Apply for Project Review

Los Angeles design-build · CSLB #1105249

In 60 seconds, see what your custom home in Los Angeles looks like as a monthly payment. Then we talk about the house.

Your vision stays yours. We make it buildable, coordinated, and code-safe.

Pre-qualify through our Hearth partner network. Soft credit pull — no FICO impact, no obligation. NP Line Design earns no commission on Hearth-originated loans. In 60 seconds you walk into the call knowing your monthly options, not chasing your banker on a Tuesday afternoon.

  • CSLB #1105249 · Licensed, bonded, insured
  • BBB A+ accredited
  • 100+ projects completed across LA County
  • Design + build under one contract
Modern custom home exterior in Los Angeles, completed view — a recent NP Line Design build

Why we built the pre-qual step

Most homeowners arrive at a first call without knowing how much of their project they can finance. The conversation then runs in circles — scope that sounds right one week becomes impossible the next when the lender comes back with a number. We have watched good projects die in that gap.

We do not lend. We do not earn a fee from Hearth or any partner lender when you pre-qualify. Hearth is an Aspire Financial Services platform that runs a soft credit pull — your FICO score is unaffected — and returns real offers from up to 17 partner lenders. The whole thing takes about 60 seconds.

We added this step because the homeowners who pre-qualify before our call arrive with options, not anxiety. Netanel can structure the scope conversation around what actually works for your budget. The call is shorter and more useful for both of you. That is the only reason we built it.

Prefer to skip the numbers and apply on project merit? That works too. Apply without pre-qualifying.

What "one contract, one team" actually buys you

Hiring an architect, structural engineer, MEP engineer, permit expediter, and general contractor as five separate parties means five contracts, five accountability gaps — and you become the de-facto project manager. Here is what we fold into one team instead.

  1. Design coordination, in-house or with your architect. We pressure-test drawings against your budget and the construction reality before plan check. If you don't have an architect yet, our in-house team starts from your references and the lot.
  2. Preconstruction budgeting before ground breaks. A line-item cost model — site work, structural, MEP, finishes, allowances, contingency — built against your specific scope. You see the number before the contract is signed.
  3. Permit pathway mapped in week one. LADBS, Department of City Planning, CEQA, hillside ordinance, HPOZ overlay, coastal commission, VHFHSZ fire zone, Title 24 2026 compliance. We tell you which overlays apply to your address before you commit to any scope.
  4. Trade sequencing on a single timeline. A custom home runs 25 to 40 trades; a full renovation runs 12 to 20. When plumbing, electrical, and HVAC arrive on their own schedules, walls get reopened twice. We sequence those trades so the wall closes once.
  5. Material lead-time scheduling against the critical path. Imported stone, European windows, custom millwork — 12 to 20 week lead times. We order against your construction critical path so the build never stalls waiting on a cabinet shipment.
  6. A structured decision calendar. We set your finish selections and specification decisions against the construction schedule, so you are never choosing a tile three weeks before install under pressure.
  7. Written change orders, priced and approved before work continues. Where renovation budgets break is the verbal "yeah just add it" that becomes a surprise invoice three weeks later. Our contracts don't allow that path.
  8. 12-month workmanship warranty and a punch-list that actually closes. 30-day, 90-day, and one-year walkthroughs at no cost. If something we built isn't right, we come back.

A sample. Project values reflect contract value at substantial completion, anonymized per client privacy. See the full before-and-after gallery.

Modern hillside custom home with cantilevered upper floor and floor-to-ceiling glazing, completed exterior view
5,200 sq ft hillside custom home · Encino Hills
Architectural detail of folded steel staircase against full-height plaster wall
Stair detail · Hollywood Hills
Construction progress: framed second-story addition with structural steel visible before insulation
Mid-build · second-story addition · Studio City
Contemporary stucco and ipe wood facade with corner-glass entry
Material study · Brentwood
Open-plan living room with stone fireplace and white oak floors
Full renovation · Sherman Oaks
Modern street-side exterior with low landscaping and integrated garage
Street view · Pacific Palisades

Projects shown anonymized for client privacy. Individual project scope, timeline, and outcomes vary.

How we build with you

  1. Step 1

    Discovery

    Free 30-minute project review. We pull your address against LADBS, ZIMAS, and the hillside, HPOZ, coastal, and VHFHSZ overlays before we meet. You leave with a permit map, a scope confidence range, and a code-trigger list — Title 24, CEBC 50%, hillside ordinance — for your specific lot.

