Service Area · Los Angeles County
General Contractor in Reseda, CA
ADUs, garage conversions, additions and second stories for Reseda's post-war ranch houses, engineered for the Valley floor and permitted through LADBS under one contract.
- Licensed California general contractor
- Custom homes, ADUs & additions
- Permits with LADBS
- Written, line-item estimates
Reseda, CA
Building and Remodeling in Reseda
Simply Construction is a licensed California general contractor in Reseda, building ADUs, garage conversions, room additions, second stories and new homes on the neighborhood's level single-family lots. Most of Reseda was built out after World War II, and its single-story ranch houses give owners a practical base to add onto or replace.
Those houses are now old enough that almost any large project touches the original structure and systems. We start with what is already there: the foundation type, the electrical service, the drain lines and the floor area the lot has left. Then we plan design, engineering and permits so construction follows one clear sequence from demolition to final inspection.
Local Knowledge
Reseda's Housing and What It Means for Your Project
Reseda sits in the middle of the San Fernando Valley, north of Tarzana and south of Northridge, with Reseda Boulevard and Sherman Way meeting at its older commercial center. The Los Angeles River crosses the neighborhood in a concrete channel, and Reseda Park is one of its larger green spaces. Farmland here gave way after World War II to tracts of single-story houses, and those post-war ranches are still the main housing type, with apartment buildings along the busier boulevards.
Because the tracts went up quickly and to the codes of their day, we look closely at framing, foundations and electrical capacity before planning an addition or ADU. The 1994 Northridge earthquake struck close to Reseda, and a house that was repaired or retrofitted afterward can look very different behind the walls from one that was not.
The lots are level and fall under the Baseline Mansionization Ordinance, and every permit runs through LADBS. The central Valley's summer heat also shapes our choices, from roof insulation and attic ventilation to shaded patios and properly sized cooling for new rooms.
Services
Construction & Remodeling Services in Reseda
From ground-up homes to kitchens, here is how each of our services applies to Reseda properties.
Custom Home Building in Reseda
Building a custom home in Reseda usually means replacing a small post-war house with a larger, current one on the same level lot. The Baseline Mansionization Ordinance sets the maximum floor area, and within it a new two-story home can add bedrooms, a bigger kitchen and an attached garage while leaving room for a yard or an ADU. We handle demolition, utility upgrades, the energy code and its solar PV requirement, and construction under one contract, with structural design suited to the Valley's seismic conditions.
ADU Construction in Reseda
Reseda's level lots and rear-yard garages make it a practical place for a detached ADU. State law guarantees at least an 800 square foot unit with 4-foot side and rear setbacks, detached units can generally reach 1,200 square feet, and units under 750 square feet are exempt from impact fees. The city has approved at least 26,862 ADUs since the state opened the door to them, so the review path here is well worn. We plan sewer and electrical connections early, because older tract lots often need a new panel or line to serve a second unit.
Garage Conversions in Reseda
Many Reseda homes have a garage that has served mainly as storage for years, and converting it into an ADU or living space is one of the more economical ways to add a unit here. Replacement parking cannot be required for a garage that becomes an ADU, which removes a common obstacle. The work typically includes a new floor system or leveled slab, insulation, egress windows, a bathroom, a kitchenette and upgraded electrical. We inspect the framing and slab first, because post-war garages vary widely in condition.
Room Additions in Reseda
In Reseda, a ground-floor addition usually extends a ranch house toward the backyard to add a primary suite, a larger family room or a bigger kitchen. Tying into a post-war house means matching floor heights, extending the roofline cleanly and upgrading electrical and HVAC for the added space. We review floor area limits, setbacks and any earlier unpermitted work before design, since past additions sometimes need to be legalized or removed as part of the new project.
Second-Story Additions in Reseda
A second story lets a Reseda family roughly double its living space without giving yard to an addition. Post-war ranch houses were not designed to carry a second floor, so a structural engineer evaluates the foundation and walls, and new footings, shear walls and hold-downs are common. We design the upper floor so the stair lands naturally in the existing plan and the roof pitch relates to the house below, which keeps the result from looking like an afterthought from the street.
Garage Construction in Reseda
A new garage in Reseda may replace an undersized single-car structure or give a garage to a lot that has only a carport or open driveway. Many owners combine the new building with an ADU, either above it or attached at the rear. We plan the slab, framing and electrical service for vehicle charging and future loads, and we detail the exterior to match the house so it reads as part of the property rather than an add-on.
Whole-House Remodeling in Reseda
Reseda's post-war houses have reached the age where a whole-house remodel often makes more sense than piecemeal updates. We replace original wiring, galvanized plumbing and tired ductwork, correct earlier work that was not built to code, and open closed floor plans where engineering allows. New windows, insulation and HVAC sized for central Valley summers are part of most projects, and we sequence trades so walls and ceilings are opened only once.
