What is the smallest multifamily we will build?

5 units is the smallest we treat as a multifamily project; below that we treat the work as duplex / triplex / fourplex (separate pillars). The cutoff matters because 5+ units changes the financing track (commercial), the construction type (often Type V Group R-2), and the regulatory layer (Chapter 11A accessibility, NFPA 13R, EVCS at higher ratios).

How long does multifamily plan check take?

LADBS, SF DBI, and Oakland all run 6–12 months on 5+ unit plan check including corrections. Smaller suburban jurisdictions can clear in 4–6 months. SB 423 streamlined projects bypass discretionary review but still require ministerial building-permit review.

What is the difference between Type V on slab and Type V over Type I podium?

Type V is wood frame, Type I is non-combustible (concrete / steel). 'Type V over Type I podium' means wood-frame residential floors built over a concrete podium that holds parking (and sometimes ground-floor retail). The podium adds cost but unlocks parking on tight lots and ground-floor flexibility.

How does CEQA affect a multifamily project?

CEQA exemptions apply to most infill multifamily under Class 32 categorical exemption (Gov. Code §21084) and to SB 423 streamlined projects. Discretionary projects outside an exemption need Initial Study, Mitigated Negative Declaration, or EIR — which can add 6–24 months to entitlement. Our feasibility memo identifies the CEQA path.

What about prevailing wage?

California prevailing wage applies on most multifamily projects receiving public funding, in cities that have local prevailing-wage ordinances, and on projects above certain unit-count thresholds. We confirm the prevailing-wage status before pricing the build.

Can we phase construction?

Often yes — large multifamily projects can be phased across multiple permits. Site work and infrastructure are usually permitted as a separate package; building permits can be issued per building when the project has multiple structures.

What is the typical financing structure?

5+ unit multifamily is commercial financing — bank, credit union, CDFI, or LIHTC if affordable. Construction loan converts to permanent at stabilization. We have built for owner-operators, syndicated investor groups, nonprofits, and LIHTC partnerships.

Multifamily
construction.

5+ unit multifamily crosses into commercial financing territory and triggers a fuller multifamily regulatory layer — Type V wood frame on slab for most low-rise, Type V over Type I podium when parking sits below grade, full Chapter 11A accessibility, NFPA 13R sprinklers, EVCS provisioning at higher ratios, and a noticeably longer plan check at every dense California building department. The work is repeatable; the entitlement strategy is where most projects win or lose.

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CA Lic. #1145233

“Multifamily is a financed asset before it is a building. The construction strategy has to serve the pro forma — not the other way around.”

What we mean by multifamily construction.

M-01 · 5–10 unit Type V on slab
Size
Site-dependent
All-in
$380 – $650 / sqft
Schedule
16 – 24 months build
Most common small multifamily configuration. Conventional Type V wood frame on slab. Surface parking. Best fit for infill R3 / R4 parcels.
M-02 · 11–30 unit Type V on slab
Size
Site-dependent
All-in
$400 – $700 / sqft
Schedule
20 – 30 months build
Larger Type V wood frame projects. Common stop tank, elevators, more complex MEP, and longer plan check than smaller projects.
M-03 · Type V over Type I podium
Size
Site-dependent
All-in
$450 – $800 / sqft
Schedule
24 – 36 months build
Wood-frame residential floors over concrete podium for parking (and sometimes ground-floor retail). Common in dense urban infill.
M-04 · Density-bonus multifamily
Size
Per program
All-in
$400 – $700 / sqft
Schedule
24 – 36 months build
Density Bonus Law unlocks extra units + waivers in exchange for affordable set-asides. Common path on infill parcels needing FAR or parking relief.
M-05 · SB 423 streamlined multifamily
Size
Per program
All-in
$400 – $700 / sqft
Schedule
20 – 32 months build
Streamlined ministerial review in non-compliant jurisdictions per Gov. Code §65913.4. 60- or 90-day agency decisions, no discretionary review.

Real California cost ranges.

All-in 2026 multifamily costs in California run $380–$700/sqft for Type V on slab and $450–$800/sqft for Type V over Type I podium. Bay Area sits at the top of every band. Soft costs (architecture + structural + Title 24 + CALGreen + civil + entitlements + permits) typically run 14–20% of hard-cost subtotal.

Type / configuration
Type V on slab: $380–$700/sqft. Type V over Type I podium: $450–$800/sqft. Wrap-around parking with Type V: $420–$750/sqft. Each adds structural and waterproofing complexity.
Utilities + civil
Off-site utility, transformer, sewer / water main capacity, storm-water management — $200k–$1M+ depending on parcel and city requirements.
Fire / life safety
NFPA 13R sprinklers throughout, full alarm system, emergency egress lighting. $4–$8/sqft of building.
Accessibility (Ch 11A + ADA)
Type A units in larger projects, full common-area ADA compliance, leasing office accessibility. $5k–$25k per unit.
Title 24 + CALGreen
Heat pumps, PV per CEC 2022, battery readiness, EVCS at 10–25%+ of parking. $35–$80/sqft above 2019-code.
Soft costs
14–20% of hard cost. Density bonus and SB 423 projects often higher due to entitlement legal work.

