Opening a business: What is needed for a tenant improvement?

A retail with exposed pipes and plumbing connections. Concrete curbs to be demolished.

Personal archives

I am writing this post mostly for people who decide to lease their first retail to begin a business in California. Most of the times, they look at the place, if they like it, they go for it, without researching about what the City departments (and eventually Health Department) will request.

The fastest case, is to pass from a certain use to the same use (or similar) without any more changes than painting, decoration. In order to open the business, the City will request a business license. Let's say, from offices to offices for administration it is just a simple step, a floor plan could be needed if the City has no records of the property.

A complete different scenario would be from administration offices to medical offices, beginning with, the occupancy load (people that will be inside the building) will be quite higher.

The first duty from the tenant, and before signing a lease, is to go to the City Hall, Planning department, and ask if the new use is allowed. Second, how many parkings will be requested. And find out if what it is offered at the job site is enough. Take into account, that applying for a variance on parkings is a process that takes a very long time (in the meantime the rent must be paid), and most probably the result is negative. 

The broker (if there is any) not always has this information, or he/she could even hide the restrictions.

Let us suppose the use is allowed, and the parking stalls are OK. Then, the handicap accessibility is very important. Your retail must be fully accessible, even for employees. If not, this is discrimination.

Of course there is the "grandfather" clause which protects the existing construction, those that have very old permits and while there are no remodels, the structures can be kept "as is".

The slab that needs repair, the framing is still exposed. Personal archives

But if there is a remodel, everything has to comply with the current Codes. A percentage of the investment must be destined to accessibility improvements. A budget has to be disclosed, or at least it will be based on the valuation of works. If the improvements are very important, and there is no technical way to do part of them, a hardship form must be submitted to Building and Safety.

How does the tenant show the new accessibility improvements? Through the architectural plans needed for the Tenant Improvement (T.I.), as part of a package that could be completed with mechanical, electrical, plumbing, structural, plans and calculations, depending on the scope of works and type of business.

We usually begin showing on ADA and egress plans the exit signs, the Braille signs, interior improvements inside bathrooms. Then, if it's not enough for the amount of investment requested for ADA, we continue with the parkings. And this is related to ramps, sidewalks, signs, path of travel, etc. It means much more money than the tenant would imagine. 

Has the tenant the obligation to provide all of this? Yes, up to the established amount destined to ADA. Usually, the tenant has an arrangement with the landlord, while the tenant works inside, the landlord deals with the exterior improvements.

When the case is very hard to comply, the City could send an ADA inspector to find a Solomonic (reasonable) solution.

Old air conditioners, on precarious platforms. Will the AC units be enough for the new use?

Personal archives

Coming back to the plans for a TI, one common mistake is to believe that only one plan is needed. This would be a very minor remodel, minimum two plans are needed, a site plan with the parkings and surrounding buildings, a floor plan. For more important works, full architectural, mechanical, plumbing, electrical and (maybe) structural are needed. If the business is related to food, remember Health Department takes 21 business days to release the plan check comments. The tenant should negotiate with the landlord how many months of "grace" would be granted to allow the architects and engineers to prepare plans and comply with the plan check. The grace period varies between two or three months.

Here, though the bathroom has a good size, there are no ADA bars

Personal archives

We highly recommend for new tenants with little experience in this process, to consult an architect or experienced designer before proceeding to sign the lease if there is a change of use.

Some special changes of uses may take Planning Commission, and it is translated to months.

What the tenant should be aware of? 

First of all, if the retail business license is still active. After 6 months of having a revoked license or the place has been closed, the grandfather rights are expired. Everything has to be under the current Zoning and Building Code.

Let's say, you want to lease a restaurant, and it has been closed for more than 6 months. Brand new plans must be submitted if the use is still permitted. 

In a new food store, the kitchen does not have washable ceiling ties.

Personal archives

The rest is part of the typical construction documents that we should take care of. Basic questions:

Are the ceiling panels Ok for the kitchen (if any)?

