Why Your Architect Isn’t Your Permit Strategist

Architects design spaces. Permit strategists manage approvals.

These are different roles.

Design vs. Approval

Architects focus on:

• Layout

• Aesthetics

• Client vision

City reviewers focus on:

• Code compliance

• Documentation completeness

• Structural accuracy

• Cross-discipline coordination

A well-designed project can still fail at plan check if documentation is not submission-ready.

The Gap That Causes Delays

We often see:

• Engineering not aligned with architectural sheets

• Incomplete response letters

• Missing departmental clearances

• Uncoordinated resubmittals

This is where projects lose time.

The Role of Permit Expediting

Permit strategy includes:

• Pre-submittal review

• Department coordination

• Tracking corrections

• Scheduling clearances

• Managing timelines

At Land Works Consulting, we bridge design and city compliance so approvals move forward efficiently.

SB9 in Los Angeles: What Homeowners Still Get Wrong

SB9 created major opportunity across California — allowing lot splits and duplex development on single-family properties.

But in Los Angeles, SB9 is not automatic approval.

What SB9 Actually Allows

Under SB9, property owners may:

• Split a qualifying single-family lot into two parcels

• Build up to two units per lot

Potentially creating four units total.

However, eligibility depends on:

• Zoning

• Environmental overlays

• Historic status

• Fire hazard zones

• Access and utility requirements

The Biggest Misconception

Many believe SB9 overrides all zoning rules.

It does not.

Setbacks, height limits, lot coverage, and access requirements still apply. Local implementation standards matter.

Why Feasibility Comes First

Before designing, you must confirm:

• Minimum lot size compliance

• Required easements

• Parking exemptions

• Infrastructure capacity

• Planning clearances

Skipping this step leads to redesigns and rejected applications.

At Land Works Consulting, we conduct SB9 feasibility analysis before plans are drawn — protecting your timeline and investment.

Considering an SB9 project? Verify your property qualifies first.

The #1 Reason ADU Permits Get Stuck in Los Angeles

Accessory Dwelling Units (ADUs) have become one of the most popular ways to add value and generate income in Los Angeles. But if you’ve submitted plans and are now stuck in corrections, you’re not alone.

The number one reason ADU permits get delayed in Los Angeles is documentation not design.

Most homeowners assume the city is simply “slow.” In reality, city reviewers at the Los Angeles Department of Building and Safety (LADBS) are reviewing compliance, not intent.

The City Reviews Documentation, Not Ideas

You may have:

• A great floor plan

• A contractor ready to build

• A designer confident in the layout

But LADBS evaluates:

• Zoning compliance

• Setbacks

• Height restrictions

• Fire separation

• Structural calculations

• Energy compliance

• Clearances from multiple departments

If even one component is incomplete or inconsistent, the project enters a correction cycle.

The Most Common ADU Correction Issues

We regularly see:

• Inconsistent square footage between sheets

• Missing structural details

• Incomplete Title 24 documentation

• Setback miscalculations

• Improper egress or fire separation notes

• Utility connection coordination gaps

These small oversights create weeks sometimes months of back-and-forth.

The Correction Cycle Problem

Many projects stall because:

1. Corrections are responded to piecemeal

2. Engineering updates aren’t coordinated with architectural sheets

3. Resubmittals lack clear response letters

Each round can add 3–6 weeks.

How Permit Strategy Prevents Delays

At Land Works Consulting, we:

• Review plans before submission

• Coordinate between architect and engineer

• Prepare city-ready submittals

• Respond to corrections comprehensively

• Track department clearances

The result? Fewer correction cycles and faster approvals.

If your ADU is stuck in corrections, request a permit review consultation before submitting again.

The Reality of the Permitting Process Most People Don’t Hear About

Cities don’t review projects based on intent or explanation. They review documentation.

If something is missing, inconsistent, or uncoordinated, the project stops regardless of how clear the idea may be.

Some of the most common issues we see include:

• Missing or incorrect application forms

• Drawings that don’t align with zoning interpretations

• Engineering documents submitted out of sequence

• Corrections answered partially or without cross-department coordination

• Resubmittals that introduce new inconsistencies

These issues often arise before construction even begins, delaying financing, scheduling, and contractor availability.

At Land Works Consulting, our role is to manage this process proactively.

