All Forum Posts by: Denette R.
Denette R. has started 2 posts and replied 17 times.
Post: First Flip in Bakersfield – Thanks to BP!
- Contractor
- Los Angeles, CA
- Posts 21
- Votes 8
You're welcome Tanya. That would be great! Send me a personal message with your phone number and we can set something up!
Post: First Flip in Bakersfield – Thanks to BP!
- Contractor
- Los Angeles, CA
- Posts 21
- Votes 8
Hello Tanya, Congratulations on your first flip!!! I'd say top things to keep in mind would be Setting a clear budget Including; purchase price, repairs, holding costs, closing costs, and your profit margin. Follow the 70% rule; Buy price = (after repair value *70%) minus repair cost (this gives yo a safe margin. Don't overestimate AVR (after repair value) Use comps (similar, recently sold homes in the same area) within 0.5–1 mile, same size & style. Get quotes for needed repairs before you make the purchase this will help you determine if it's even worth your time. I live in Los Angeles would love to connect with you!
Post: General Contractor with years of experience
- Contractor
- Los Angeles, CA
- Posts 21
- Votes 8
👷🏻♀️ I'm Denette a woman-owned and operated, licensed general contractor in Los Angeles with over a decade of hands-on experience helping homeowners build ADUs, convert garages, and remodel their dream homes. I’m passionate about high-quality work, clear communication, and making sure every client feels confident through the entire construction process.
Post: Ground Up Construction - know before you build
- Contractor
- Los Angeles, CA
- Posts 21
- Votes 8
Planning & Design
| What to Consider | Why It Matters |
|---|---|
| Future-Proofing | Plan for growing family, aging in place, EV chargers, home office, and resale. |
| Orientation & Sunlight | Maximize natural light and energy efficiency (passive solar design). |
| Functional Layout | Prioritize flow: kitchen near garage, Bathroom near kitchen to cut down on plumbing costs, laundry near bedrooms, good storage. |
| Architectural Style & HOA Rules | Hiring a professional Architect will save you by letting you know what's feasible, and depending on the land acquire proper soil reports that may be needed. Ensure your design complies with local codes and aesthetics (if applicable). |
Budget & Financing
| What to Consider | Why It Matters |
|---|---|
| Realistic Budget | Include soft costs (permits, fees), contingency (~10–20%), and hidden costs. |
| Financing Options | Construction loan vs cash; loan type affects timeline and builder payments. |
| Material Costs & Inflation | Prices can shift during a project — lock in where possible. |
Construction Details
| What to Consider | Why It Matters |
|---|---|
| Choose a Reputable Builder | Experience, transparency, and communication are critical for avoiding delays. |
| Foundation Type | Slab, crawlspace, or basement—each has pros/cons depending on climate and soil. |
| Quality Materials | Avoid cheap finishes that won’t last; choose energy efficient materials that are sustainable and cut down on the need for high utility bills like solar, insulation, dual pane windows, and cool life paint &shingles to name a few, & prioritize structure and insulation. |
| Change Order Process | Know how design changes during construction will be handled and priced. |
Legal & Permits
| What to Consider | Why It Matters |
|---|---|
| Zoning & Permits | Must comply with city/county laws — delays or fines if skipped. |
| Survey & Soil Test | Prevents issues with drainage, foundation, or property boundaries. |
| Inspections | Ensure every phase meets code (foundation, framing, plumbing, etc.). |
Energy Efficiency & Systems
| What to Consider | Why It Matters |
|---|---|
| HVAC & Insulation | Impacts comfort, energy bills, and home longevity. |
| Solar Readiness | Pre-wire now for future panels or battery storage. |
| Smart Home Wiring | Plan low-voltage runs (security, sound, data) while walls are open. |
| Plumbing Layout & Efficiency | Tankless water heaters, loop systems, and fixture placement save money long-term. |
Interior & Finishes
| What to Consider | Why It Matters |
|---|---|
| Flooring Durability | Match material to room traffic and moisture levels (e.g., tile for wet areas). |
| Easy Maintenance | Choose surfaces and layouts that clean easily (no white grout floors!). |
| Storage | Don’t forget pantry, linen closets, attic space, garage storage. |
| Electrical & Lighting Layout | Add outlets where needed and plan for enough circuits to avoid future issues. |
Resale and Long-Term Value
| What to Consider | Why It Matters |
|---|---|
| Neighborhood Trends | Avoid overbuilding for the area; check comps. |
| High-ROI Upgrades | Kitchens, bathrooms, insulation, curb appeal are key to resale value. |
| Low Maintenance Design | Materials and systems that require little upkeep add long-term value. |
Post: How much does a new kitchen and bathroom cost in a new construction rental?
- Contractor
- Los Angeles, CA
- Posts 21
- Votes 8
Hi I'm a general contractor and the price range varies based on size and materials, unless someone is able to take measurements and have a list of exact materials you'll be using they won't be able to give you true pricing. Depending on your location there's a prefabricated cabinet and countertop store in Van Nuys that has the best pricing I've found in all LA, and they also provide a 2 & 3D design when you buy from them. Stone and Cabinet Supply. The cost of the cabinets also depends on futures like pull-out trash can, lazy Susan, spice racks, pull out drawers, and hardware, but generally start at $200+ for a prefaced shaker.
Post: ✅ Top 5 things to consider when build an ADU
- Contractor
- Los Angeles, CA
- Posts 21
- Votes 8
Hello Dan,
Thanks for the reply much appreciated. I was trying to keep it short and simple, and I agree with you on most things, but I must beg to differ when it comes to homeowners.
High Rental Income Potential;
In LA County, you can expect average ADU rents around $2,050–$2,550 per month for a one- bedroom unit.
- On a construction cost of roughly $150,000–$220,000, that translates to annual gross rents of $24,600–$30,600, or a 7–15% cash-on-cash return before financing.
- Strong Property-Value Uplift
- Homes with an ADU in Los Angeles often sell for about 35% more than comparable properties without one.
- For a $800,000 home, that's roughly a $280,000 increase in appraised value after adding an ADU.
- Solid Cash-on-Cash Returns
- Even paying cash, you can net 10%+ annual returns on your build cost from rental income alone.
- And financing the project can still leave you with an $8,000–$10,000 annual net gain after mortgage costs.
- Resilient Demand & Market Dynamics
- LA’s tight housing market keeps vacancy rates low and rents high, supporting steady occupancy.
- Regulatory reforms have streamlined ADU permitting, cutting wait times and softening approval hurdles.
- Tax & Incentive Benefits
- You can deduct mortgage interest and depreciation on the ADU, improving after-tax returns.
- Energy-efficiency or solar incentives can further lower net build costs.
Things to keep in mind if you already own a property and can't afford to buy another.
- Upfront Costs & Timeline: Expect 9–12 months and $150K–$250K all-in.
- Permitting & Utility Upgrades: May require separate electrical sub-panel, meter, or sewer hookups.
- Maintenance & Management: Factor in insurance, taxes, and occasional repairs.
In Los Angeles's high-rent, low-vacancy environment, an ADU typically pays for itself in 6–10 years through combined rental income and increased resale value—making it one of the most compelling "home-owner" investments today. If we're talking about a "real estate" investor the obvious better investment is "New build" If you're experienced or want to maximize net worth through development, new builds offer more upside.
Thanks again!
Good luck to you too.
Post: ✅ Top 5 things to consider when build an ADU
- Contractor
- Los Angeles, CA
- Posts 21
- Votes 8