Will there be preparation of food?

Are penetrations between tenants fire proof, as many hours as needed per Code?

Are there enough exit doors? Are they Code compliant?

What is the condition of the pipes, electrical panels, etc?

Is the Amperage enough for the new use? As a rough example, from a clothes retail to a yogurt store, obviously the panel would not be enough.

How is the parking designed? Is there any curb ramp, are there stripes on the lot, accessibility signs?

Is the bathroom compliant?

Are the clients able to use the restroom? 

Is the quantity of restrooms enough for the new use and new occupancy load?

Is the building historical? If so, which are the restrictions?

Is the type of flooring allowed?

Are the demising walls in their original location? ETC.

There would be other questions as well, but at least I am opening the readers' minds.

We are here to help. If you have further questions, 

mbmahiques@gmail.com

Existing penetrations from a restaurant on second floor to a retail on first floor. It has to be verified if this is fire rated. Personal archives

Here, the demising wall is not full height. Personal archives

Electrical equipment on a precarious platform. Personal archives

Non permitted ADA solutions that must be remodeled. Personal archives

¿Qué es una legalización de obras (ilegales) no permitidas?

Un cerramiento precario en un segundo piso, en montaña. Archivos personales

Una legalización de obras o trabajos de construcción (ilegales) no permitidas, significa presentar planos de arquitectura, de energía (si se necesitan), y estructurales más los cálculos pertinentes, para traer todos los trabajos de acuerdo a los códigos vigentes. En otras palabras, lo que ha sido construído sin permiso ni inspecciones, se muestran como ¨nuevos¨. Dichas obras sin permiso deben ser entonces, reparadas, alteradas, reforzadas, modificadas, para estar bajo los códigos corrientes. El plan check (revisión de los planos en la Ciudad) y los permisos deben ser pagados e inspecciones son necesarias, incluso para lo que esté escondido, por ejemplo en los áticos o bajo tierra, o dentro de las paredes, etc.

¿Quién es responsable por esto? El propietario actual. Es común escuchar a los propietarios decir ¨Yo no lo hice, lo compré así¨. Él puede tener la oportunidad de llevar a Corte a la empresa de Bienes Raíces (Real State) pero, finalmente, luego de la inspección (survey) y la aceptación y firma de la escritura (Grant Deed), el comprador está aceptando las condiciones de la propiedad. Mi consejo, por favor chequee los records antes de comprar o rentar.

Cuídese de los contratistas no licenciados. Ellos pueden tentar a los propietarios e inquilinos para construír sin permiso, para evitar los tiempos del proceso de presentación de planos. Podríamos decir que dado el caso, son culpables. Pero no son responsables. 

¿Porqué menciono ¨no licenciado?¨. Pues porque si el contratista es licenciado, seguramente temerá que el propietario o inquilino lo denuncie al Board de Contratistas y así pueda suspenderle o revocarle la licencia por mala praxis.

Podría suceder que los registros (records) en el Assessor´s Office difieran de los records en la Ciudad. ¿Porqué es ello? El Assessor´s tiene siluetas y planos que determinan el monto de taxes que Ud paga por la propiedad, además pueden determinar por fotografías aéreas si el tamaño del edificio es mayor al declarado. Pero esta información no siempre coincide con los records de la Ciudad.

A los fines de la legalización, los records en la Ciudad son los válidos. Una vez que la legalización se termina, habrá un registro actualizado en la oficina del Assessor (taxes).

¿Es importante legalizar las estructuras sin permiso? Por supuesto. El propietario puede ser denunciado por un vecino o simplemente alguien que haya visto las irregularidades, las estructuras pueden llevar orden de demolición en consecuencia; los inquilinos pueden mandar al propietario a Corte, hay una situación de seguridad de la gente viviendo allí, y en caso de un incendio, la compañía de seguros puede no cubrir los daños. Entre otras consecuencias. Una propiedad con construcciones ilegales disminuye su valor en el mercado.

