca 90057C 37455
LANDRY DESIGN GROUPHigh End Residentiallandrydesigngroup.com310-444-1404info@landrydesign.net1818 S. Sepulveda Blvd, Los Angeles Ca 90025C 21848
LANDWORTH DEBOLSKE ARCHITECTUREResidentiallandworthdebolske.com323-938-93565150 Wilshire Boulevard Suite 503, Los Angeles Ca 90036
C 19043
KONING EIZENBERG ARCHITECTUREMultifamily, Hospitality, Educationkearch.com310-828-61311454 25th Street Second Floor, Santa Monica Ca 90404C 20717
ELLEN LANET ARCHITECTResidential, ADUellenlanet.com310-287-1888ellen@ellenlanet.com1702 Robertson Blvd Suite 186, Los Angeles Ca 90035C 16905
SHUBIN + DONALDSON ARCHITECTSResidential, MultifamilyShubin + Donaldson714-352-5353info@shubindonaldson.com3751 Robertson Boulevard, Culver City Ca 90232 C 36917
ANDREW LAVENGOOD ARCHITECT310-560-97643412 S Centinela Ave #3, Los Angeles Ca 90066C 35559
FREDERICK FISHER AND PARTNERSMuseums, Government, Office, Residentialfisherpartners.net310-820-6680info@fisherpartners.net12248 Santa Monica Blvd, Los Angeles Ca 90025C 36416
PAGE & TURNBULLHistoric Preservationpage-turnbull.com213-221-1200lesak@page-turnbull.com417 South Hill Street Suite 211, Los Angeles Ca 90013C 16798
SYNTAX ARCHITECTURE PLANNING DESIGNemailedsyntax-lab.com213-293-7832info@syntax-lab.comP.o. Box 661546, Los Angeles Ca 90066 C 34550
ARCHITECTURAL RESOURCES GROUPHistoric Renovation and Preservationargsf.com626-583-1401info_la@argsf.com360 E 2nd Street Suite 225, Los Angeles Ca 90012C 28963
AAHA STUDIOResidential, ADUaaha.studio213-373-4581Harper Halprin Los Angeles, Ca 90035C 34987
THE LEVITT GROUP INCEducation, HOA Architectural Plan Reviewlevittgrouparchitects.com424-273-49602224 Glendon Avenue, Los Angeles Ca 90064 C 10984
LEWIS/SCHOEPLEIN ARCHITECTSResidential, ADU, Education, Religiouslewisschoeplein.com310-231-0300mail@lewisschoeplein.com11533 W. Pico Boulevard, Los Angeles Ca 90064 C 26532
LAB+Residential, ADUlabplus.co213-386-4900info@labplus.co834 S Broadway Suite 1203, Los Angeles Ca 90014C 35850
STUDIOMMDRestaurant, Creative Office studiommd.co347-524-9929INFO@STUDIOMMD.CO117 W 9th Street #515, Los Angeles Ca 90015 C 33010
AVILARCHITECTS, INC.Residential, ADU, Restaurant, Retail, Apartment Buildingsavilarchitects.com310-450-7542tavila@avilarchitects.comPico Blvd. At 33rd, Santa Monica Ca 90405C 27939
OMGIVNINGMultifamily, Adaptive Reuse Ordinance, Hospitalityomgivning.com213-596-5602info@omgivning.com724 S. Spring Street Suite 501, Los Angeles Ca 90014C 28158
GRIMSHAWInternational Commercialgrimshaw.global323-471-6700newbusiness@grimshaw.global1308 Factory Place #201, Los Angeles Ca 90013C 35569
NBBJInternational Commercialnbbj.com213-243-3333losangeles_office@nbbj.com523 W. 6th Street Suite 300, Los Angeles Ca 90014C 36685
VERTEBRAEResidential, ADUvertebraela.com424-273-4426lisa@vertebraela.com505 W Pico Blvd, Los Angeles Ca 90015C 32748
RICHARD LIU ARCHITECTEmailedrichardliu.com richard@richardliu.com1825 San Jacinto Street, Los Angeles Ca 90026C 14722
IA INTERIOR ARCHITECTSInterior Architecture, Creative office, Retailinteriorarchitects.com213-623-2164 515 S Figueroa St #2050, Los Angeles Ca 90071C 37147
SCALESLABCommercial, Multifamily, Retailscaleslab.com213-537-0910info@scaleslab.com970 N Broadway #107, Los Angeles Ca 90012C 32994
TOLO ARCHITECTUREResidential, Retail, Restauranttoloarchitecture.com213-278-06781024 Wilde Street, Los Angeles Ca 90021C 31833
WPAMultifamilyworksarchitecture.net503-234-2945victor@worksarchitecture.net558 S Street Andrews Place, Los Angeles Ca 90020C 36372
WOLCOTT ARCHITECTURE Retail, Creative Officewolcottai.com310-204-2290info@wolcottai.com527 W 7th Street 13f, Los Angeles CaC 37803
HISTORICAL ARCHITECTURE & PRESERVATION Historical Architecturehistoricalarchitect.com310-410-0433 taylorlouden@earthlink.net 6330 Green Valley Circle # 301, Culver City Ca 90230C 24087
KLA ARCHITECTSResidentialkla-architects.com310-838-0466info@kla-architects.com3816 Willat Avenue, Culver City Ca 90232C 18635
ANNE MARIE MADLA, ARCHITECT
Residentialamadla.siteamadla@me.com3234 Ettrick Street, Los Angeles Ca 90027C 28087
KTGY Residential, Multifamily, Master Planning, Small Lot Developmentsktgy.com310-394-262312555 W. Jefferson Boulevard Suite 100, Los Angeles Ca 90066C 31836
Paul McClean DesignResidentialmccleandesign.com714-505-0556info@mccleandesign.com
SpacecraftRestaurant, Hospitalityspacecraftgroup.com323-469-9029hello@spacecraftgroup.com7507 W Sunset Blvd Suite 12, Los Angeles Ca 90046
ObermeyerResidential, Restaurant, Retailobermeyer.la310-795-8787admin@obermeyer.la280 W Channel Road Santa Monica, Ca 90402
Aero CollectiveMultifamilyaerocollective.com
M Royce ArchitectureResidentialmroycearchitecture.com
David HertzResidentialdavidhertzfaia.com310-829-9932inquiries@studioea.com57 Market St.
Venice Beach, CA 90291
Tim CampbellResidentialstudiotimcampbell.com213-688-1440 info@studiotimcampbell.com3820 Willat Ave
Culver City CA 90232
Totem ArchitectureMultifamily, Residentialarchitecture350.com818-986-9870 info@architecture350.com15130 ventura blvd. #327
sherman oaks, ca 91403
Bucilla GroupResidential, Multifamily, Small Lot Developementsbg-architecture.com949-851-9080 info@bg-architecture.com19782 MacArthur Blvd #270, Irvine CA 92612
Burdge ArchitectsResidential, Multifamily, restaurantbuaia.com310-456-5905office@buaia.com24911 Pacific Coast Highway, Malibu, CA 90265
Arshia ArchitectsResidential, ADUarshia.net310-786-7876office@arshia.net8118 Beverly Blvd.

