Full Home Remodeling for Older Granada Hills Homes
Whole-house remodeling for older Granada Hills homes, with storm water led off the frame, ember-ready exterior details and the original trim kept.
Roof water is the first thing we follow on an older Granada Hills house, from the valleys and gutters down to where the downspouts empty. On an inland lot, a hard storm can drop a lot of water in a short time, and if it pools against the foundation it finds the mudsill. A full remodel is the moment to regrade, extend downspouts and flash every window that comes out.
Keeping storm water off the frame
Downspouts are connected to solid pipe that carries water to a dry well or to the curb where allowed. Soil next to the house is cut back and sloped away so the sill plate stays dry. Windows that come out are reset over a pan with a back dam and flashing tape lapped shingle style. At the roof, valley flashing and the drip edge are replaced if worn, and the gutters are sized for heavy rain. Inside, new showers get a waterproof membrane, and the plaster and floors we keep are protected from leaks.
Ember rules and LADBS
Granada Hills is partly covered by fire hazard mapping. On a lot there, new exterior work may have to meet ember-resistance rules: gutter covers that keep leaves out, attic vents with fine mesh, and tempered glazing in new windows. Plan review and inspections are handled by LADBS. The same checks apply in Porter Ranch, Northridge or Chatsworth. We confirm the address on the hazard map before choosing vents and windows, so nothing is ordered twice. Original sashes that stay can often be fitted with ember-resistant screens.
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Picture rail, built-in shelving, wood windows with sound frames, original casings and baseboards, firm plaster and hardwood floors are the parts we try to keep. If ember rules call for new glazing, a tempered pane can often go into the existing sash. Each choice is written into the scope with its reason.
Work moves through it in parts. We seal each active area with plastic and a zip door and pull air out through a window fan, so dust stays put. You keep a bath and some kitchen use. Rough systems go first, then kitchen and baths, then floors, paint and the trim we saved. A move-out price can be added.
We send samples of plaster, sheet flooring, adhesive, duct wrap and paint to a lab for asbestos and lead before any wall comes down, and abatement by a licensed contractor goes first if needed. We also check how storm water drains from the lot, test the wiring for ground and camera the sewer line.
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Send the details and we will set up a walk-through and a written scope.