¿Se necesita sólo un plano? No. Es un paquete de planos más cálculos. Dependiendo de la complejidad y el tipo de trabajos, los básicos son arquitectura, energía (agua caliente, calefacción, aislación térmica), estructuras. Más planos y cálculos podrían ser agregados a la lista. En proyectos comerciales, planos y cálculos mecánicos, eléctricos y de plomería son necesarios, por ejemplo.

Una fisura vertical en un muro de contención (retaining wall), en ladera de montaña. De mis archivos personales

Un problema típico de una adición ilegal es la falta de fundación. Generalmente las paredes exteriores son construídas precariamente sobre un piso de concreto, sin barrera de vapor hacia el suelo, ni aislación térmica por dentro. A veces, los patio cover se cierran, y la altura no es suficiente, entonces otro techo debe ser construído arriba para resolver el problema de agregar la aislación térmica.

A veces la legalización no es total si no una parte. Veamos el ejemplo abajo. Aquí tenemos dos trabajos ilegales: los ceiling joists (maderas del cielorraso) han sido quitadas y hubo que agregar soporte extra; la aislación con espuma de Poliestireno no ha sido permitida, dado que el proveedor no tenía su número de reporte de calidad ICC en California, por lo tanto hubo que quitarla y reemplazarla.

La foto abajo muestra un cuarto construído entre la casa y el garage existente. El cuarto es muy bajo, la demolición ilegal, hubo que presentar viga, postes, paredes y fundaciones nuevas. El hogar (fireplace) no es compatible con el Green Code y se demolió.

Las legalizaciones no son exclusivas de las residencias. También los comercios tienen cantidad de alteraciones sin permiso que pueden ser muy peligrosas si están relacionadas con seguridad contra fuego. La foto debajo muestra una pileta de tres compartimientos con un drenaje incorrecto para las normas del departamento de Salud. El trabajo fue rechazado  y debió rehacerse.

Debajo, una cocina exterior standard, bajo un techo de madera y sin protección contra fuego. Además, está muy cerca de las líneas divisorias. Es un caso insalvable, a no ser que se provean estrictas protecciones contra fuego. Sin embargo, las distancias a los vecinos (set backs) pueden ser aceptados o no por Planning Department, según las normas de la Ciudad.

Los patio covers sin braces podrían ser ilegales. Los ¨braces¨ son las maderas diagonales que colaboran en las cargas laterales (terremotos). Digo ¨podrían ser¨ porque hay patio covers muy antiguos que se construían así. La ventana es nueva, y podría no ser adecuada para el cálculo de energía Título 24. De ser así, tiene que ser cambiada.

La foto abajo muestra dos construcciones muy cercas entre sí, los aleros no son contra fuego. Imaginen qué peligroso es si una casa se prende fuego. La legalización podría implicar reconstruír la estructura no permitida con el set back obligatorio.

Debajo, una pared dividiendo un garage entre dos unidades de vivienda, una adyacente, otra detrás. Si esa pared no tiene altura total de piso a techo ni protecciones contra fuego, un incendio puede propagarse rápidamente...

Debajo, vemos un cuarto en una casa de los últimos años. Esta construcción es ilegal y el espacio cerrado entre el garage y la vivienda no tiene suficiente iluminación y ventilación para un área habitable.

¿Qué hacer en caso que haya una visita de un inspector, o una noticia de la Ciudad, o ¨Code Enforcement¨?

Primero, hacer una cita con el inspector y ver qué es lo que se requiere. El inspector dejará una nota escrita con una fecha límite para presentar planos o demoler.

Segundo, si Ud no tiene intenciones de demoler, contrate a un profesional que proceda con la legalización. Pague una extensión para permitir más tiempo para preparar planos y cálculos.

Pregunte al profesional acerca de las posibilidades de salvar las estructuras sin permiso. Como puede ver en los ejemplos arriba, no siempre pueden ser rescatadas en su totalidad. Y a veces es más caro reparar, modificar, que construír de cero.