Los Angeles, CA 90048
Hartman BaldwinResidentialhartmanbaldwin.com626-486-0510info@hartmanbaldwin.com300 S Raymond Ave #18
Pasadena, CA 91105
Vanos ArchitectsResidential, Multifamily, Small Lot Ordinance, ADUvanosarchitects.com310-280-0193jayv@vanosarchitects.com1733 S. La Cienega Blvd.

Los Angeles, CA. 90035
Xorin BalbesResidentialtemplehome.com323-574-8800xorin@templehome.com
XtenResidential, Multifamily,xtenarchitecture.com310-773-4188info@xtenarchitecture.com
Dean LarkinResidentialdeanlarkindesign.com323-654-7500dean@deanlarkindesign.com7494 Santa Monica Boulevard, Ste. 303,
West Hollywood, CA, USA 90046
Thomes ArchitectResidential (Fluent in French)thomesarchitecture.fr0033624677377info@thomesarchitecture.fr
AUX ArchitectureResidentialauxoffice.com213-568-3578info@auxoffice.com2404 wilshire blvd. suite 12D, los angeles ca 90057
Mass ArchitectureResidential, SLO, Restaurantsmass-arch.com323-660-7040info@mass-arch.com 2330 W. 3rd St. Los Angeles CA
Steven KentResidentialstevenkentaia.com310-293-3222steve@stevenkentaia.com6398 Sea Star Dr, Malibu CA 90265
Newman and WolenResidentialnewmanandwolen.com310-278-2810info@newmanandwolen.com339 S Robertson Blvd 103, Beverly Hills CA 90211
Fred HoffmanResidentialhoffmanarc.com818-980-2613fredhoffmanarc2@gmail.com
WSLAResidentialwsla.com626-683-0501marine@wsla.com547 S. Marengo Ave.

Pasadena, California 91101
Tony AshaiResidentialashai.com310-247-1091info@adccdesign.com9744 Wilshire Blvd, Suite 305
Beverly Hills, CA 90212
NotewareResidentialbriannoteware.com310-452-65002800 Ocean Park Ste. 160
Santa Monica, CA 90405
Appelton ArchitectsResidential,Office, Hotelappleton-architects.com310-828-0430Info@Appleton-Architects.com1556 17th Street. Santa Monica, CA 90404
KDL ArchitectsResidentialkdlarchitects.com310-452-650013844 Ventura Blvd. #100
Sherman Oaks, CA 91423
Offenhauser MekeelResidential, Historic Preservationoma-la.com310-659-6600omarch@oma-la.com8762 Holloway Drive, West Hollywood, CA 90069
Fer StudioResidential, Creative Office, Retailferstudio.com310-672-4749chris@ferstudio.com1159 E Hyde Park Blvd.

Inglewood, CA 90302
Aaron NeubertResidential,ADUa-n-x.com323-953-4700mail@a-n-x.com2814 Rowena Avenue, Los Angeles, California 90039
VIA ArchitectsResidential, commercialviarc.com323-962-9101info@viarc.com5537 Hollywood Blvd, Los Angeles CA 90028
Space International Inc.Residential, Retailspace-intl.com323-255-1523info@space-intl.com3630 Tyburn St
Los Angeles
California
90065
Gus DuffyResidentialgusduffyarchitect.com818-850-9505gusgda@pacbell.net
Coscia DayResidentialcosciaday.com310-399-1613anthony@cosciaday.com
Tim BarberResidential, Commercialtimbarberltd.com323-782-1000info@timbarberltd.com8455 Beverly Boulevard, Suite 409
Los Angeles, California 90048
Serrurier ArchitectsResidentialserrurierarchitects.com323-848-7449serrassocs@sbcglobal.net7033 Sunset Blvd. Suite 310
West Hollywood, CA 90069
C + PResidential, Commercialcp-dc.com310-684-3883info@cp-dc.com3300 Airport Avenue, Suite 4, Santa Monica CA 90405
Carson ArchitectsResidential, Multifamily,carsonarchitects.com310-392-4828
Koffka / Phakos DesignResidentialkoffkaphakos.com323-461-0050info@koffkaphakos.com6404 Hollywood Blvd
Suite 405
Los Angeles, CA 90028
ScrafanoResidentialscrafano.net323-954-6464info@scrafano.net5770 1/2 West Pico Boulevard
Los Angeles, CA 90019
Roger SchultzResidentialrogeraschultz.com310-428-4558rschultzarc@gmail.com19439 Mayall Street, Northridge, CA 91324
Unruh BoyerResidentialunruhboyer.com323-662-3111email@unruhboyer.com2311 Hyperion Ave, Los Angeles CA 90027
Rod YoungsonResidential, Interiorsrodyoungson.com310-710-3640rod@rodyoungson.com47209 El Agadir Circle, Palm Desert, CA 92260
C & C PartnersResidential, Design Build,candcpartners.com310-322-0803
Nest ArchitectureResidential,commercialnestarchitecture.com310-559-9900Kip@nestarchitecture.com4248 Overland Avenue
Culver City, California 90230
Crockett Architectcrockettarchitects.com
Sam GhanouniMultifamilyNo website424-293-2613samghanouni@me.com1836 Parnell Ave #105
Los ANgeles CA 90025
Work Plays ArchitectureMultifamily, Retailhttps://www.workplays.com/
Von Studnitz ArchitectsResidentialhttp://www.vsarc.com/(323) 620-0512jonas@vsarc.com519 La Cienega Blvd. Suite 11
West Hollywood, CA 90048
Griffin Enright ArchitectsMultifamilyhttp://www.griffinenrightarchitects.com/
Slag ArchitectsResidential,ADU https://www.slagdesign.com/213.228.9940info@slagdesign.com

