Full Home Remodeling for Older Panorama City Houses
Older Panorama City houses remodeled whole, with rain led off the frame first, then new wiring and pipe under LADBS permit and the sound original trim kept.
Rain that runs down a wall of an older Panorama City house needs a clear path out before any new finish closes over the frame. During a whole-house remodel we look at where the gutters drop their water, whether the soil beside the foundation tips toward the house, and how the old windows were flashed, if at all. Rewiring and repiping wait until the framing they will live in is dry and staying that way.
Carrying water off and away
Downspouts that dump at the base of a wall are tied into solid pipe and carried to an approved outlet. Along the foundation, soil is regraded so it falls away from the siding, and planters packed against stucco are pulled back. Where the old wood windows stay, each sill is probed for rot, the opening gets a pan below it, and the exterior casing goes back over a fresh bead of sealant. Indoors, the bath and laundry floors get a waterproof membrane under the tile, and a new shower valve is pressure tested before its wall closes.
Permit review and the original details
For Panorama City, LADBS issues the permit, and its inspectors come out at each stage. Our scope marks those visits as hold points, so nothing is covered before it is signed. Wood casings, panel doors and their knobs are tagged, removed and stored before demolition, then refit near the end of the job. If a bearing wall moves for a new layout, an engineer's detail goes with the plans. Houses in Arleta, Van Nuys and North Hills follow the same paperwork, since the same department reviews them.
About our Full Home Remodeling serviceEverything we do in Panorama City
Full Home Remodeling in Panorama City: common questions
The pieces we try hardest to save are the ones that set the look: wood window sashes with sound frames, interior doors, casings and baseboard, and hardwood hiding under later carpet. Plaster stays where it is still keyed to the lath. Each kept item and the reason for it is written into the scope.
Picture the house split in two. One half is sealed with plastic and a fan pulls its dust outdoors while you live in the other half with a working bath. When the first half passes its inspections and is closed in, the line moves and the second half opens. The kitchen goes last, with a temporary sink set up ahead of it.
A lab checks small chips of plaster, joint compound, floor tile, mastic and painted trim for asbestos and lead, and an abatement contractor clears anything that tests positive. We also run a pressure test on the supply piping, put a camera down the sewer line, and check whether the electrical panel is grounded.
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Send the details and we will set up a walk-through and a written scope.