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General Contractor in Santa Monica, CA
Oria Builders is a licensed California general contractor (CSLB #1029255) based in Santa Monica, with its Los Angeles office at 3110 Main Street, Suite 200, Santa Monica, CA 90405. The company plans, permits and builds kitchen and bathroom remodels, accessory dwelling units, room additions and whole-home renovations for Santa Monica homeowners, and it is led on site by its founder, Gilad Segev.
Santa Monica is not a generic Los Angeles suburb to build in. The city runs its own Building and Safety division with its own plan check, much of the western half of the city sits inside the California Coastal Zone, and the housing stock ranges from 1920s Ocean Park bungalows to Wilshire corridor condominiums. This page covers what that means for your project: permitting, Coastal Zone review, typical costs and timelines, older homes, condos, and the real Santa Monica work and client feedback behind it.
Santa Monica Projects by Oria Builders
Commercial Space Redesign in Santa Monica – Innovative Music School Transformation
Other · Santa Monica · Completed · 2025 · $50,000 – $150,000
Complete redesign and relayout of an existing commercial space for Payam Music.
Kitchen Remodel in Santa Monica – Stylish and Functional Transformation
Kitchen Remodel · Santa Monica · Completed · 2025 · $50,000 – $120,000
Complete kitchen remodel with new flooring and full townhome paint.
Santa Monica Case Studies
- Modern ADU Creation in Santa Monica’s Ocean Park Neighborhood
ADU · Santa Monica – Ocean Park · $150,000 - $225,000 · 12 weeks · completed 2023-08-15
Santa Monica permitting: how it actually works
Remodeling permits in Santa Monica are issued by the City of Santa Monica, not by the City of Los Angeles Department of Building and Safety, and the two systems do not share plan checkers, fee schedules or timelines. Like-for-like interior work that keeps the layout, such as replacing cabinets, counters, tile and fixtures in the same places, can often be permitted quickly, sometimes over the counter. Anything that moves plumbing or gas, changes structure, adds square footage or changes the exterior goes through plan check, and plan check for a residential remodel or addition typically takes roughly 4 to 12 weeks, longer when the reviewer asks for corrections.
Accessory dwelling units are the exception that state law carved out: a complete, code-compliant ADU application must be approved or denied within 60 days anywhere in California, Santa Monica included. The 60-day clock starts only when the city deems the application complete, so the quality of the submittal package decides the real timeline.
Oria Builders prepares the drawings and engineering, submits the package, answers plan-check comments and schedules every inspection, so the permit process is part of the job rather than something the homeowner manages. Current fee schedules, submittal checklists and review times should always be confirmed with the City of Santa Monica before a project is budgeted.
The Coastal Zone and what it adds to a Santa Monica project
A large part of Santa Monica, generally the blocks closest to the beach, lies inside the Coastal Zone defined by the California Coastal Act. Development there is reviewed for its effect on coastal resources and public access, which can mean a Coastal Development Permit, or a written exemption, on top of the regular building permit. Depending on the location and the type of work, that review is handled by the City of Santa Monica under its Local Coastal Program or by the California Coastal Commission.
In practice, most interior remodels and many small additions qualify for an exemption, while demolishing and rebuilding, adding a new unit, raising the height or expanding the footprint toward the street or the beach usually triggers review and adds several weeks to a few months. Knowing on day one whether a property is in the Coastal Zone, and whether the planned scope needs a permit or an exemption, is one of the first things to settle in a Santa Monica remodel.
- Check the parcel against the city's Coastal Zone map before finalizing scope.
- Interior remodels and small additions: often exempt, confirm in writing.
- New ADUs, rebuilds, height or footprint changes: expect Coastal Development Permit review.
- Build the review time into the schedule and the contract, not the contingency.
Older Santa Monica homes: bungalows, Spanish revivals and post-war houses
Ocean Park, Sunset Park and the streets north of Montana Avenue hold a lot of homes built between the 1910s and the 1950s. Parts of Ocean Park sit in a designated historic district, and the city's Landmarks Commission reviews exterior changes to designated properties. Inside these houses, the usual discoveries are knob-and-tube or undersized electrical service, galvanized supply lines, cast-iron drains at the end of their life, unreinforced foundations and framing that was never designed for an open floor plan.
A remodel in an older Santa Monica home should budget for those systems, not just finishes. Opening a wall between a 1920s kitchen and dining room usually means a new beam and posts with engineering, a panel upgrade is common once a kitchen adds modern appliances, and a seismic retrofit of the cripple wall and foundation bolting is worth pricing while the floor is open. Salt air also matters this close to the water: exterior fasteners, railings, hardware and window frames last longer when they are stainless, hot-dip galvanized or marine-grade.