Do you want to add your Los Angeles Architect Practice to my list? Message me, and I will add your information to this directory

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Case Study: Odorless Smoke Removal Southern California

Odorless Smoke Removal Southern California

blankBeing a real estate agent for the past 10 years, I have run into all kinds of problems with properties. One of the toughest problems to solve is Cigarette Smoke Odors and Pet Odors. I once had a tenant in a West Los Angeles Condo that was a smoker. He swore up and down that he would never smoke inside the condo. A few weeks after he moved in, I get a call from the Property Management Company with a complaint that someone was smoking on the balcony of the condo.

This building has a designated smoking area where residents are allowed to smoke. I asked the tenant if he was smoking inside the condo and he said, “Of course not!”  He claimed it was the person below him… I should have known right then that there this was going to be a problem.

After a few months, I got another call, this time from a neighbor, who complained that they smelled smoke coming from my unit. I live in Southern California, and California, in general, has very tough smoking laws, especially in public places.

Well after a few months of arguing back and forth with the tenant we both decided to end the lease early and go our separate ways. There was only one problem: when I got my condo back it reeked of tobacco smell. Before I tried to cover up the smell by painting the walls, which I was skeptical would work anyways, I did some research online.

I found a company out of Orange County who specializes in Odorless Smoke Removal, I was intrigued by their process because it involved using Ozone (O3 Molecules, the same ones in the Ozone above the atmosphere) to eliminate odors. I discovered that Hotels use this technology to remove odors, so I knew it had to work. 

I contacted the odor removal company, and Troy the owner came out to visit my Ole’ Smokey Condo. Troy has a very sensitive nose, and he could tell right away with his sniffer that the smoke odor was very strong. For light odors, he needs 2-3 days with his machines, with medium odors 4-5 days, and for heavy odors like what I was dealing with he needs 7-10 days. He told me he was relieved I called him before painting because once you paint it is much harder to remove the smoke odors from the walls. 

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I asked him how to get rid of the cigarette smoke smell. Troy explained that his machines produce ozone (black cases in the picture above). Since Ozone is heavier than regular O2 (the Oxygen we breathe) he needs fans to push the ozone up into the ducting and ceiling and tops of the walls. The Ozone machines and fans work in tandem to spread the ozone throughout the spaces with odor. Ozone is a highly reactive particle, it chemically bonds with odors and neutralizes them.

Smoke removal isn’t cheap! The cost runs anywhere from $100 to $200 per day depending on the size of the space that needs to be treated. In my situation, it was a no brainer because I couldn’t rerent the condo until the smoke smell was gone so I didn’t have any choice. 

Troy warned me that exposure small amounts of Ozone are fine (he actually strongly believes there are health benefits to microdoses of ozone) but if you are exposed to Ozone for a prolonged period it can hurt your lungs. When the machines are running the room must be closed up and no people can go in unless they are wearing a respirator. It’s not very dangerous but you should still use caution. 

After 7 days of running the machines, we returned to the condo to smell the results. I was amazed! It was incredible, the smoke smell from six months of heavy smoking in the condo was completely gone. I was very grateful and rerented the condo in short order. Since that time I have used ozone treatments for dog smells, including pet odors and urine smells and other stubborn odors and it has been incredibly effective. I highly recommend this service to property managers, real estate agents (like myself), or property owners who are dealing with an odor problem. Troy says he works a lot with Car Dealerships and Rental Companies – so it works in cars too. 

Owner Troy Cline 
949-291-0952
ozonepureair@gmail.com
www.ozonepureair.com

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139 S Los Robles Ave | The Livingstone

No properties found

No properties found

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The Livingstone
139 S Los Robles Ave
Pasadena CA 91101

The Livingstone is a 32-unit Historic Condo Building in Oldtown Pasadena. Built-in 1927, the Livingstone Hotel was designed by local influential architect Myron Hunt + Walter Webber and constructed at an original cost of $160,000. The Livingstone operated as a hotel until 1935 when the great depression bankrupted it. It was later bought and converted to a boarding house until its condo conversion in 2010 by Povac Investments. Most of the floorplans in the Livingstone are 1 bedrooms but there are a few 2 bedroom floorplans, and 2 penthouse units. If you like Brick, this building is sure to please with the not often seen combination of Brick Exterior and Clay tile roof- something that might only be possible here in Southern California. The Building may have been inspired by Myron Hunt’s early upbringing in Massachusettes- it definitely has a New England feel to it. In 2017 Livingstone Hotel was designated a Pasadena Historic Landmark and is eligible for the Mills Act. The roof-mounted “Hotel Livingstone” neon sign was added in the 1940s and still lights the night sky today. There is a commercial space on-site,  that used to house the Miyako Japanese Restaurant for nearly 50 years and is now occupied by a coffee shop. The Livingstone Condos offer urban living at its best.

Location

Real Estate

Record Sale? $995,000, 139 S Los Robles #401, 06/24/2011

Turnover?

Appreciation?

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All the floorplans in 139 S Los Robles are single story. There are two lower-level condos (B010 and B011) and one penthouse (#401 – 2400 sqft with huge roof deck), and one commercial space (3,250sqft). The condo mix is (24) 1 Bedrooms that range in size from 600 sqft to 850 sqft and (6) 2 Bedroom condos that range in size from 850 sqft to 1200 sqft. Prices for the 1 bedrooms is $600,000 to $700,000 and price for the 2 bedrooms are $750,000 to $850,000.

Stacks 10 and 01 face the street. 05 is the largest stack and are 2 bedrooms. 