Tercer paso, mantenga contacto con el inspector a cargo y comuníquele los avances. Podría suceder que el inspector desconozca las actualizaciones en el sistema y el estado actual del proceso de plan check.

Si hay gente viviendo bajo estructuras ilegales, negocie un período de tiempo para que se vayan, porque es considerado ¨no seguro¨ para sus vidas. Hable con el inspector para ver posibles fechas.

Al final de la construcción, y teniendo todas inspecciones pasadas y aprobadas, pida un Certificate of Occupancy, comúnmente llamado ¨final de obra¨. 

NOTA: las fotos pertenecen a mis archivos personales. Las estructuras mostradas han sido parcialmente demolidas y reparadas. 

Este post tiene como objetivo ayudar a los propietarios e inquilinos que no conocen los problemas explicados. Si tiene alguna pregunta, aquí estamos para ayudar.

mbmahiques@gmail.com

What is a legalization of non-permitted (illegal) construction works?

Precarious enclosure in a second story, hill side. Personal archives.

A legalization of (illegal) non permitted structures or construction works means to submit architectural, energy plans and calculations (as needed) and structural plans and calculations to bring everything back to Code. In other words, what had been built without a permit and inspections is shown as "new". The non permitted constructions must be repaired, altered, reinforced, modified as needed to comply with the current Codes, permits must be paid and inspections are needed, even for whatever is hidden, inside attics, underground, etc.

Who is responsible for this? The current owner. It is common to hear from owners "I didn't make it, I bought it as is". The owner may have the chance to sue the Real State company, but finally, and after a survey and the acceptance of the Grant Deed, the person is at the same time accepting the conditions of the property. My advice, please check the records before buying or even leasing. 

Beware of non-licensed contractors. They could lure the owners-tenants to build without a permit, to avoid waiting for the permits process. They could be guilty of deceiving but they are not responsible.

Why do I mention a "non lincensed" contractor? Because if the contractor is licensed, he will be afraid the owner-tenant can call the Board of Contractors and have his licensed suspended or revoked.

It may happen that the records at the Assessor's Office differ from the records at the City. Why is this? The Assessor's have silhouettes and plans to determine the taxes you are paying for the property, and they may even find in aerial pictures if the building is bigger than declared. But whatever information is at the Assesor's office, does not need to match with the City records.

To the purposes of a legalization, the City records are the valid ones. Once the legalization is ready, there will be an updated record for the Assessor's office (taxes).

Is it important to legalize structures? Of course. The homeowner maybe be denounced, the structures may have notice of demolition, illegal tenants can sue the "landlord", there are issues involving the safety of people, in case of fire the insurance company may not cover the damages. Among other inconveniences. A house with illegal construction diminishes its value in the market.

Is it just one plan needed? No, this is a package of plans. Depending on the complexity and type of works, the basics are architectural, energy, structural. More plans and calculations could be added. In commercial works, mechanical, electrical and plumbing, as an example.

A structural fissure in an illegal retaining wall, hillside. Personal archives

One typical problem of an illegal room addition is the lack of foundation, exterior walls are usually built precariously on an existing slab, no vapor barrier is provided, no walls and ceiling thermal insulation. Sometimes if the patio cover is enclosed, the height is not enough and another roof must be built on top of the existing to solve the problem.

Sometimes the legalization is not for the building but part of it. Let's see in the example below, we have two illegal works: the ceiling joists have been removed and extra support must be added; this foam insulation is no permitted in California (the provider failed to show an ICC report number approved in CA) and it has to be removed and replaced. 

The picture below is showing the construction of a room between a house and an existing (permitted) garage. The room is very low, the demolition is illegal, a header and posts must be verified and provided. The fireplace is not compliant with the current Green Code. 

Legalizations are not exclusive of residential. Commercial constructions have lots of illegal alterations that may be dangerous if they are related to fire safety. The picture below is showing a non permitted three compartments sink drainage. The work was rejected by Health department and Building and Safety.