We:

• Prepare and oversee city-ready submittals

• Coordinate between architects, engineers, and city departments

• Respond to plan check corrections with clarity and completeness

• Track approvals and keep timelines moving forward

• Help prevent unnecessary resubmittals and prolonged delays

The goal isn’t just to submit, it’s to submit correctly, strategically, and efficiently.

If you’re preparing plans or dealing with permit delays, we’re here to help.

📍 Serving Los Angeles, LA County, Glendale, Pasadena & surrounding cities
Contact Land Works Consulting to get started

Why “My Architect Handles the Permit” Is a Common and Costly Assumption

Many homeowners assume that once they hire an architect, the permit process is fully covered. In reality, approvals involve multiple roles, each with a very different responsibility.

• Architects focus on design intent, layout, and code-compliant drawings

• Engineers provide calculations and technical documentation

• Cities review applications, forms, drawings, and coordination, not intent

The gap often appears during plan check, when corrections come back that don’t relate to design quality, but to how the information is organized, submitted, or coordinated.

This is where projects stall:

• Corrections are issued across multiple departments

• Responses are submitted without alignment

• Information changes in one set of plans but not another

• Submittals don’t match how the city expects to review them

No one is doing anything “wrong” but without a single point managing the permitting strategy, the process becomes fragmented.

If you’re preparing plans or dealing with permit delays, we’re here to help.

📍 Serving Los Angeles, LA County, Glendale, Pasadena & surrounding cities
Contact Land Works Consulting to get started

Not Every Project Needs a Permit Consultant,But Many Do

It’s true: not every construction project requires a permit consultant.
Straightforward repairs, like-for-like replacements, or minor interior updates can often move through the city with minimal involvement.

However, once a project involves ADUs, additions, conversions, or structural scope, the permitting process becomes significantly more complex and that’s where many homeowners begin to experience delays they didn’t anticipate.

Projects like these trigger:

• Zoning review

• Planning department involvement

• Multiple rounds of plan check

• Coordination between building, planning, engineering, and safety departments

At this stage, permitting is no longer just a submission it becomes a process that requires strategy, sequencing, and active management.

Without someone overseeing how the project is presented to the city, even well-designed projects can sit in plan check for months, cycling through corrections that feel repetitive or unclear.

Need Help Before You Submit?

If you’re preparing plans or dealing with permit delays, we’re here to help.

📍 Serving Los Angeles, LA County, Glendale, Pasadena & surrounding cities
Contact Land Works Consulting to get started

Before You Submit Your Plans, Here is Your Checklist

Submitting plans to Los Angeles Department of Building and Safety (LADBS) isn’t just about having drawings it’s about having the right information, coordinated correctly, from the start.

We see projects delayed every week due to avoidable oversights. Before you hit “submit,” use this checklist to help prevent corrections, resubmittals, and unnecessary wait time.

Pre-Submittal Plan Review Checklist

1. Fully Coordinated Plan Sets

Before submitting, confirm that:

• Architectural, structural, and site plans are consistent

• Square footage, room labels, and dimensions match across all sheets

• Existing conditions are clearly documented

• Notes and details are complete and legible

Tip: Even small inconsistencies can trigger full correction cycles.

2. Zoning & Code Compliance Verified

Do not rely on assumptions.
Confirm:

• Setbacks, height limits, and FAR are compliant

• ADU type and classification are correct

• Parking requirements are accurately calculated

• Lot coverage and use are permitted by zoning

Tip: Zoning issues caught during plan check are some of the most time consuming to fix.

3. Required Reports Prepared

Depending on your project scope, you may need:

• Title 24 energy documentation

• Soils or geology report

• Existing building records

• Fire department clearance

• Grading or hillside documentation

Tip: Missing reports = automatic delays.

4. Correct Project Scope Defined

Make sure your plans clearly reflect:

• The full scope of work (no gray areas)

• Accurate valuation

• Correct permit type (ADU, addition, remodel, new construction)

Tip: Scope mismatches often trigger reclassification and re-review.

5. Proper Owner & Consultant Authorizations

Double-check that:

• Owner authorization forms are signed and current

• Consultant information is accurate

• Contractor information (if applicable) is correctly listed

6. Clear Correction Strategy (Before Corrections Happen)

Ask yourself:

• Who will respond to LADBS corrections?

• Will responses be coordinated across all disciplines?

• Is there a plan to track comments and resubmittals?

Tip: Poor correction responses cause repeat comments and longer queues.

