Constructing a new single-family home in Los Angeles involves careful navigation of zoning rules, permits, neighborhood plans, and costs. Generally, three-story homes are unusual in Los Angeles single-family zones, because standard R1 (one-family) zoning limits height to about 33 feet (roughly two stories) . Special cases (Coastal or Hillside areas) allow up to 45 feet or extra stories . Below we summarize the key requirements and constraints:
Zoning and Legal Requirements
- Base Zone: Most Los Angeles single-family lots are zoned R1 (One-Family). R1 requires at least a 5,000 ft² lot (50 ft wide) . (Some “R1 Variation” zones have larger minimums.) Two-story homes are typical. The LAMC height limit in R1 is 33 feet above grade (about 2½ stories); roofs with a shallow slope (<25%) must be under 28 ft . In non-hillside/coastal R1, three full stories would usually exceed 33 ft and thus violate this limit. (Coastal or hillside R1 can reach 45 ft , allowing a taller house.)
- Stories and Setbacks: The R1 code allows additions beyond two stories but requires extra yard setbacks. A main building over two stories must widen each side yard by 1 foot for each story above two . For example, a three-story R1 house needs at least 6-foot side yards instead of 5 ft. (Front and rear yard depths are also prescribed by zone.) Basements or below-grade levels (if <50% above grade) may not count as a story, but parking or garages count as building area.
- Density/FAR: R1 zoning also limits Floor Area Ratio (FAR). Historically, single-family lots in LA could have up to 3:1 FAR (total floor area three times lot area) . Under recent rules this has been cut (to about 1:1 outside hills/coastal), but existing homes and additions often still allow multi-thousand-ft² houses. Excessive “mansionization” is curtailed by art. 12.08, which now massages FAR and enforces front/rear mass setbacks. (Briefly, second and third stories are restricted in area to 2/3 of the footprint to avoid boxy homes .)
- Overlay Zones: Many neighborhoods have additional controls. For example, Historic Preservation Overlay Zones (HPOZ) require design review and typically limit visible height. Specific Plans (e.g. Hollywood, Mount Washington) or HPOZs may impose stricter heights than base zoning . In fact, LAMC Sec. 12.21.1 states that “height limitations in Specific Plans, Historic Preservation Overlay Zones… take precedence” . Likewise, Coastal Zone properties (e.g. Pacific Palisades, Topanga) allow 45-ft height but usually need a Coastal Development Permit from the Coastal Commission. Hillside Areas (defined in LAMC 12.03) follow special envelope rules; some R1-hillside lots can add a third story under an angled-plane formula, but still face tight limits. In general, building three full stories without a roof break is rare in flat R1 neighborhoods.
Permits and Approval Process
- Permits Required: Virtually every part of a new house requires a permit. At minimum you’ll need a Building Permit (structural), plus Electrical, Plumbing, and Mechanical permits from LADBS. If grading or retaining walls are needed (common on slopes), that triggers Public Works/Grading permits. If the project alters the street (driveway, sidewalk), you need approvals from Bureau of Engineering/Public Works (often called a “Permit A” review and curb cut permit). Projects must also comply with the Fire Department (sprinkler/fire access) and LADWP (water/gas meter plans). New zoning uses or lot splits could trigger City Planning cases (CPC/ZA approvals). In short, plan on multiple city agencies – LADBS, City Planning (for zoning clearance), Public Works/Bureau of Eng., Fire, and others – reviewing the project.
- Application Steps: First, verify zoning on ZIMAS (Zone Info Map) and get a zoning clearance. Then submit construction drawings (architect’s plans) and calculations to LADBS. LADBS does a full “plan check” for code compliance. The review is now fully electronic (ePlanLA, PermitLA) but you still need to pay all fees up front. LADBS may return the plans with corrections; you must revise and resubmit until approved. Once plan check passes, you pay any remaining fees (Building Permit Fee, Plan-Check Fee, etc.) and the permit is issued . Only then can construction begin. Every building permit is checked by multiple LADBS reviewers (structural, plumbing, electrical, energy/Title 24) and usually other departments (Fire, Public Works). This process can be lengthy: plan check often takes 3–6 weeks or longer for a full house, and permit approval commonly takes 2–6 months from submission (expedited review for extra fee may be available).