When the building was being condo converted a lot of the historic elements were maintained. I love the old elevator, and the double-hung wood windows. Condos have polished concrete floors, and exposed brick walls (Had to floor mount the electrical outlets to protect the walls). Kitchens have gas ranges, black granite countertops, and stainless steel appliances. Central HVAC and recessed lighting were added. Bathrooms are medium size with a combined tub/shower and single vanity. Washer dryer in the unit. Some bedrooms have a reach-in closet and others have a walk-in closet. Some condos have a small balcony

Amenities

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Lobby – The lobby has a custom art piece which is welded metal and was designed to mimic sound waves.  The steel used in the sculpture was salvaged from the building’s old earthquake retrofit straps.  

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Elevator

Parking & Laundry

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Each condo has a stacked washer dryer inside a laundry closet. 

The Livingstone originally had no parking. When the developer condo converted it, the also developed 133 S Los Robles “The Burton”, a new construction building next door. The Livingstone was given parking spaces in the Burton next door.  The parking garage for the Burton can be accessed either through the connecting tunnel or above ground.  1 Bedroom condos get 1 parking spaces, and 2 bedroom condos get 2 parking spaces. 

Home Owners Association

Note on the Mills Act- while this building is eligible for the Mills Act, there is NO MILLS ACT contract. the HOA has explored getting a mills act contract in the past but decided not to because of various owners in the HOA didn’t want to. 

HOA dues Monthly Cost? $300-$400/mo.

HOA dues cover? Water & Trash, Gas, Building Insurance, Common Area Maintenance, Reserves

Owner Pays? Electric, Gas, Condo Insurance,

Any special assessments?

Pet Policy? 2 pets up to 40 lbs

Rental Policy? Leases must be 6 months in length or longer, no other restrictions

EQ Insurance?

CCRs? https://www.dropbox.com/s/77ory8doto88zba/133%20CC%26Rs.pdf?dl=0

Building Rules and Regs? https://www.dropbox.com/s/pfwcyak91xaz0ix/133%20PLR%20Rules%20%26%20Regs%20.pdf?dl=0

Building Reserves?

Special move in instructions? $150 move out fee

Can you have a BBQ on the balcony?

Property Management Company?

Allstate HOA Management
www.hoamgmt.com
310-444-7444
erik.b@hoamgmt.com

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Los Angeles Real Estate Video

Video is quickly becoming homebuyer’s favorite media for searching properties online. For large houses of 5,000 sqft plus- having a video gives a better sense of the relationship of space and how rooms function with one another. Video allows buyers to interact with a property in a way that is not possible with 2D still photography. They add motion, get buyers excited, and bring the property to life! 

Making a quality video is quite the production. A video shoot may require a cinematographer, video editor, music composer, actors or models, cars, multiple days of shooting, and post-production graphics which makes videos a lot more expensive than photos. The average cost of Los Angeles Real Estate video production is somewhere between $4,000 – $8,000 for a 3 minutes to 5-minute video. This price tag makes video cost-prohibitive for listings under 2M. I have seen some value video companies starting to appear that can keep the budget manageable between $1,000 – $2,000 for less expensive properties.

The cost of the la real estate video can range widely. Some of the variables that determine the cost are- the size of the property, whether or not models are hired (Models day rate will be between $200-$500), luxury car rentals if needed, and if you want twilight video and drone video. The length of the video, voice-over actors, and having a custom soundtrack can also affect the price. I would not recommend the video to last longer than 5 minutes – for real estate, this is about as long as you can expect to hold people’s attention. This type of content is primarily for sharing on websites, and Social Media (Facebook, Youtube, Instagram) so viewers are looking for shorter length content. 


Wave Motion
www.wavemotionfilms.com


Blacksail Media
(323) 321-1319
www.blacksailmedia.com
info@blacksailmedia.com

 

 

Triblend Media
www.triblendmedia.com
(818) 825-7873
triblendmedia@gmail.com

 

 

One Shot Productions
oneshotprods.com
(424) 253-4556
info@oneshotprods.com

 

 

Berlyn
www.berlynphotography.com
tel:(310) 489-9666
si@berlyn.net

Berlyn Photography has had the best real estate picture slideshow for years. They have been very prolific because they are hired by some of the top luxury realtors in the city. 

 

No 22 Media
no22media.com 
(818) 749 – 7120

 

12661 W Bluff Creek, Playa Vista CA 90094 from The Luxury Level on Vimeo.

The LUXURY LEVEL
www.luxlvl.com
team@luxlvl.com
(800) 778-0303

Sky Photography
www.skyphotographyla.com
(310) 595-0822
skyphotographyla@gmail.com

Sky Photography literally invented the Real Estate Video tour. Was one of the first person doing drones and videos, he has had a huge influence on everyone else’s videos, the first person to use models, etc.


Shak Cinema
www.shakcinema.com
(949) 577-7425
RAY@SHAKCINEMA.COM

The Salty Shutters
www.thesaltyshutters.com 
(949) 413-0180
info@thesaltyshutters.com

Aerial One
aerial-one.com
albert@aerial-one.com
(310) 926-0089


3 sixty Strategies
www.3sixtystrategies.com
(805) 262-7720

La Jolla Concours d’Elegance 2019 from Spearhead Media on Vimeo.

We were the first company to start shooting lifestyle videos including footage of the neighborhood.
Spearhead Media
www.spearheadmedia.com
(310) 266-0917
brady@spearheadmedia.com

16980 Escalon Dr. Encino, CA 91436 from ZenHouse on Vimeo

Shooting LA
www.shootingla.com
(310) 569- 5557
Hello@ZenHouseCollective.com

One of the first photographers to hire other photographers- he has probably shot about as much as anybody. Changed his brand from Shooting LA to Zenhouse collective now. 

1142 Calle Vista Dr, Beverly Hills, CA (No Text) from Interior Pixels on Vimeo.

Interior Pixels
www.interiorpixels.com
(424) 744-8013
TEAM@INTERIORPIXELS.COM

Value Production Companies

Jeff Jack Productions
(213) 864-0200
jeff@getjxn.com

Can’t praise Jeff highly enough, he does all my videos for this site. Contact Vidjay Beerepoot http://www.vidjaybeerepoot.com/ for sound 

2017 Cravens from Quazmo Productions on Vimeo.
Quazmo
www.quazmo.com

SUNNY REAL ESTATE DEMO from Sunny Creative on Vimeo.