7. Permit Tracking & Follow-Up Plan

Submitting is only the beginning.
Make sure someone is assigned to:

• Track permit status

• Monitor reviewer routing

• Follow up when plans stall

• Coordinate resubmittals promptly

Why This Checklist Matters

LADBS delays are rarely caused by the city alone most delays happen before plans are ever submitted.

A clear strategy, complete documentation, and active permit management can save weeks or even months on your timeline.

How Land Works Consulting Helps

At Land Works Consulting, we manage the entire permitting process so projects don’t get stuck in the system.

We provide:

• Pre-submittal feasibility and zoning analysis

• Permit strategy and document coordination

• Full LADBS submittal management

• Clear correction responses

• Ongoing city follow-ups and inspections

Whether you’re a homeowner, builder, architect, or developer, we help you submit once and submit correctly.

Need Help Before You Submit?

If you’re preparing plans or dealing with permit delays, we’re here to help.

📍 Serving Los Angeles, LA County, Glendale, Pasadena & surrounding cities
Contact Land Works Consulting to get started

Do You Need a Permit in Los Angeles? Here’s What Homeowners Should Know.

If you’re planning any type of construction, remodel, or home improvement project in Los Angeles, one of the first questions you’ll face is: “Do I need a permit for this?”
In most cases, the answer is yes — especially in LA, where zoning rules, building codes, and safety requirements are strictly enforced.

Understanding permit requirements early can save you from costly delays, correction notices, and stop-work orders. Here’s a simple breakdown to help you know when a permit is required and why it matters.

Common Projects That Require a Permit in Los Angeles

Most homeowners are surprised at how many “small” jobs require approval. In LA, you must obtain a permit for work that changes the structure, layout, safety, or utility systems of a property.

Here are the most common examples:

Structural changes

Plumbing or mechanical work

Electrical upgrades

Exterior changes

New builds & additions

If your project affects structure, utilities, life-safety systems, or square footage, you almost always need a permit.

Why Permits Matter in Los Angeles

Los Angeles has one of the most complex permitting systems in the country. LADBS permits protect:

Safety — ensuring work is built to code

Legal compliance — preventing violations or stop-work orders

Value — unpermitted work can lower resale value

Insurance coverage — unpermitted repairs may not be covered

Skipping permits often leads to expensive problems later.

How Land Works Consulting Helps

Permitting in Los Angeles can be overwhelming — zoning rules, plan check corrections, city submittal requirements, and long review times can stall a project for months.

That’s where we come in.

Land Works Consulting handles the full process for you:

• Reviewing your scope to determine which permits you need

• Preparing your submittal package

• Coordinating with LADBS and planning departments

• Managing corrections and resubmittals

• Guiding you from start to final approval

We help you avoid delays, prevent mistakes, and keep your project moving forward.

If you’re unsure whether your project requires a permit, we’ll guide you through it.

Contact Us:
info@landworksconsulting.com

Land Works Consulting
Permitting • Entitlements • Zoning • Development Support
Serving Los Angeles County & surrounding areas.

The Essential LADBS Permit Checklist (2025 Guide for Los Angeles Property Owners & Developers)

When you're preparing to submit plans to LADBS (Los Angeles Department of Building and Safety), even one missing document can delay your entire project. At Land Works Consulting, we help homeowners, architects, and developers navigate the Los Angeles permitting process every day and the #1 reason projects get delayed is incomplete submissions.

To help you avoid preventable setbacks, here is the exact LADBS checklist you should review before submitting your permit package.

1. Complete Set of Architectural Plans

LADBS requires a full, coordinated drawing set that clearly shows the scope of work. This typically includes:

• Site plan

• Floor plans

• Elevations

• Roof plan

• Sections & details

• Window/door schedule

Your plans must follow LADBS formatting standards and include all required notes and legends. Missing details (like fire blocking, egress windows, or structural notes) are one of the biggest causes of corrections.

2. Structural Plans & Calculations

If your project involves framing changes, additions, or load-bearing modifications, LADBS will require:

• Structural plans

• Structural calculations

• Lateral analysis (shear walls, hold-downs, etc.)

Ensure that the architect and engineer have coordinated everything mismatched sheets almost always result in corrections.

3. Title 24 Energy Calculations

All new construction and most remodels require updated Title 24 documentation to show your build meets California’s energy efficiency standards. Even small inconsistencies between T-24 and architectural plans can lead to immediate rejection.

4. Soils Report (If Required)

For hillside properties, additions, or new construction, LADBS may require:

• Geotechnical report

• Grading plan

• Slope analysis

If your property is in a special hillside or liquefaction zone, this step becomes mandatory.