- LADBS Fees: Building permit fees are based on valuation. Roughly, fees run on a sliding scale (for example, a $1M project pays on the order of $3.25 per $1,000 of value) . A separate Plan-Check Fee is 90% of the permit fee . For a ~$700k building permit (as in the example below), the permit fee alone is ~$520 + (3.25×180) ≈ $1,110, plus $1,000 plan-check, plus trade permits. All told, expect LADBS fees on the order of mid-thousands of dollars (often 1–3% of construction cost). There are also miscellaneous fees: school impact fees, transportation fees, sewer and water connections, park fees, etc. A rough rule of thumb (from local builders) is $5K–$20K in permit/impact fees for a typical house .
- Professional Help: Because the rules are complex and reviews are slow, many owners hire an architect and/or expeditor. An architect is needed for plan preparation (cost ~5–15% of construction cost ). An expeditor helps navigate red tape and can shorten review time. Thorough preparation (e.g. a Preliminary Plan Check meeting) often avoids delays.
Neighborhood Considerations
- Community Plans & Overlays: LA’s neighborhoods follow “Community Plans” with goals/standards. In practice, most flatland single-family areas (Valley, Westside) are zoned standard R1 with no unusual overlays. Hillside communities (Hollywood Hills, Mt. Washington, Beachwood Canyon) often have stricter rules: “sensitive hillside” zones (RAS3/4) or overlay districts may limit allowable FAR and require design review, effectively discouraging tall houses. Similarly, Coastal areas (e.g. west of Lincoln Blvd or near Topanga) allow taller structures in theory (45 ft), but require coastal permits and often face tighter energy/structural codes for earthquake and wind loads.
- Historic and Preservation Areas: Many older neighborhoods have HPOZ designation (e.g. Hancock Park, Silver Lake, Highland Park). HPOZs don’t outright forbid a new house, but any new construction must “be compatible” with historic character. Boards often require a one-story front mass with smaller upper story; clearly out-of-scale three-story designs are unlikely to be approved. In practice, in HPOZ districts and their environs, three stories are rare unless hidden (basement plus two stories above) or architecturally stepped back.
- HOAs and Deed Restrictions: While not city rules, many tracts or hillside estates have private CC&Rs limiting height to two stories or a certain elevation. If your lot is in an HOA, check the CC&Rs. Some planned communities (e.g. certain Brentwood hills or Bel-Air Country Club lanes) expressly prohibit tall homes. Even without formal HOAs, neighbors may file objections under “neighbor concerns” law, which in LA can trigger a City Hearing.
- Where Feasible: In newer or flatter areas (Valley, eastern San Fernando, some Harbor or South LA tracts), R1 or R2 zones might allow a full third story if height <33 ft. And in some R2/R3 multifamily zones, a three-story single-family home is allowed by right (though it’s then technically an R3 lot). For example, in older East LA or Koreatown neighborhoods (zoned R3 or R4), new single-family homes can be three stories up to 35–45 ft. But these are exceptions; virtually all “R1” neighborhoods outside designated zones cap at 2 stories above grade.
Construction Costs (2025)
Building in Los Angeles is expensive. Recent estimates place per-square-foot costs roughly in the mid-$200s to $500/sqft (or more for high-end finishes) for custom homes. For example, one contractor estimates $200–$350/sqft for a basic house and $350–$500+/sqft for mid-range finishes . A single-family home can easily exceed $300-$450/sqft on average once you include labor and standard materials. High-end “luxury” homes run $500–$1,000/sqft .
A ballpark breakdown for a 2,000 sqft home (mid-range) in a mid-tier neighborhood:
- Land acquisition: ~$300–$500 per sqft of lot, so a 5,000 sqft lot might cost $400K–$1M (e.g. builder example used $400K) . (In affluent areas like Beverly Hills or Bel Air, land can be $350–$500/sqft , meaning millions for a lot.)
- Construction cost (labor+materials): At ~$350/sqft, a 2,000 sqft house is $700K . Cheaper/basic builds might be ~$600K, while upgrades can push $1M+. Labor alone is roughly 30–40% of this.
- Design & architecture: ~10–15% of build cost; e.g. $60K for a $700K project .
- Permits and fees: ~$25K–$50K. (Example used $30K) . This covers building permit, plan check, impact fees, etc.
- Finishes and contingencies: Countertops, flooring, landscaping, etc often add another 10–15%. In our example, finishes were ~$100K and contingency $50K .
