Full Home Remodeling for Older Venice Houses
Older Venice houses remodeled whole with stainless fasteners, treated and primed wood repairs and coastal review checked early, keeping sound original sashes.
Grade 316 stainless screws and nails are what we specify for exterior trim and siding repairs on an older Venice house. Plain steel and even standard galvanized fasteners rust in damp, salty air, bleeding stains through paint and loosening their grip on the wood. Trim and window repairs hold far longer with stainless behind them, and the whole-house remodel applies that thinking to every exterior material it touches.
Choices for damp, salty air
Where a sill or a rotted section of trim is replaced, the new wood is borate treated and primed on every face before installation. Flashing at windows and doors is copper or a coated metal that holds up near the ocean. Exterior paint goes on over a full primer coat. Indoors, galvanized supply lines are replaced with copper or PEX, and a new electrical panel is mounted where its cabinet stays dry. The selection sheet names each product beside the condition it answers.
Coastal zone and LADBS
LADBS issues and inspects Venice permits. A lot may also sit within the coastal zone, and if it does, a coastal development review has to clear before the building permit, so we check that early. Inspections then come at framing, at rough wiring and plumbing, at insulation and at final. Original sashes, doors and casings are wrapped and stored indoors until the last coat of paint. Mar Vista and Palms work also goes through LADBS, while Marina del Rey is permitted by Los Angeles County and Santa Monica runs its own department.
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Sashes and frames that probe solid are reglazed and kept, along with wood doors, casings, picture rail and floors that can be sanded again. Exterior pieces get a closer look in damp air, since soft end grain can hide under paint. The scope records each kept piece with its reason.
You stay in one part of the house, with a bath and kitchen in working order, while another part is sealed behind plastic sheeting with a fan exhausting dust outdoors. The written scope lists the parts in order with the inspection that closes each one, and moving out can be priced as well.
Painted trim, plaster, floor tile, mastic and ceiling texture are sampled and tested for lead and asbestos by a lab, with any positive result removed before demolition. The wiring is tested for ground, the supply lines for pressure, and a camera runs the sewer line.
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Send the details and we will set up a walk-through and a written scope.