Below, the standard outdoor kitchen, without fire safety under the roof. Besides, it is too close to the property lines. This is a case that is not possible to be saved, unless strict fire protection is provided. The set backs could or could not be accepted by planning department.

Patio covers without braces could be illegal. Braces are the diagonal 4x woods that collaborate in the lateral loads (earthquakes). I say "could be" because very old patio cover constructions may appear like this. The window is new and may be not compliant with the Title 24 energy calculation. If so, it has to be changed.

The picture below shows two constructions very close to each other, there is no eaves fire protection. Needless to say how dangerous it is if one structure is set on fire. The legalization would imply to rebuild the non permitted structure with the required set back.

Below, a wall diving a garage from two dwelling units, one adjacent, the other below. It has no full height, it is not built as a fire barrier. Fire could spread so easily...

This is a modern house, from the last years. The construction between the garage and the house proves to be illegal, the space is enclosed and not enough illumination and ventilation for a habitable space is provided.

What to do in case of an inspector's visit, a notice from the City, a Code enforcement? 

First of all, make an appointment with the inspector. Find out what he/she is requesting. The inspector will leave a written note with a due date to submit plans or demolish. 

Secondly, if you do not have the intention of demolishing, then hire a professional to proceed with the legalization and pay for an extension, to allow time to prepare the plans and calculations.

Ask the professional about the possibilities of saving the structures. As you can see in some examples above, not always they can be totally saved. And sometimes this is more expensive to repair, remodel, fix than building brand new.

Third step, keep contact with the inspector in charge and communicate the updates of the process. It may happen the inspector is not aware of the current status of the plan check.

If there is people living under illegal structures, they must have a period of time to leave, because it is considered unsafe. Talk to the inspector for reasonable due dates.

At the end of the construction works and having the inspections approved in full, request the Certificate of Occupancy, commonly called "the final".

NOTE: the pictures belong to my personal archives. The structures have been (partially) demolished and repaired. 

This post is meant to help homeowners and tenants who are not aware of the issues explained above. If you have a question, we are here to help.

mbmahiques@gmail.com

What is a ¨Garage conversion¨ into ADU Accessory Dwelling Unit_

A common problem: the side wall and the eave are very close to the property line. A modification of the eave to be 1 hr fire rate is needed and the 1 hr fire rate assembly for the wall must be proven. Picture from my personal archives. It has been cropped to protect the homeowners' privacy.

"Garage conversion" into ADU or Accessory Dwelling Unit means the conversion of an existing garage into a habitable dwelling. This is permitted in California due to the Bill Senate 1069. For the City of Los Angeles, the link below will help for a better clarification:

https://planning.lacity.org/ordinances/docs/ADU/faq.pdf

Basically, it is established that, given the housing crisis, their high costs (estimated in 2.5% on top of the national average), plus the expensive rents (50% on top of the national average), barriers against the construction of ADU would be eliminated within certain restrictions. Among those restrictions would be maximum percentages of square footage compared to the main unit, maximum square footage allowed, set backs, off street parkings, etc.
This post is referred to general outlines and each property would be restricted by the Zoning code corresponding to its City.

The main question is, can a garage be converted into a dwelling? Yes, even if it is detached or attached to the main house.

There are two important issues:

1. If the garage is not modified and its original square footage (per records) is kept, the set backs (front, rear, side distances to the property lines) stay "as is" no extra off street parking is needed.
2. If the homeowner decides to enlarge the garage, then all restrictions of set backs and off street parkings apply as if it were a brand new second unit. With this being said, there must be verified if the parking spaces and back up clearances fit into the lot.

There are particular cases, like in Carson, where the ADU could be considered a living space for a bachelor, with a basic kitchen, the bathroom could be new inside the ADU or the existing bathrooms inside the main house may be used (in an attached ADU).

One of the main problems I've seen, is that the homeowners consider the garage conversion is just only one floor plan, showing the garage as a dwelling. This is extremely incorrect, for a new conversion or for a legalization of a change of use that was made without a permit. The legalization means to submit plans of new construction for the works that do not have a record, so no permits have been paid for them and they were not subject to inspections.