5. LADBS Forms and Supporting Documents

Common documents include:

• Permit application

• Owner-builder verification (if applicable)

• Agent authorization form

• Plot plan checklist

• Clearance worksheet

Submitting without the correct forms is one of the most frequent mistakes we see.

6. Clearances From Other Agencies

Depending on your project location, LADBS may require clearance from:

• Public Works

• Fire Department

• Housing + Community Investment

• Bureau of Sanitation

• City Planning

Missing a required clearance can delay approval for weeks.

7. Digital File Formatting Requirements

Since LADBS now requires digital submissions, all files must be:

• Flattened

• Properly labeled

• Combined in the correct order

• Uploaded in PDF

• Under the maximum file size

Incorrect formatting is a surprisingly common reason for rejection especially for architect-submitted plans.

Why This Checklist Matters

Every correction slows you down.

A complete, organized submittal can reduce your processing time by 2–4 weeks, prevent rejections, and keep your project moving.

At Land Works Consulting, we submit hundreds of permits each year. We know exactly what LADBS expects and how to avoid delays.

Need Help Submitting Your LADBS Permit?

If you want your permit submitted correctly on the first try, our team handles:

✔ Full permit expediting
✔ LADBS submissions & corrections
✔ Entitlements
✔ Clearances
✔ Plan check coordination
✔ Communication with the city

Whether you're a developer, architect, contractor, or homeowner, we make the process simple.

→ Contact Land Works Consulting today for a fast, stress-free permit submission.

ADU Permit Requirements in Los Angeles (2025 Guide): What You MUST Have Before Submitting

Building an Accessory Dwelling Unit (ADU) in Los Angeles is one of the best ways to add value, create rental income, or expand your property but the permitting process can feel overwhelming. LADBS has strict requirements, and even a single missing document can delay your project for weeks.

To help homeowners, architects, and developers avoid unnecessary corrections, here is the complete ADU permit requirements checklist you must follow in Los Angeles for a smooth approval process.

1. Complete Architectural Plan Set

Every ADU requires a full, detailed plan set that follows LADBS standards. This includes:

• Site plan with property lines, setbacks, and utility connections

• Floor plan

• Roof plan

• Exterior elevations

• Building sections & construction details

• Door & window schedules

Your plans must clearly identify the ADU as attached, detached, or garage conversion, as this affects zoning and structural requirements.

2. Zoning Compliance Review

Before submitting, verify your property meets zoning rules:

• ADUs are allowed on all R-zones and many non-residential zones

• Must follow setback regulations (generally 4 ft side/rear for detached ADUs)

• Maximum ADU size (typically 1,200 sq ft)

• Height limits, especially near property lines

• Parking requirements (may be waived if near public transit)

Failure to confirm zoning compliance is one of the most common rejection reasons at LADBS.

3. Structural Plans & Calculations

Structural documentation is required for all ADUs, especially:

• Second-story ADUs

• Garage conversions (raising ceilings, replacing slab, new beams)

• Additions to existing structures

• New construction ADUs

Your engineer must provide:
✔ Structural plans
✔ Calculations
✔ Shear wall layout
✔ Foundation details

All structural pages must coordinate perfectly with architectural plans.

4. Title 24 Energy Compliance

California mandates updated Title 24 energy calculations for all ADUs. These must match:

• Window sizes

• Insulation values

• Mechanical systems

• Roofing materials

Any mismatch between T-24 and the plans nearly always results in corrections.

5. Utility & Infrastructure Requirements

LADBS requires verification of utility connections, including:

• Electrical load calculations

• Plumbing layout (sewer & supply lines)

• Location of existing vs. new meters

• Gas line verification (if applicable)

For garage conversions, LADBS may require proof that the existing slab is structurally adequate or that it is being replaced.

6. Required LADBS Forms

Common forms needed for ADU approval include:

• Building permit application

• Plot plan checklist

• Agent authorization (if LWC is submitting for you)

• Owner-builder declaration (if applicable)

• Waste Management Plan (some jurisdictions)

Submitting incomplete or outdated forms is a frequent source of delays.

7. Clearances From Other Agencies

Based on location, your ADU may require approval from:

• City Planning (zoning review)

• Public Works (sewer capacity)

• Fire Department (setbacks, access roads)

• Housing Department (if rent-controlled property)

• Sanitation (utility verification)

Not all ADUs need every clearance but missing the required ones will stop your permit.