Summing up that example yields ~$1.34M for a 2,000 sqft house (about $670/sqft including land). Real projects vary: a smaller infill lot or simpler design might total $700K–$900K (including land), whereas a large custom home on a premium lot can be $2M+. (Reports and builders often quote $400K–$1M just for “building a home in LA” .)
| Cost Component | Typical 2,000 sqft Example | Notes |
| Land purchase | ~$400K (mid-market lot) | $200–$500+/sf depending on area |
| Permits/Fees | ~$30K | LADBS/building fees, school/park fees etc (5–8% of build) |
| Construction (structural) | ~$700K (≈$350/sqft) | Includes labor, framing, plumbing, roofing, etc. |
| Finishes/Interiors | ~$100K | Cabinets, fixtures, paint, flooring |
| Architecture/Design | ~$60K | (~8–15% of build cost) |
| Total (incl. land) | ~$1.34M | (~$670/sqft on 2,000 sqft) |
Sources: Construction industry estimates and builder examples . Note these are “mid-range” figures; low-cost permits or cheaper lots can lower totals, while luxury specs or difficult sites (hillside grading) will raise them substantially.
Timelines
Building a new house in Los Angeles is a multi-year process:
- Planning & Design (2–6 months): Architect/engineer create plans. Complex projects (large homes, tricky lots) take longer. Community review (e.g. HPOZ, Design Review Board) may add time. Early coordination with LADBS can help avoid later revisions.
- Permitting & Approval (3–9 months): Submitting plans triggers City review. On average, LADBS plan-check and permit issuance is 3–6 months, though small projects can be quicker . Large custom homes often take 6–12 months to get a building permit (including any discretionary reviews) . Pre-approved plans or “expedited plan check” (extra fee) can shorten this, but typically expect half a year or more.
- Construction (10–18 months): Once permits are issued, actual building starts. Site work and foundation usually take 1–2 months, framing 1–2 months, then mechanicals 1–2 months. Finishing interior and exterior often 3–6 months. Overall, a full three-story house usually takes about 1–1.5 years of construction . Delays (weather, labor/material shortages) are common; major projects can stretch to 18 months or beyond.
- Inspections & Certificate of Occupancy: Throughout construction, the city inspects each phase (footing, framing, electrical, etc). After final inspection, LADBS issues a Certificate of Occupancy (often within 1–2 weeks if all is approved) .
The table below summarizes rough durations:
| Phase | Duration (typical) |
| Design & Entitlements | 2–6 months |
| Plan Check/Permitting | 3–9 months |
| Construction (build) | 10–18 months |
| Final Inspection & CO | ~0.5–1 month |
| Total | ~16–36 months (from start to finish) |
Sources: Industry timelines and sample builder schedules . Expediting any step (pre-submittal coordination, fast-track plans) can cut weeks or months.
Summary of Key Resources
- LA Municipal Code (Zoning): See LAMC 12.08 (R1 zoning) and 12.21.1 (height limits) . The City Planning ZIMAS website (zimas.lacity.org) provides lot-specific zoning, height district, and overlay info.
- LADBS: The LADBS website (dbs.lacity.gov) offers guides on permits and fees. Permits must be applied via the online ePlanLA/PermitLA system. The LADBS Public Counter (Figueroa or Van Nuys offices) can advise on required submittal documents. (General permit fee tables are in LAMC 91.113, summarized above .)
- LA City Planning: See the “Single-Family Residential Zone Regulations” for R1 variations (e.g. R1R, R1F) that affect allowable massing. The Housing Element Appendix (2021–29) contains a Summary of Fees . Zoning clearance letters can be requested online from LADBS (via PermitLA).
- CEQA/Environment: Typically, a new single-family home is exempt from CEQA review under Class 3 (Section 15303) unless it involves sensitive areas. If on or near a known hazard site (e.g. landslide zone), additional geotechnical or environmental reports may be required by plan check.
- Neighborhood Plans: Check the Community Plan and any Specific Plan for your area on the Planning Dept. website. For example, many hillside residential neighborhoods have “Sensitive Hillside” provisions (see LAMC 12.03). Historic Preservation Overlay Zones are listed at LA City Planning’s site (search “HPOZ”).
In summary: Building a three-story house in Los Angeles is possible but challenging. Standard single-family zones generally allow up to ~33 ft/2 stories, so a full third story usually requires special conditions (e.g. an R1R-rear zone, hillside lot with extra height, or building within a multi-family zone). You must carefully plan under LAMC zoning rules (setbacks, FAR, height), secure multiple city approvals (LADBS permits, Planning clearance, etc.), and budget generously for high construction costs. With thorough preparation and professional help, the process typically takes 2–3 years and often $1M+ for a custom 3-story home in Los Angeles.
Sources: Official LAMC zoning and building codes ; LA planning guides; LADBS guidelines; and construction industry analyses . (All citations above link to City code or planning publications where applicable.)