One team. From permit to CO.
We design it, permit it, and build it — no third-party handoffs, no relay-race between trades. One principal owns every phase.
Most renovation projects fail at the seams between design, permitting, and construction. We removed those seams. Architecture, engineering, permits, and build sit under one roof and one schedule, with Jacob accountable from concept to handoff.
Discovery
Underwriting, not pitching. We meet at the property, walk the existing conditions, and map what's possible against what's likely — zoning, setbacks, structural opportunity, budget reality. By the end of Discovery, you have a feasibility brief that says yes, no, or what to change before either.
- Site assessment
- Zoning + setback summary
- Preliminary scope
- High–low budget range
- Feasibility brief
- Jacob, Owner-PM
- Project Architect
- Estimator
Design
Once feasibility is signed, design begins. Schematic, then design development, then construction documents — three phases with a hard checkpoint at the end of each. You see plans before they go to engineering. You see selections before they go to the permit set. You make decisions on a schedule, not in panic at the end.
- Schematic plans
- 3D massing studies
- Material + finish selections
- Mechanical / structural coordination
- Construction documents
- Project Architect
- Interior Designer (optional)
- Structural + MEP Engineers
- Jacob, Owner-PM
Permit
Permitting in Los Angeles is its own discipline. We submit, we track, we respond to plan-check comments, and we coordinate with adjacent inspections — planning, building, fire, structural, sometimes coastal. You're not chasing the city. We are. You hear from us when a decision needs your sign-off.
- Plan-check submission
- Plan-check responses
- Permit issuance
- Pre-construction meeting
- Locked schedule
- Permit Coordinator
- Project Architect
- Jacob, Owner-PM
Build
Construction starts the week the permit clears. Site protection, demolition, framing, mechanicals, finishes, final inspections. You get a weekly progress report, photos, and budget tracking. The same superintendent is on your job from day one to walkthrough — no rotating crews, no subcontractor handoffs without context.
- Site protection plan
- Weekly progress reports
- Change-order log
- Punchlist
- Final walkthrough
- Closeout binder + as-builts
- Site Superintendent
- Trades crews
- Project Architect (site visits)
- Jacob, Owner-PM
When the same person owns design intent and field execution, mistakes cost a phone call instead of a change order. That's the model.