To pass from an accessory structure like an inhabitable garage to a livable dwelling is object of many considerations. Mostly when the structure is from old times. Obviously, the codes employed E.G. 30 years ago, are not the same than the current ones, which have more safety measurements against fire and earthquakes.
The garage must comply then with construction requisites that must be approved under the current Codes. People who is meant to live inside an ADU has to be safe!.

So, basic plans and calculations needed for the (construction of a) garage conversion into an ADU are the following:

1. Architectural plans: site plan, floor plan, cross sections, electrical and plumbing layout, green code forms, elevations (facades), construction details (walls assemblies, ventilations, LID low impact development, fire rated details, etc), construction notes, roofing, etc.
2. Structural plans and calculations: a garage must not have a ceiling. If originally it had collar ties, then they wont be enough to support the new drywall ceiling. Ceiling joists would be added, and it means new loads to the existing structure. There must be a new foundation below the former garage door, with epoxy connection to the existing foundation. Foundations must be revised. The existing slab concrete must be leveled and a vapor barrier provided. New shearwalls upgrades (walls against earthquakes) should be added.
Depending on the City, the structural plan check could be more or less intensive.
3. Energy calculations and plans: This is Title 24 which applies to heating (and this is an obligation), windows coefficients and hot water.
Some landscape design may be requested as well, like new trees planting, and or planters.

Ceiling insulation inside a garage illegally converted. We should call it out R30 insulation. Ceiling joists were added. Structural calculations will be needed. The picture is from my personal archives. It was cropped to protect the privacy.

The approval process at the City is similar to any new construction, though all departments needed for a new house must be passed (approved). This includes Sanitation as well. As always, construction works must not be commenced until the plans are approved and the permits are paid. They include only one time payment for the School District.
If the conversion is illegal (without a permit), we recommend to ask for an extension to allow time to prepare the plans. Once the permits are paid, inspectors would be called to inspect the works in stages. Some areas must be open to allow access and technical evaluation.

If you have any question, we are here to help you. A consultation to the Planning department of your City would be the first step.

mbmahiques@gmail.com

Qué es ¨Garage conversion¨ en ADU accessory dwelling unit?

Un problema habitual: la cercanía de la pared del garage y el alero hacia el vecino. Una modificación del alero es necesaria y se debe probar que la pared lateral es una hora contra fuego. Foto perteneciente a mis archivos personales. La vista es parcial para proteger la privacidad de los propietarios.

¨Garage conversion" en ADU o Accessory Dwelling Unit, significa la conversión de un garage existente en una unidad de vivienda. Esto se permite en California por la legislación (Bill Senate) 1069. Para la ciudad de Los Angeles, este link ayudará a una mejor comprensión:

https://planning.lacity.org/ordinances/docs/ADU/faq.pdf

Básicamente, se establece que, dada la crisis de vivienda y los altos costos de las mismas en California (estimado en un 2.5% por arriba del promedio nacional), sumado al costo de las rentas (50% por arriba del promedio nacional), se eliminarían (con ciertas restricciones) las barreras para la construcción de ADU. Entre estas restricciones, se encuentran los porcentajes máximos de tamaño con respecto a la vivienda principal, máxima area permitida, set backs, parkings, etc.

Este post se refiere a la generalidad y cada propiedad estará restringida por el código de Zoning correspondiente a la ciudad en cuestión.

La pregunta principal, se puede convertir un garage en vivienda? Sí, tanto si está detached (separado de la casa) o attached (adyacente a la casa). 

Hay dos cuestiones importantes: 

1. Si el garage no se modifica y se respeta su área original (por records), los set backs (distancias de frente, fondo, y lados a la property line o línea divisoria de propiedad) queda como están actualmente y no se necesita proveer extra estacionamiento (parking space) de autos dentro del lote.  