Condo and townhome remodeling in Santa Monica
Along Ocean Avenue, Wilshire Boulevard and the downtown blocks, much of Santa Monica's housing is condominiums. A condo remodel adds a second approval layer: the homeowners association typically has to approve the scope, the contractor's insurance, work hours, elevator and parking use, and sometimes the flooring and plumbing materials, before the city permit is pulled.
Technically, condo work is shaped by the building: plumbing has to tie into shared stacks, electrical capacity is limited by the unit's panel, and sound transmission to the neighbors below decides what flooring and underlayment are allowed. Scheduling around HOA hours and a single elevator makes a condo kitchen or bathroom take longer than the same room in a house, which is why the timeline should be set with the building's rules in hand.
How Oria Builders runs a Santa Monica project
Every project starts with a site visit and a written scope, then drawings and engineering where the work needs them, then a fixed scope and payment schedule that follows California's home improvement contract rules: a down payment of no more than $1,000 or 10 percent of the price, whichever is less, and progress payments tied to completed work. Oria Builders handles the City of Santa Monica permit, any Coastal Zone exemption or permit, HOA submittals where they apply, inspections and the final sign-off.
Gilad Segev, founder & licensed general contractor, is directly involved from the first walkthrough to the final punch list. His background is 20+ years in construction, including 11 years building in New York: brownstone restorations, full-home renovations and multi-unit residential work before bringing that craft to California.
Typical Remodeling Costs in Santa Monica (2026)
| Project | Typical Range | What drives it |
|---|---|---|
| Kitchen remodel (same layout) | $60,000 – $120,000 | Cabinets, counters, appliances, lighting, plumbing and electrical in place |
| Kitchen remodel (new layout or wall removal) | $120,000 – $250,000+ | Structural work, relocated plumbing and gas, custom cabinetry, stone |
| Bathroom remodel | $25,000 – $90,000+ | Hall bath refresh at the low end; primary bath with layout changes at the high end |
| Garage conversion ADU | $150,000 – $280,000 | Existing structure and slab; cost driven by foundation, fire separation and utilities |
| Detached ADU | $150,000 – $600,000+ | Compact 400 sq ft units at the low end; 800 to 1,000 sq ft units with site work at the high end |
| Room addition | $350 – $700 per sq ft | Ground-floor additions at the low end; second-story additions higher because of structural upgrades |
| Whole-home remodel | $200,000 – $600,000+ | Systems, layout, kitchen, baths and finishes together |
These are typical 2026 ranges for Santa Monica, which runs higher than the Los Angeles average because of labor, staging and parking constraints, permit and Coastal Zone review, and finish expectations. They depend on scope, site conditions and selections, and they are planning ranges, not quotes.
Typical Project Timelines in Santa Monica
| Project | Typical timeline |
|---|---|
| Kitchen remodel | 8 to 14 weeks of construction after permits and selections |
| Bathroom remodel | 4 to 8 weeks of construction |
| ADU (garage conversion or detached) | 8 to 14 months from design to final inspection, including up to 60 days of permit review |
| Room addition | 6 to 12 months from design to completion |
| Whole-home remodel | 6 to 12 months of construction, often phased |
Sources
- City of Santa Monica (permits, planning, Coastal Zone map)
- California Coastal Commission (Coastal Act, Coastal Development Permits)
- California HCD: Accessory Dwelling Units (60-day decisions, state ADU standards)
- Business and Professions Code § 7159 (home improvement contracts, down payment limit)
- Contractors State License Board: Check a License
Permit, Coastal Zone and contract statements on this page summarize public rules in general terms; confirm current requirements with the authority before you plan or sign.
Services in Santa Monica
- Full Home Remodeling
- Kitchen Remodeling
- Bathroom Remodeling
- Design-As-Built
Answers for Santa Monica Homeowners
- How much does an ADU cost in Santa Monica?
In 2026, a garage conversion ADU in Santa Monica typically costs roughly $150,000 to $280,000, and a new detached ADU runs from about $150,000 for a compact unit near 400 square feet to $600,000 or more for an 800 to 1,000 square foot unit with significant site work. Coastal Zone review, utility upgrades and finish level are the biggest swing factors, so these are planning ranges, not quotes. - How long does a remodel permit take in Santa Monica?
In Santa Monica, a like-for-like interior remodel that keeps the layout can often be permitted within a few weeks, sometimes over the counter, while a project that changes structure, adds square footage or sits in the Coastal Zone typically spends roughly 4 to 12 weeks in plan check, longer if the reviewer asks for corrections. Accessory dwelling units are the exception: state law requires a decision within 60 days of a complete application. - What is the Coastal Zone and how does it affect remodeling in Santa Monica?
The Coastal Zone is the strip of land along the California coast, defined by the California Coastal Act, where development is reviewed for its effect on coastal resources and public access. In Santa Monica, a property in the Coastal Zone may need a Coastal Development Permit, or a written exemption, in addition to the normal building permit; many interior remodels and small additions qualify for an exemption, while new units, demolition and rebuilds, and height or footprint changes usually trigger review and add weeks to months. - How much does a 400-square-foot ADU cost?