The permit path.

Multifamily projects are permitted under CBC (R-2) by the local building department. Plan check on 5+ unit projects is materially longer than smaller residential — typically 6–12 months including corrections in LADBS, SF DBI, Oakland, and peninsula jurisdictions. Fire department, civil engineering, and utility provider tracks run in parallel.

Building permit (architectural + structural)
MEP permits
Fire sprinkler + alarm permits (NFPA 13R + 72)
Title 24 energy compliance
CALGreen Tier 1 / Tier 2 (depending on jurisdiction)
Accessibility plan review (CBC 11A + ADA)
EVCS provisioning per CALGreen 4.106.4 (multifamily ratios)
Civil engineering (grading, storm-water, hydrology)
Density bonus or SB 423 determination (when applicable)
Off-site improvements (sidewalks, ramps, transformer pad)

How California code shapes the work.

California 5+ unit multifamily is governed by CBC (R-2), Title 24, CALGreen, Subdivision Map Act (if mapped for sale), and locally-adopted amendments. Density Bonus Law and SB 423 add layered statewide entitlement rights. Local rent stabilization, just-cause eviction, and tenant relocation ordinances apply if existing housing is being replaced.

What the schedule actually looks like.

Step 01
Feasibility + pro forma
Eligibility, parking, utility, pro forma, financing concept.
4 – 8 weeks
Step 02
Entitlement (if discretionary)
Planning Commission, EIR / CEQA if applicable. SB 423 / density bonus may skip discretionary review.
12 – 36 weeks
Step 03
Schematic + DD
Plan layout, structural, MEP, fire / life safety, accessibility.
12 – 20 weeks
Step 04
Construction documents
Full permit set + civil + off-site improvements.
10 – 18 weeks
Step 05
Plan check + permit
Building + fire + utility + civil in parallel; dense jurisdictions run long.
24 – 48 weeks
Step 06
Sitework + utilities
Grading, civil, transformer, sewer / water main work.
8 – 20 weeks
Step 07
Foundation + structure
Podium pour (if applicable), then Type V framing.
16 – 32 weeks
Step 08
MEP + finishes
Per-unit MEP, fire / alarm, finishes, common areas.
32 – 50 weeks
Step 09
Commissioning + CofO
Per-unit + building-wide final inspections, leasing office, fire marshal.
8 – 16 weeks

How we run this work.

Multifamily engagement starts with a feasibility + pro forma memo before any drawings — eligibility (Density Bonus, SB 423, zoning), unit count, parking, utility capacity, hard cost range, soft cost range, and financing scenarios.

Entitlement strategy locks at the first design milestone. Discretionary projects need a planning timeline and CEQA strategy; SB 423 and density-bonus projects bypass discretionary but require strict objective-standards compliance.

Construction runs on a design-build or CM-at-risk contract with named subcontractors, off-site improvement coordination, and a published RFI / change-order protocol. Building department coordination is constant; we keep an in-house permit runner.

Frequently asked.

What is the smallest multifamily we will build?: 5 units is the smallest we treat as a multifamily project; below that we treat the work as duplex / triplex / fourplex (separate pillars). The cutoff matters because 5+ units changes the financing track (commercial), the construction type (often Type V Group R-2), and the regulatory layer (Chapter 11A accessibility, NFPA 13R, EVCS at higher ratios).
How long does multifamily plan check take?: LADBS, SF DBI, and Oakland all run 6–12 months on 5+ unit plan check including corrections. Smaller suburban jurisdictions can clear in 4–6 months. SB 423 streamlined projects bypass discretionary review but still require ministerial building-permit review.
What is the difference between Type V on slab and Type V over Type I podium?: Type V is wood frame, Type I is non-combustible (concrete / steel). 'Type V over Type I podium' means wood-frame residential floors built over a concrete podium that holds parking (and sometimes ground-floor retail). The podium adds cost but unlocks parking on tight lots and ground-floor flexibility.
How does CEQA affect a multifamily project?: CEQA exemptions apply to most infill multifamily under Class 32 categorical exemption (Gov. Code §21084) and to SB 423 streamlined projects. Discretionary projects outside an exemption need Initial Study, Mitigated Negative Declaration, or EIR — which can add 6–24 months to entitlement. Our feasibility memo identifies the CEQA path.
What about prevailing wage?: California prevailing wage applies on most multifamily projects receiving public funding, in cities that have local prevailing-wage ordinances, and on projects above certain unit-count thresholds. We confirm the prevailing-wage status before pricing the build.
Can we phase construction?: Often yes — large multifamily projects can be phased across multiple permits. Site work and infrastructure are usually permitted as a separate package; building permits can be issued per building when the project has multiple structures.
What is the typical financing structure?: 5+ unit multifamily is commercial financing — bank, credit union, CDFI, or LIHTC if affordable. Construction loan converts to permanent at stabilization. We have built for owner-operators, syndicated investor groups, nonprofits, and LIHTC partnerships.

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