Alex Nez
www.sunnycreative.com
(818) 824-3628
info@sunnycreative.com

Gerald Rheisen
(214) 762-4375
greihseniv@me.com

Forward Media Productions
forwardmediaproductions.com
(323) 628-6356

Rosalita Pink Sands Beach Harbor Island, Bahamas from Lifestyle Production Group on Vimeo.

Lifestyle Production
lifestyleproduction.com
(305) 699-5741

 Rews Media LLC
rewsmedia.com
626-768-0951

 

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Rent Payments

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It’s the first of the month and rent is due. How do I pay rent?

Before the internet, tenants most commonly paid rent in cash. Landlords would go door to door, knocking on their tenant’s doors, and collect rent on the first of the month.

Dramatization

Thankfully, nobody really does that anymore. Winter climates make this practice a chilly endeavor, especially in January and February. For myself, knocking on the tenant’s door is a last resort. I only knock on a tenant’s door when ALL OTHER attempts to collect rent have failed. There are a variety of better ways to pay rent now, so tenants can be left in peace, and landlords don’t need to make unnecessary trips.

Ways to Pay Rent:

Direct Payments
blankWire transfers are ideal for sending the initial Move In funds- they aren’t so great for regular monthly rent payments because of the cost. There is no limit on the amount of the transfer and as long as you get the WIRE out before 2:00-2:30 PM Pacific Standard Time, the money will be transferred the same day. If you miss the wire cutoff deadline, it will be sent out the next day. The wire cutoff time is set by the East Coast, which is 3 hours ahead, New York wire cut off time is 5:30pm. WIREs cost $20-$30 each time. WIREs can be sent internationally as well. For Domestic WIRE transfer, all you need is the recipients name, bank name and their account number. Their Bank’s routing number can be helpful as well, but usually it is pretty easy to look it up. 

ACH Transfer or Direct Deposit (Free)

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My favorite rent payments option is ACH Transfer. ACH stands for Automated Clearing House. This is the system that US banks use to transfer money between each other. It was set up in the 1960s, so it has been around forever, and every US bank is part of the system. These transfers are typically free to just a few dollars, and you can set up recurring payments. Funds become available to the landlord within 3-5 days. It uses the same network as WIRE Transfers but doesn’t cost $20-$30 to send. I think of ACH like a slow and cheap WIRE. Similar to a WIRE, you will need the Person’s name, Bank Name, Bank Account Number, Routing Number, to set up ACH Payments.

ACCOUNT SETUP: To set up ACH you can set it up yourself online on your bank’s website. If that’s too confusing- just go into your local bank branch and speak to a banker or call your bank’s customer service phone number, and a customer service representative will assist you to set up ACH payments.

WIRE FRAUD ADVISORY- Email is not a secure way to transmit Banking Account Numbers. If you do email your Bank Account Number to your tenant, make sure to have them verify the account number with you over the phone. Make sure the bank account number wasn’t hacked. Once the money is transferred it is gone, if the tenant sends money to the wrong account number- it cannot be returned.

Online Payments

Most Tenants and Landlords agree that Online rental payments are best. With the advent of online banking, paying/collecting rent is now simpler and easier than ever- you can pay rent by clicking a button! Imagine paying rent while lying in bed in your pajamas with your morning cup of coffee and your laptop or paying rent while hand gliding in the clouds in South America on your cell phone. You get the point- paying online is very convenient. You can pay anytime, anywhere you have a connection to the internet- and payment arrives instantly. There are a variety of free and low-cost online payment options. One advantage with online payments is that you can schedule recurring payments or automatic payments, so you don’t even to think about it.

ZELLE (Free)
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Zelle launched in 2017, so it is a newer online transfer method. Zelle is owned by the banks and allows for mobile banking. Since Zelle is relatively new, not every bank is part of the system yet- they add more banks Daily. You can check if your bank is a member bank on Zelle’s website: https://www.zellepay.com/get-started

If your bank is not a member yet, Sorry! You will just have to wait until they are added. All of the major US banks are already members.

Zelle Limits the first transfer to a new sender to $500. After the first transfer, the amount automatically increases to $2,500/mo. per transfer. if the monthly rent is more than $2,500, You can call your bank to raise your transfer limit for Zelle or send more than one transfer. Zelle is Free. Zelle does not work for international Transfers.

Zelle is not great for the initial move in funds. Zelle’s transfer limits can be an issue with the move in funds for 2 months security plus 1-month rent in LA is much more than $2,500. For initial move in funds, I usually recommend to do a WIRE for $30, Cashier’s Check or ACH- all of which have unlimited transfer amounts. You might have to send 3 or 4 Zelle transfers to send all of the move in funds. Participating Banks will have a link to Zelle in their online website, or on their mobile app.

ACCOUNT SET UP: All you need to do is log onto your bank’s website or download your bank’s mobile app, and register your mobile number and email address with your bank account. You will need your landlord’s name + email or phone that they have registered with their Zelle.

Venmo (FREE)

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Venmo is owned by Paypal. Venmo was launched in 2009 and was the first mobile banking app. They have a website too, Venmo is an independent Mobile Banking App and Zelle is owned by the major banks. When you open up a Venmo account- you need to verify your identity. This is more difficult for initial set up then Venmo. It’s free. $3,000 max weekly limit, it cannot be raised higher. Not good for leases over $3,000 per month or for move in the transfer.

Paypal

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Third Party Online Services (3% Fee)

You can hire companies to handle billing, they usually charge 3% fee. If you want to hire a 3rd Party Vendor service here is a great list

Pay Rent Online: List of Online Rent Payment Tools

Property Management Company

One of the reasons to hire a property management company is to have them handle rent collecting for you. Since Rent Collection is one of Property Management Company’s main services (Their management fee comes from the rent), they will have several different payment options set up for tenants to choose from to make paying rent as easily as possible. I always recommend to Hire local property Management Company. If they are Local, they will have an office location where tenants can drop off rent. In addition, Property Management Companies usually have their own online portals from their websites where tenants can create an account, login, and pay rent. Management Companies can accept credit cards- usually a 3% convenience fee for this payment method.