8. Digital Submission Requirements

LADBS requires plan files to meet strict digital formatting:

• PDFs must be flattened

• All pages correctly labeled

• Files combined in the correct order

• Size limits adhered to

• Separate uploads for T-24, structural, and specialized reports

Incorrect file formatting is one of the top reasons non-expediters struggle with ADU submissions.

Why ADU Permitting Is Complicated in Los Angeles

Los Angeles is one of the busiest permitting jurisdictions in the U.S., and ADUs have their own unique rules. A proper submittal can cut your approval time by 2–6 weeks.

At Land Works Consulting, we handle the entire process so you don’t have to from zoning review to final approval.

Need Help Getting Your ADU Permit Approved Fast?

Our team specializes in helping homeowners, developers, and contractors get ADU permits approved without delays.

We handle:

✔ Full ADU permit submissions
✔ LADBS coordination & corrections
✔ Zoning and feasibility checks
✔ Utility verification
✔ Entitlements (if needed)
✔ Clearances from all agencies

Whether you’re building a new construction ADU, garage conversion, or attached ADU, we make the process fast and stress-free.

→ Contact Land Works Consulting today to get started with your ADU permit.

Common LADBS Mistakes That Cause Delays

Navigating the Los Angeles Department of Building and Safety (LADBS) can be one of the most time-consuming parts of any construction project. Whether you’re planning an ADU, addition, remodel, or new build, small mistakes during plan check or permit submittal can lead to months of avoidable delays.

At Land Works Consulting, we see the same issues come up again and again. Below are the most common LADBS mistakes that slow projects down and how to prevent them.

Incomplete or Inconsistent Plan Sets

One of the biggest causes of LADBS corrections is submitting plans that don’t fully match across disciplines.

Common issues include:

• Architectural plans that don’t align with structural sheets

• Missing dimensions, notes, or details

• Inconsistent square footage or room labels

• Plans not reflecting existing site conditions

Even minor discrepancies can trigger multiple rounds of corrections.

How to avoid it:
Before submittal, plans should be reviewed holistically architectural, structural, Title 24, and site conditions all working together.

Missing Required Documents at Submittal

LADBS requires specific documents depending on the project scope, zoning, and location. Missing just one can stall the entire review process.

Frequently overlooked items:

• Title 24 energy reports

• Soils or geology reports

• Existing conditions documentation

• Fire department clearances (when applicable)

• Owner authorizations or affidavits

How to avoid it:
Each project needs a tailored submittal checklist not a one-size-fits-all approach.

Zoning and Code Assumptions

Many delays happen when plans are designed based on assumptions rather than verified zoning and code requirements.

Examples include:

• Setback violations

• Exceeding allowable height or FAR

• Incorrect ADU classifications

• Parking miscalculations

When zoning issues are flagged during plan check, revisions can be extensive and time-consuming.

How to avoid it:
A zoning and feasibility review should happen before plans are finalized not after submittal.

Poorly Prepared Correction Responses

Receiving LADBS corrections is normal but how you respond matters.

Common mistakes:

• Partial or vague responses

• Ignoring certain comments

• Revising plans without clearly addressing the correction list

• Resubmitting without a coordinated response letter

This often leads to repeat corrections and longer review cycles.

How to avoid it:
Correction responses should be clear, organized, and fully coordinated across all plan sets.

No Active Follow-Up with LADBS

Submitting plans is only part of the process. Without follow-up, projects can sit untouched in queues longer than necessary.

Issues we often see:

• Missed resubmittal windows

• Delays in routing between departments

• No escalation when plans stall

How to avoid it:
Active permit management tracking status, communicating with reviewers, and following up strategically keeps projects moving.

How Land Works Consulting Helps Prevent Permit Delays

At Land Works Consulting, we manage the permit process from start to finish so your project doesn’t get stuck in the LADBS system.

Our services include:

• Permit strategy + feasibility studies

• Zoning and code analysis

• Complete permit submittal management

• LADBS correction responses

• Ongoing city coordination and follow-ups

• On-site support and inspection coordination

Whether you’re a homeowner, builder, architect, or developer, our goal is simple: reduce delays, avoid rework, and keep your project on schedule.

Need Help With an LADBS Permit?

If your project is stalled or you want to avoid delays before submitting Land Works Consulting is here to help.

📍 Serving Los Angeles, LA County, Glendale, Pasadena, and surrounding cities
Contact us to get started today