A 400-square-foot ADU in Los Angeles or the San Francisco Bay Area typically costs roughly $150,000 to $300,000 in 2026, which works out to about $375 to $750 per square foot depending on whether it is a garage conversion or a new detached build, how far the utilities have to run, and the finish level. Small units cost more per square foot than large ones because the kitchen, bathroom and utility connections are fixed costs no matter the size. - Do I need a permit to remodel a bathroom in California?
Usually yes. In California a bathroom remodel needs a building permit whenever you move or add plumbing, change electrical wiring, alter walls, or replace a tub with a shower, which covers most real remodels. Purely cosmetic work such as painting, swapping a faucet or vanity in the same spot, or replacing a toilet typically does not require a permit, though cities differ, so confirm with your local building department. - Can I live in my home during a remodel?
Often yes. Most homeowners stay in the house during a kitchen or single-bathroom remodel, a room addition or an ADU build, because the work can be sealed off from the living areas with dust barriers and a temporary kitchen. A whole-home remodel, a second-story addition that opens the roof, or any project that cuts power, water or the only bathroom for weeks usually means moving out for part or all of the job.
What Santa Monica Clients Say
Oria Builders did a phenomenal job on my ADU renovation. Gilad immediately let me know what needed to be done step-by-step, made honest suggestions and provided a reasonable estimate. His crew came in fast, did their thing and left the place nice and clean. Looking forward to working with them again!
— Tuan M., Santa Monica, California (review on Thumbtack)
Gabriel kept our renovation on budget and on timeline. The communication was excellent and they adhered to all city codes. I would definitely recommend Oria Builders and Gabriel to others — quality workmanship and professional reliability throughout.
— May H., Santa Monica, California (review on HomeGuide)
Gilad was prompt, communicated the project plan well, cleaned up the work area nicely, and executed all work with great care and detail! I'm very happy with his work and would recommend him to friends!
— Timothy M., Santa Monica, California (review on Thumbtack)
Articles About Santa Monica
- Who Is A Good Bathroom Remodeling Contractor For Condos And Apartments In Santa Monica?: The 2026 Homeowner's Guide
- Who Is A Good Bathroom Remodeling Contractor For Condos And Apartments In Santa Monica?: The 2026 Homeowner's Guide
- Commercial Remodeling in Santa Monica: Expert Guide for California Homeowners
- Understanding Design Build Regulations in Santa Monica: A Homeowner's Guide
- Does Remodeling Really Increase Your Home Value? Insights for Santa Monica Homeowners
- Why Design Build is the Future for Santa Monica Homeowners
Neighborhoods We Serve in Santa Monica
Ocean Park • Sunset Park • Pico • Mid-City • Wilshire Montana • North of Montana • Downtown and Ocean Avenue
Local Office
Oria Builders Los Angeles office: 3110 Main Street, Suite 200, Santa Monica, CA 90405 — office page
Santa Monica Remodeling FAQ
Is Oria Builders a licensed general contractor in Santa Monica?
Yes. Oria Builders holds California contractor license CSLB #1029255, which you can verify on the Contractors State License Board website, and its Los Angeles office is at 3110 Main Street, Suite 200, Santa Monica, CA 90405.
Do you handle Santa Monica permits and Coastal Zone review?
Yes. The City of Santa Monica building permit, plan-check corrections, inspections and, where the property is in the Coastal Zone, the Coastal Development Permit or exemption are handled as part of the project.
How much does it cost to remodel a kitchen in Santa Monica?
A same-layout kitchen remodel in Santa Monica typically runs roughly $60,000 to $120,000 in 2026, and a kitchen with a new layout, structural changes and custom cabinetry commonly runs $120,000 to $250,000 or more. Final cost depends on scope and selections.
How much does an ADU cost in Santa Monica?
A garage conversion ADU in Santa Monica often falls roughly between $150,000 and $280,000, and a new detached ADU between about $150,000 for a compact unit and $600,000 or more for a large unit with significant site work. Coastal Zone review and utility upgrades can add cost and time.
How long does a Santa Monica remodel permit take?
Like-for-like interior work can often be permitted within a few weeks, sometimes over the counter. Projects that change structure, add area or sit in the Coastal Zone typically take roughly 4 to 12 weeks in plan check. ADUs must be decided within 60 days of a complete application under state law.
Can I stay in my Santa Monica home during the remodel?
Usually yes for a kitchen, a single bathroom, an addition or an ADU, because the work can be sealed off from the living space. Whole-home remodels and projects that cut power, water or the only bathroom for weeks generally mean moving out for part of the job.
Do you remodel condos in Santa Monica?
Yes. Condo and townhome kitchens and bathrooms along Ocean Avenue, Wilshire Boulevard and downtown are part of the work, including the HOA approval package, insurance certificates and scheduling around building rules.