  2. Step 2

    Preconstruction

    Design coordination, structural and MEP engineering, plan-check management, line-item budgeting, decision calendar, long-lead procurement schedule. Most of the cost-overrun risk lives here, so most of our time does too. Custom homes: 6 to 12 months. Full renovations: 2 to 4 months.

  3. Step 3

    Build

    Single-point project management across 25-40 trades (custom home) or 12-20 (renovation). Inspections walked, change orders priced in writing, weekly photo reports. Custom homes: 12 to 18 months on a 3,500-6,000 sq ft footprint. Full renovations: 6 to 12 months.

A recent project

Hillside lot at project kickoff showing original 1970s ranch home before demolition
Before
Foundation pour in progress with hillside caissons and retaining wall framework
Foundation
Completed contemporary hillside home exterior with cantilevered upper level
After · exterior
Interior view of double-height great room with stone fireplace and integrated millwork
After · interior

Custom hillside home · Encino Hills

5,200 sq ft · $2.3M contract · 18-month build

Financing context: projects at this scale are typically funded through a construction-to-perm loan. What that translates to monthly depends on your equity, down payment, and lender terms — which is exactly what the 60-second Hearth pre-qual tells you. The figure is real; you should have it before, not after, the conversation. Pre-qualify now (illustrative — your offer will differ).

  • Lot: Encino Hills, south of Ventura Blvd, VHFHSZ + Baseline Hillside Ordinance overlays
  • Soils, geo, and hillside foundation re-engineering completed before plan check submittal
  • Cleared LADBS plan check, hillside ordinance grading review, and protected-oak arborist review
  • 18 months from groundbreak to certificate of occupancy
  • Final contract within 2.1% of preconstruction budget

For context: a full renovation at $500K in a flat-lot Studio City home requires the same design rigor and permit care, scoped to the existing footprint. The work changes; the process doesn't.

Financing via Hearth (Aspire Financial Services LLC NMLS #1810501) and other partner lenders. Subject to credit approval. NP Line Design Inc. (CSLB #1105249) is not a lender and earns no lender fees. Any monthly payment figures are illustrative only; your actual offer will be specific to your project, credit profile, and lender terms.

We know the LA jurisdiction map

Eight LA neighborhoods we have pulled permits in. Each has its own overlay logic — getting it wrong adds months.

  • Hollywood Hills

    Baseline Hillside Ordinance, VHFHSZ, geological soils reports, fire department access on narrow roads, haul-route permits for significant grading.

  • Pacific Palisades

    Coastal Commission dual jurisdiction, Chapter 7A fire-resistant assemblies, post-Palisades-Fire expedited rebuild track, hillside ordinance.

  • Encino Hills

    BHO south of Ventura Blvd, VHFHSZ, protected-oak ordinance with arborist review, BMO/RFA mansionization.

  • Bel Air

    Mansionization Ordinance, hillside grading limits, view-corridor protections, mega-mansion review for very large projects.

  • Brentwood

    Hillside zones with grading limits, view ordinance, BMO/RFA in flat areas, fire zone designation in canyon properties.

  • Santa Monica

    Independent city permits through Santa Monica Building & Safety, not LADBS. Green Building Ordinance, soft-story retrofit mandate, coastal zone overlay.

  • Hancock Park

    HPOZ overlay — Historic Preservation Overlay Zone review required for exterior changes and additions.

  • Studio City

    Hillside ordinance south of Ventura, BMO/RFA in flat areas, Specific Plan considerations on major corridors.

Don't see your neighborhood? See our full LA service area or apply directly — we work everywhere LA County issues a permit.

Where we put our risk on the line

Every NPLD contract carries these operational guarantees in writing. They are not slogans.

  • If we miss a permit deadline through our negligence, we eat the city's expedite fees. Not "we'll try to make it up." A line item in your contract.
  • If a city inspection fails on work we performed, we re-do the work at zero cost. Re-inspection fees included.
  • Scope is documented line item by line item in the contract. Price does not move unless scope moves — and scope changes require your written approval before work continues.
  • Change orders are priced and signed before any work happens. No "yeah just add it." No surprise invoices.
  • If at punch-list you can identify a deliverable from our contract that we did not produce, we install it or rebuild it at no charge. The punch list closes; we do not.