Personal Check

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Personal Checks still work OK if the landlord is local or In State. Tenant’s can drop a personal check at the Landlord’s rent collection box or send it to their mailing address. Personal Checks are safe to send regular US Mail. The only issue with mailing a personal check is that the US Post office sometimes will lose it, and a lot of the times it can take anywhere from 3-7 days for the check to arrive depending on how far it is traveling within the continental US. One downside of personal checks is they doesn’t work for out of country or overseas landlords (Your London Landlord might be waiting a bloody long time for the rent check to clear customs at Heathrow International Airport).

Sometimes tenants and landlords can get into disagreements with mailing personal checks, because the lease will have a 3-5 Grace period to pay rent before the tenant is charged a late fee, and if the check is sent on the mail on the 3rd – 5th day of the month, and takes 3 or more days to arrive, by the time it gets to the landlord it is already late. Then there is a question, is the rent late if it is not sent by the grace period, or not received by the landlord by the grace period? If you will be mailing checks, it might be better to clarify this beforehand, or just switch to online payments which are instant.

If you are mailing a check, I recommend getting it in the mail on the first, or better yet, even a few days earlier than the first to make sure it arrives within grace period. A downside for tenant’s is you need envelopes and stamps which are a small cost. A downside of personal checks for the landlord is once it arrives, they need to make a trip to the bank to deposit it, and a check can bounce of course.

Expert Landlord Tip: Don’t want your tenant to know where you live? You can open a PO Box at your local post office to keep you home address confidential.

Cashier Check

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Cashier’s checks work great for Move In Funds. There is no limit to Cashier Check amount, except that you need that much money in your account. Cashiers Checks work a little differently than personal checks- when I personal check is deposited by the receiver that is when the funds leave the senders account. This is why sometimes personal checks can bounce. Unlike a personal check, for Cashiers Checks, the money leaves the senders account as soon as they make the Cashier’s Check out. There is no bounce risk with Cashier Check.  

Money Order

Money Orders and Western Union are better than cashier’s checks for rent under $1,000/mo. because they have lower fees- just $5-$10 dollars.You can do a money order at Walmart.

Cash

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As a general policy for both landlords and tenants I DO NOT recommend accepting/making rent payments in cash. First, cash is not easy to send securely and second, there is no record of payments received in cash (which might be why some landlords like it, so they don’t have to report it on their taxes). For rent payments made in cash, always ask the landlord or Manager to give you a receipt to prove that you paid. That way, no one can come back later and say you didn’t pay, and then you are responsible for paying rent twice.

Another downside of cash is there is a real risk of robbery if you carry large amounts of cash on you. Back in the 1980s in LA, I heard some real estate stories of Vietnamese and Korean Landlords walking to the bank with an ex-military escort toting an AK 47. Cash is very popular form of rent payment for Asian landlords.

I think this is common knowledge, but never hurts to restate- Never send cash in the mail. Someone at the post office will probably open the package and steal it. If the cash is stolen, you are still responsible to pay rent- so you will have to pay twice. Cash requires hand delivery (which usually means time restrictions to during normal business hours Monday through Friday), which is very inconvenient, or impossible if landlord lives far away, which is why many landlords refuse to accept it as a form of payment.

Cash does have some advantages- cash can’t bounce like a personal check. Also, there is no transaction fees to pay rent with cash. And there is something visceral about holding cold hard cash in your hands that you don’t get with an electronic transfer. 

If you insist on cash, I strongly recommend considering cashier’s checks or Money Orders– for a small fee, they are as good as cash, however, they can only be cashed by the intended recipient and are safe to send, and create a record of payment.

Crypto Currency

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A lot have news has been covering Crypto Currency in recent years. This is a new form of payment. Most traditional landlords won’t accept it because they don’t know what cryptocurrency is, or how to receive and store it. Since Cryptocurrency technology is still developing and the market has such high volatility it makes it very difficult to use as a payment method at this time. If you wait a few days after receiving the CryptoCurrency payment to convert it into fiat currency, the value could have changed plus or minus 20%. Which is great if it goes up 20%, but horrible if it goes down 20%.

 

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Los Angeles Income Property Utility Cost

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When renting Condos and Single Family Homes landlords usually don’t pay for any of the utilities (except for condos, which the Landlord pays the HOA dues which cover some utilities).

For Residential Income Properties (2-4 units) and Apartment buildings (5U+) it’s a different story. Landlords usually pay at least a few of the utilities with these properties. Water + Trash are the most common utilities paid by the landlord since most income properties in Los Angeles are on a Master Water Meter and not separately metered. The cost to install a water submeter is quite prohibitive at about 20K, and water is cheap, so most landlords never bother to upgrade to separate water meters.

Advice from experience:  I recommend to put a stop service request on all utilities that are to be paid by the tenant prior to their move in. That way, you ensure that the utilities are put under the tenant’s name (at least if they want to use them) and you don’t have to pay for them.

Expert Tip: Most public utility companies have a “Landlord Account” you can set up. You should consider setting up a Landlord Account for all your investment properties. The two main utilities to set up landlord accounts in Los Angeles are Electricity and Gas. Landlord accounts save time and effort. When a tenant turns off their utility service, instead of disconnecting the Electricity or Gas, the service is left on and automatically transferred back to your landlord account- so you don’t have to start service again.

One last point I’d like to mention about utilities is that there is a lot of research that shows when a tenant pays their own utilities, they use about 20% less than when the landlord is pays for them. So if you can have the tenant pay for their own utilities that is always best.

Utilities Expenses:

WATER

ELECTRICITY & GAS

TRASH

SEWER

Water

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Fresh Water is one of our planet’s most abundant resources. Los Angeles has low rainfall and has to import about 70% of the water it needs, so water here is more expensive than wetter parts of the country- even if water is cheap (750 Gallons public water is ~$5- a lot cheaper than at the supermarket!).

Most of the income properties in Los Angeles are on a master water meter. I think this is because water is very inexpensive and the cost to install a meter is cost prohibitive ($20,000). Since there are no separate water meters, landlords usually pay water.  

The average person uses 100-120 Gallons of water per day and about 36,000 gallons of water per year. I would estimate about $200-$300 a year per person for water cost. If you have a 2 Bedroom unit, assume 3 occupants 3X$250 = $750 water cost per year. For 1 person in a 1bedroom $250 per year.

