Ground-up
construction.

What we mean by ground-up construction.

• G-01 · Vacant-lot single-family

  Size

  1,800 – 4,200 sqft

  All-in

  $450 – $850 / sqft

  Schedule

  10 – 16 months build

  Most common ground-up scope. Foundation strategy comes out of geotech; framing and dry-in usually run 10–16 weeks.

• G-02 · Vacant-lot duplex / triplex

  Size

  1,400 – 2,200 sqft per unit

  All-in

  $420 – $750 / sqft

  Schedule

  12 – 18 months build

  R2 / R3 zoning or SB 9 split. Each unit gets independent utilities, fire-rated separation per CBC §420, and NFPA 13D residential sprinklers depending on geometry.

• G-03 · Vacant-lot fourplex

  Size

  1,200 – 1,800 sqft per unit

  All-in

  $400 – $700 / sqft

  Schedule

  14 – 20 months build

  Type V residential. Accessibility, fire-rated assemblies, and EVCS readiness extend plan check vs. SFR.

• G-04 · Vacant-lot small multifamily (5–10 units)

  Size

  Site-dependent

  All-in

  $380 – $650 / sqft

  Schedule

  16 – 24 months build

  Type V on slab or Type V over Type I podium. SB 423 ministerial review can shorten entitlement on qualifying parcels.

• G-05 · Tear-down then ground-up

  Size

  Replaces existing footprint

  All-in

  $500 – $1,000 / sqft + demo

  Schedule

  14 – 22 months total

  Demolition with asbestos and lead-paint surveys (homes built before 1981), SCAQMD Rule 1403 notification, then a clean ground-up build.

The permit path.

Ground-up builds are permitted as new construction at the local building department. Plan-check turnaround varies sharply by jurisdiction — LADBS, SF DBI, and Oakland all sit at the long end (16–32 weeks with corrections). Smaller suburban departments often clear in 8–16 weeks. Get the jurisdictional window confirmed before you sign a closing date.

• Building permit (architectural + structural)
• Mechanical, electrical, plumbing permits
• Title 24 energy compliance per CEC 2022 code
• CALGreen worksheet (residential mandatory measures)
• Grading permit when cut/fill exceeds 50 cubic yards
• Sewer and water service permits (utility provider)
• Demolition permit with asbestos + lead survey (CCR Title 8 / SCAQMD Rule 1403) if tearing down
• Coastal Development Permit, Hillside Compliance Review, or WUI assembly review as applicable

What the schedule actually looks like.

1. Step 01

   Feasibility memo

   Zoning envelope, FAR, utilities, geotech risk, plan-check window.

   2 – 4 weeks
2. Step 02

   Schematic + DD

   Massing, structural strategy, Title 24 model.

   10 – 16 weeks
3. Step 03

   Construction documents

   Permit-set drawings, Title 24, CALGreen, civil, MEP.

   8 – 14 weeks
4. Step 04

   Plan check + permit

   Tighter in suburban departments; longer in LADBS, SF DBI, Oakland.

   8 – 32 weeks
5. Step 05

   Demo + sitework

   Demo (if any), grading, rough utilities, foundation prep.

   4 – 12 weeks
6. Step 06

   Foundation → framing → dry-in

   Foundation pour through weather-tight envelope.

   14 – 24 weeks
7. Step 07

   MEP + finishes

   Rough, insulation, drywall, cabinetry, flooring, trim.

   18 – 30 weeks
8. Step 08

   Commissioning + CofO

   HVAC start-up, solar interconnection, finals, CofO.

   4 – 8 weeks

Frequently asked.

What is 'ground-up construction'?

Building from a vacant lot or a fully-demolished lot up to a completed structure, fully permitted as new construction. It is distinct from major remodels, which retain the existing foundation and a substantial portion of the structural envelope.

How long does a ground-up build take?

For a flat lot in a moderate jurisdiction: 6–10 months pre-construction and plan check, then 10–16 months of construction. About 16–26 months total. Hillside, coastal, or WUI parcels add 4–10 months because of additional reviews and assemblies.

Do I need a geotechnical (soils) report?

For practical purposes, yes. California Building Code Chapter 18 lets the building official require a geotechnical investigation for any new foundation, and in LA County hillside zones, fault-rupture zones, liquefaction zones, methane zones, and most coastal soils, a soils report is required, not optional.

Can I keep some of the existing structure to save cost?

Sometimes — keeping 50%+ of the existing exterior walls can let you permit as a major remodel in some jurisdictions, which is cheaper at plan check. The trade-off is that you inherit the existing foundation and seismic risk. We model both options before you commit.

How much does ground-up construction cost per square foot?

All-in 2026: $400–$700/sqft for production-grade SFR in moderate jurisdictions, $550–$850/sqft for semi-custom on flat lots, and $850–$1,400/sqft for hillside or coastal custom. Bay Area sits at the top of every band.

What happens if my lot has a fault-rupture or liquefaction overlay?

The geotechnical report drives foundation strategy — usually pier-and-grade-beam or drilled caissons — and the structural engineer designs to those conditions. Plan check requires the geotech report on file before structural review starts.

Will solar be required?

Yes for almost all low-rise residential under CEC 2022 Title 24. The code requires solar PV sized to projected annual electrical load with limited exemptions. Battery storage readiness is also required for several climate zones.

Start with a feasibility memo.

Tell us about the parcel and the program. We'll come back with a written feasibility memo before any design work starts.