2. Si el dueño decide ampliar el garage, entonces todas las restricciones de set backs y provisión de espacios de estacionamiento aplican como si la unidad fuera nueva. Con lo cual, hay que verificar si entran los autos requeridos y si las maniobras de manejo dan bien.

Hay casos particulares, como en Carson, que la ADU se puede considerar un espacio como estudio de un adolescente, con una cocina básica y el baño puede ser nuevo o se puede usar el de la unidad principal, en caso de una ADU adyacente. 

Uno de los mayores problemas que he encontrado, es que los propietarios consideran que la conversión del garage es un solo plano, simplemente mostrar que se pasa de garage a vivienda. Esto es sumamente incorrecto, ya sea para una nueva conversión o para una legalización de un cambio de uso realizado sin permiso. La legalización implica mostrar planos de obra nueva sobre aquéllos trabajos que no están en records, por lo tanto no se ha pagado permiso sobre ellos ni han estado bajo inspección.

Pasar de un área accesoria como un garage, (inhabitable) a una vivienda (habitable) es objeto de muchas consideraciones, más aún cuando la estructura es de antigua data. Obviamente los códigos empleados por ejemplo, en los años 30 no son los mismos que los actuales, que tienen más medidas de seguridad contra terremotos e incendios.

El garage debe entonces cumplir con cuestiones constructivas que sean aprobadas dentro de los códigos vigentes. Las personas que vivan en la ADU tienen que estar bajo una construcción segura para sus vidas.

Por lo tanto, los planos de conversión de garage a ADU comprenden el siguiente paquete de planos y cálculos de construcción:

1. Planos de arquitectura; site plan (sitio), floor plan (plano), cross sections (cortes constructivos), distribución eléctrica, formas de green code, elevaciones (fachadas), detalles constructivos (ej.nuevas paredes interiores y exteriores de stucco o el material que corresponda), ventilaciones de los techos, nuevo ceiling, artefactos de baños, cocinas, detalles contra fuego, barrera de vapor, LID (Low Impact Development), ventilaciones, etc.

2. Planos y cálculos de estructuras; un garage no debe tener ceiling. Si originalmente tiene collar ties, seguramente no serán suficientes. Habrá que agregar ceiling joists para el cielorraso de drywall, lo que implica una nueva carga a una estructura existente. Nueva fundación donde estaba la puerta del garage, con conexión de epoxy a la fundación existente, revisión de las fundaciones, diseño de cargas laterales contra terremotos (shearwalls), etc. Según la Ciudad, el plan check de estructuras podrá ser más o menos intensivo. La inspección ocular del ingeniero en el sitio de obra para verificar las condiciones existentes es importante, si la construcción es precaria o muy antigua.

4. Cálculo y planos de energía: Llamado Título 24 es para la calefacción (obligatoria), coeficiente de ganancia y pérdida de calor en ventanas, agua caliente.

Algo de landscape, como maceteros, puede ser requerido. 

Aislación dentro de un garage convertido ilegalmente. Habrá que probar que es R30. Los ceiling joists fueron agregados. Requerirá cálculo de estructuras. La foto pertenece a mis archivos personales y fue recortada para proteger la privacidad.

El proceso de aprobación de la Ciudad se asimila a cualquier obra nueva, aunque se deben pasar (aprobar) los mismos departamentos que para una nueva vivienda, incluido el departamento de Sanidad (Sanitation). Como siempre, no se puede comenzar la construcción hasta que los planos hayan sido aprobados y los permisos se hayan pagado. Ésto incluye el pago al school district, que es un sólo pago destinado a las escuelas. 

En caso que las obras sean ilegales, (sin permiso), se recomienda pedir una extensión para que dé tiempo a preparar los planos. Una vez que los permisos se pagaron, se puede llamar a los inspectores, por etapas, para que se evalúe lo construído. Habrá que abrir en algunos sectores para ver la estructura del techo, las fundaciones, etc.

Si tiene preguntas, estamos para ayudarlo. Una consulta al departamento de Planning de su Ciudad es el primer paso.

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