Some typical things people use water for: Showers (15-30 Gallons), Cooking (2 Gallons), Laundry (15-30 gallons), Gardening (8.5 Gallons/100sqft), Dishwashers (10 gallons) Bathroom – Toilet and sink (10 Gallons). A Bath is about 36 gallons. Showers are 2 gallons a minute.

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For properties that have extensive landscaping- especially grass, this can really skyrocket the water bill. Figure about $30/year per 100 SQFT of grass.

Los Angeles Water Companies? Beverly Hills Water covers BH and westhollywood??
DWP for LA

Electricity & Gas

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Electricity and Gas are commonly separately metered in Los Angeles- so tenants almost always pay for their own electricity and gas. Landlords for 2-4 units usually don’t have common area electricity (Lights in the front, the parking garage, Laundry room, and hallways) or common area gas charges (shared boiler, or laundry room gas dryers for example) for smaller size buildings. Apartment building owners, on the other hands, will probably have some common area electricity and gas bills for larger properties.

Electricity can be quite expensive @ 12 cents per Kilowatt Hour. The average American houshold spends $1,200 a year on Electricity Bill or about $100/mo. Since people spend about 5x more on electricity than water- this is a much more desirable utility to separately meter- paying the 20k to install a separate meter can recoup investment on a 15 year timeline.

For electricity, I would just like to specifically mention HVAC- which can be a huge power sucker. Especially if the HVAC system is old and functioning with less effectiveness. If the property has common area cooling system that is going to affect utility cost a lot.

Trash

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The City of Los Angeles provides collections services for Residential customers. Residential Service is for properties of (up to how many units?). The city only offers Trash bins, if you need a dumpster you will need to hire a commercial trash company and the cost is much higher (about +3K/mo per dumpter). 

Residential is Le expensive- for Single family dwellings it is $36/month or $432 a year. 

and for Duplexes and Multi-Family Dwellings $24/mo. per unit or  $288 per year per unit.

SEWER

Sewer is one of the little bills  $20/mo or $250 a year.

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Change Los Angeles Assessor Square Footage

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Los Angeles Assessor West District Office – Kind of deserted in there.

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The Los Angeles Assessor’s Office keeps records of all properties in Los Angeles County for tax collecting purposes. The assessor’s records or “public records” can be used by other government agencies (Like the Building Department), for real estate appraisals, census data, and are available to the public as general information.  

Did you know?

The total number of Properties in Los Angeles is approximately 2.5M parcels! These properties had an assessed valued of 1.416 Trillion in 2017. Of those total parcels, 1,870,000 (or ~75%) were single family homes.

How do I Look Up MY assessor information?

You can search any Los Angeles property’s assessor record using this link to the assessor website:

 https://portal.assessor.lacounty.gov/

Wait… I just checked, and the assessor data is wrong- What Do I Do?

Well, if you are not selling, refinancing, or building new construction- you probably don’t have to do anything. Even if the assessor data is wrong, it is not affecting you. Most homeowners want to correct their assessor data anyway. Having incorrect assessor information can cause difficulty and delays: getting appraisals, obtaining a new loan or refinancing, lowers your property value, and open sellers to legal liability if they disclose incorrect square footage to buyers.

How is there possible legal liability?

I don’t mean to scare you, but a common reason for lawsuits in Los Angeles these days regarding real estate transactions is square footage. A popular statistic LA buyer’s use is price/sqft. If a seller tells a buyer a property has more square footage than it does, the seller might be liable for damages because they provided false information.

As a real estate agent, I always advise my Sellers to use square footage from the public records for your listings. This protects sellers from buyers claiming to be misled. But if the public records are wrong, and they significantly understate the size, unit count, bedroom or bathroom count or other characteristics of your property, it might be tempting to not want to use them.

I think my assessor data is wrong- How do I fix it?

The Data can be wrong for one of two reasons:

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1) Clerical Mistake or Date Entry Error.

A clerical error is fairly easy to fix by submitting a Los Angeles Property Data Change Request to the Assessor’s office. The process takes about 30-90 days depending on the time of year, and how aggressively you follow up and is free. Some research is required. 

Or

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Burning Man

2) Unpermitted Construction.

For unpermitted construction– the assessor records cannot be changed. The only way the assessor records can be changed is to first retroactively permit the construction which is expensive and burdensome.

To figure out which reason the assessor data is wrong requires a little bit of research. The process moves a lot faster if you do the research yourself and provide evidence with your Property Data Change Request.

Let’s get Started!

To change your assessor data I recommend starting by pulling the building permits.

You can search for building permits online on Los Angeles Department of Buildings website:

https://www.ladbs.org/services/check-status/online-building-records

Or you can order building permits online with the permit report for $60 www.thepermitreport.com

The Building permits will usually have some information about the property size (New Construction Permits, Addition Permits, Certificate of Occupancy), and changes that occurred to the property overtime regarding Bedroom/Bathroom Counts (General Remodeling Permits), Lot Size (Lots ties), unit counts (certificates of occupancy).

When you are making a Property Data Change Request you should include evidence to prove your case. Building Permits are great.blank

Another helpful resource for condo sqft and lot size questions is the Assessor Parcel Maps. You can ask a real estate agent for them or search from them on the assessor website online:

 https://portal.assessor.lacounty.gov/

You might find this explanation of APN numbers helpful.

For Condos, the CCR’s usually have SQFT in them. You can get a copy from the HOA or a real estate agent if you don’t have a copy from when you originally bought them.

Do you have an old appraisal report? The appraiser usually measures SQFT in those reports. You can hire an appraiser or floorplan company to measure your property.

Evidence from multiple sources makes your argument stronger.

I thought my SQFT was larger than my research shows

Some SQFT is not counted by the assessor. Garages, Unfinished basements, Attics, Sheds, Unenclosed balconies or patios, Lofts, and this is the biggest one: unpermitted construction. Sorry! The assessor’s office does not recognize unpermitted construction.

The assessor uses two different conventions for measuring Houses and Condos. The Assessor office measures houses from the outside and condos from the inside. I think because it is just more practical to do so. The space between the walls can make a difference in SQFT. 

All Done with research?

I’m Ready to Submit my Property Data Change Request!