Financing the build

In-house financing through Hearth and partner lenders. We never push debt — and we don't earn lender fees. Our job is to build well; the lenders' job is to fund well.

Most popular starting point

Pre-qualify in 60 seconds

Soft-credit pull through Hearth. Real offers from up to 17 partner lenders, no impact to your FICO score, no obligation. We get a copy of your offers so we can build the budget around what you actually have — not what we guess you have.

Start with Hearth pre-qual

Construction-to-perm loan

For ground-up custom homes and tear-down-rebuilds, a construction-to-perm loan covers the build and converts to a standard mortgage at completion. We work with specialty LA lenders who understand 18-month build timelines — not 90-day standard construction windows.

Discuss construction loans

HELOC or cash-out refinance

Most LA homeowners in our $500K–$2M renovation range fund with a HELOC or cash-out refinance against existing equity — fastest to close, simplest paperwork. We send you the side-by-side math against a construction loan during your project review.

Discuss equity options

Phased payment plans

For full renovations where phasing the scope is possible, we can structure a two-phase contract — complete the kitchen and primary suite first, finance the rest separately after 6 to 12 months. Requires your lender's involvement in scope planning; we handle the coordination.

Discuss phased scope

Financing via Hearth (Aspire Financial Services LLC NMLS #1810501) and other partner lenders. Subject to credit approval. NP Line Design Inc. (CSLB #1105249) is not a lender and earns no lender fees.

Who actually shows up

Netanel Presman · General Contractor

Netanel runs the field. He is the one walking the job, sequencing the trades, and standing in front of the inspector. CSLB-licensed under #1105249; 100+ LA projects completed.

Jason · Design, Permits, and Coordination

Jason handles design coordination, permit pathway mapping, scheduling, and homeowner communication. Same email and phone every week. No PM swap-outs.

NP Line Design · CSLB #1105249 · 22616 Kittridge St, Los Angeles, CA · (818) 605‑1388

Common questions, honest answers

What does the Hearth pre-qual actually tell me?

It shows you real offers from up to 17 partner lenders after a soft credit pull — no FICO impact. You will see estimated monthly payments, APR ranges, and term options for the loan amount you enter. The pre-qual is not a commitment; it is information. We earn no fees on Hearth-originated loans.

Subject to credit approval. Financing via Hearth (Aspire Financial Services LLC NMLS #1810501).

What is the typical financing structure for LA renovations?

For renovations between $200K and $1M, most of our clients use a HELOC or cash-out refinance against existing equity — fastest to close, simplest paperwork. For larger renovations and custom homes, a renovation loan or construction-to-perm loan is standard. Closing timelines run 30 to 60 days; we factor that into your project start date.

Can I apply if I haven't pre-qualified yet?

Yes. The pre-qual is a tool, not a gate. Many applicants skip it and apply on project merit — usually because they are paying cash or have an existing lender relationship. If your lender needs scope documentation or a budget letter from a GC, that is something we produce during the project review.

How long does a custom home actually take in LA?

Eighteen to thirty-six months from first sketch to certificate of occupancy. Design and permits run 6 to 12 months. Construction on a 3,500 to 6,000 sq ft home runs 12 to 18 months. Hillside or coastal overlays can add another 6 to 12. Builders who quote you 12 months total are quoting you a number that hasn't survived plan check.

What is the CEBC 50% rule?

The California Existing Building Code (CEBC) requires that when renovation costs exceed 50% of the structure's replacement value, the entire house must be brought up to current code. That can add six figures in unforeseen requirements — electrical service upgrade, seismic retrofit, Title 24, full insulation. We calculate the threshold before scope is finalized.

What does a project review actually include?

Thirty minutes, free, no follow-up sales sequence. We pull your address against LADBS, ZIMAS, and the hillside, HPOZ, coastal, and VHFHSZ overlays before we meet. You leave with a permit map for your specific property, a scope confidence range, a code-trigger list, and a realistic timeline. If we are not the right fit, we say so and point you to someone who is.

Ready to see the number?

The pre-qual takes 60 seconds. If you already know what you want to spend, go straight to the project application — eight fields, about three minutes. You'll hear from us within one business day.

Pre-qualify in 60 seconds Skip — apply without numbers

Prefer to talk first? (818) 605-1388 · Or book a free consultation on our main site.