I recommend to write a short letter that explains your evidence for the mistake. The Property Data Change form itself is very brief so a letter can give some context. I also recommend to include any supporting evidence you found in your research with your change request. My last tip is to submit the request 2 times, once to the Downtown Assessor Office

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Downtown Assessor Office
Kenneth Hahn Hall of Administration
500 W. Temple Street Room 225
Los Angeles, CA 90012-2770

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And your local District Office (Van Nuys, Lancaster, West District Office, South District Office, East District Office, North District Office).

Not sure who your local field office is? Call the assessor office and they can tell you if you give you’re your property address (213) 974-2111

Ok- I’ve submitted what’s the process?

Once you submit your property data change request, it will be assigned to a field supervisor. You can call both the main office and your local field office once or twice a week to check on whether or not your Change Request has been assigned to a field supervisor yet. I can tell you that the assessor gets a lot of change requests- they have a huge stack of them, and if you don’t call you will have to wait until they get to the bottom of the pile to reach yours. If you call frequently it can speed the process up, especially if you have already done your own research.

In reality, these change requests are a fairly low priority, so if it is the busy season, you will have to wait longer as other business will take priority.  

If you are requesting a change in SQFT on a house, or to verify building permits, the assessor might send a field appraiser to do a site visit.

F.A.Q.

How long does it take for Public Records to change?

Sorry to say the assessor moves pretty slow. Once you get the phone call notifying you that your request has been approved it can take up to 6 months for the records to be updated. The assessor’s office, as a policy, does not issue anything in writing, such as a letter or email, that can be used as a proof that the SQFT has changed prior to the system being updated within the next 6 months. 

Will correcting my assessor information raise my property tax?

The answer is Yes and No. It depends on whether you did the construction or not. If the construction was done prior to your purchase of the property, then correcting the assessor record will not affect your assessed value (It is included in the original purchase price). If you did the construction work and improved the property during the time you have owned the property- your property tax will be increased. This is not a reassessing event. Only the additional value of the construction will be added to your tax bases. 

Example: Property was purchased for $500,000, held 5 years, current market value $650,000, Current assessed value $552,000 and property taxes are 1.25% or $6,900 year. Value of construction added $50,000.

A) What is the assessed value if construction was done prior to purchase? $552,000 – the assessed value stays the same. 

B) What is the assessed value if construction was done after purchase?  $602,000. The assessed value goes up on the cost of the construction. The difference in annual property tax is $50,000 x 1.25% = $625

C) What if the property was torn down and rebuilt? The new property would be reassessed at time of being built

If your assessed value goes up, you will get a supplemental tax bill for the year. 

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828 N Hudson Ave | Hollywood Condos

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828 N Hudson Ave
Los Angeles CA 90038

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828 N Hudson is a 25 unit Mediterranean condo building in Hollywood. Built-in 1989, it’s hard to ignore this building’s bright Southwestern Orange exterior! The building has Spanish architectural elements with Saltillo tile courtyard, wrought iron entry gate, and a good variety of tropical plants. The building has low HOA Dues under $400/mo. One thing that makes 828 N Hudson unique is that there are 4 rooftop decks with views on each corner. No elevator in the complex, so be ready to climb some stairs! Laundry is community, located in a laundry room on each floor. All the floorplans are 2 bedrooms that range in size from 950-1300 sqft. This building appeals to buyers who want to be close to nightlife and entertainment, but also want to keep an eye on their mortgage. These condos sell for a 20% discount to comparable West Hollywood Condos, and 10% below slightly larger Hollywood condos nearby. 

 

Location

828 N Hudson is located in the southern central part of Hollywood, so you are very close to Hancock Park and Larchmont Village, and close to Hollywood and Vine. This area has experienced an explosion of development as many single family homes are being demolished and redeveloped into condos and apartments. I wouldn’t be surprised if this area became like central West Hollywood in another 10 to 15 years. The Pavilions on Melrose and Vine is the closest grocery store. Trader Joes on Vine is 5 minutes up the street. My favorite breakfast spot Grub is walkable from 828. For Special occasions, Mozza is one of the best Italian restaurants in LA. For Everday lunch spots, I like Malibu Eaterie and California Chicken Cafe on Melrose and Mansfield, however, their parking lot is always full, and All About the Bread on La Brea. The list of bars is too many to name but a couple of spots nearby are Pour Vous, the recently moved Cat and the Fiddle, and the Next Door Lounge.

Real Estate

Record Sale: $602,000 8/15/2017

Turnover: 4%-5% about one condo sells a year on average

Appreciation: 3.5%

Floorplans vary between single story and townhouses. All of the condos on the first floor (101-110) are single story, and all of the condos on the 2nd floor (201-215) are the townhouses with a flight of stairs up to the Third story, which is the upper floor of the 2nd floor. All of the condos are 2 bedrooms that range in size from 950 sqft to 1300 sqft.

Most of the owners have remodeled their condo to their taste. One bummer of the townhouse layouts is there is no downstairs powder room. Upstairs there is a hallway bathroom that serves as a bathroom to the 2nd bedroom and a guest bath. These condos have really big living rooms with a gas fireplace. I really like the Italianate windows in the living rooms. Kitchens are modest size but have everything you need. The master bedroom has its own private master bathroom and walk-in closet. Units that face the rear of the building have balconies of varying sizes.

Condos sell between $600,000 and $700,000

 Amenities

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Rooftop Deck

Parking & Laundry

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Each condo gets two parking spaces in the gated garage. 3/4ths of the parking is side by side, 1/4 is tandem. There are 8 guest parking spaces in this building (6 tandem 2 side by side).

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Laundry is Community laundry. There are 2 laundry rooms on floors 1 and 2 with two washers and two dryers. Some condos have in-unit laundry- those are grandfathered in. No new in-unit laundry is allowed to be installed in the unit per management company.

Home Owners Association

HOA dues Monthly Cost? $340.00  (Monthly)

HOA dues cover? Water, Trash, Common area maintenance, building insurance, reserves

Owner Pays? Electric, Gas, Internet Cable, Condo Insurance

Any special assessments? No

Pet Policy? No restrictions on breed or weight

Rental Policy? Leases must be in writing and at least 30 days in length, no other restrictions

EQ Insurance? Yes

CCRs?

Building Reserves?

Special move in instructions?

Can you have a BBQ on the balcony?

Management company?

Cardinal Management
323-349-0865

 

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