Kitchen Remodeling in Reseda
A typical post-war Reseda kitchen is compact and closed off from the living room by a wall. Remodeling it usually means removing or opening that wall with an engineered beam, running new circuits for current appliances, and replacing gas and water lines. We design custom cabinetry and counters to make the most of the footprint, and where the budget allows, we extend the kitchen into an adjacent room or a small addition.
Bathroom Remodeling in Reseda
Bathrooms in Reseda's older homes are often small and may still have original tile, steel or cast-iron tubs and aging drain lines. A remodel replaces the plumbing, adds a waterproof membrane behind new tile and installs a properly ducted exhaust fan. Where space allows, we enlarge the bath by borrowing from a closet or hall, or add a second bath as part of an addition or ADU project.
Fire Rebuilds in Reseda
Because Reseda sits on the level valley floor rather than the wildland edge, a fire rebuild here generally means restoring a house after a structure fire. We coordinate with the insurance adjuster, assess which framing and foundation can stay, and rebuild to current code, which often means upgrading the electrical service, insulation and seismic connections that the original house lacked. LADBS permits, inspections and the final sign-off run under one contract.
Junior ADUs (JADU) in Reseda
A junior ADU can turn part of a Reseda house, often an attached garage or a bedroom with its own exterior door, into a separate unit of up to 500 square feet. It needs an efficiency kitchen and a private entrance, and the owner has to live in one of the two spaces. Because it stays within the existing walls, it is usually a quicker and simpler project than a detached ADU, and state law allows a lot to have one of each.
SB 9 Lot Splits & Duplexes in Reseda
Level single-family lots like most of Reseda's are where SB 9 tends to be most workable. A qualifying lot can hold two primary units, or be split into two parcels, each at least 40 percent of the original and at least 1,200 square feet, with room for a unit of at least 800 square feet on each. A split also requires the owner to sign a three-year affidavit of intent to live in one of the units. We review parcel size, utilities and access with you before design begins.
Patios, Decks & Outdoor Living in Reseda
Reseda's summer heat makes shade a priority for outdoor space. We build attached patio covers engineered to the existing roof and wall framing, freestanding pergolas, outdoor kitchens with gas and electrical, and concrete or paver hardscape graded to drain away from the foundation. On a level lot, a covered outdoor room off the family room can extend usable living space for much of the year.
Why Choose Us
Why Reseda Homeowners Choose Simply Construction
Contracts Written the Way California Law Requires
California caps a home improvement down payment at $1,000 or 10 percent of the contract price, whichever is less, and after that a contractor may only bill for work completed or materials delivered. Our contracts follow that structure: a line-item scope, a payment schedule tied to finished milestones, and written change orders before any extra work begins. You always know what you are paying for and why.
Permits Handled With LADBS
Most delays on large residential projects start at the permit counter. We prepare the drawing set, coordinate structural and Title 24 energy calculations, answer plan-check comments and schedule inspections with LADBS, so you are not the one chasing corrections. For ADUs, state law requires the agency to act on a complete application within 60 days, and a complete, well-coordinated submittal is what starts that clock.
Care for Your Street and Your Neighbors
Large projects happen next door to people who live there. We plan staging, dumpster placement, deliveries and working hours around Reseda rules, keep the site secured at the end of each day, and give you notice before loud or disruptive phases such as demolition, concrete pours or crane lifts, so you can give your neighbors a heads-up too.
Nearby Service Areas
We Also Build Near Reseda
FAQ
Building in Reseda: Common Questions
Can my Reseda ranch house support a second story?
Many can, but rarely without foundation work. A structural engineer reviews the existing footings, slab or raised floor, and walls, then specifies new footings, shear walls and hold-downs as needed. We also confirm the Baseline Mansionization floor area limit, since the second floor counts toward it. That review happens before design so the plan is buildable.
Do I need to replace parking if I convert my garage in Reseda?
No. Under California law, when a garage is converted into an ADU, the city cannot require replacement parking. You still need a building permit, and the converted space must meet current code for insulation, egress, ventilation, plumbing and electrical. We handle those requirements and the LADBS permit as part of the project.
Should I check for earthquake retrofitting before remodeling?
Yes. Reseda is close to where the 1994 Northridge earthquake did some of its worst damage, and older houses vary in how well they are bolted and braced. If your home has a raised floor, we check for foundation anchor bolts and cripple wall bracing. Adding that work during a remodel is usually simpler than doing it later.
Start Your Project
Start Your Reseda Project
Tell us what you are planning. We will visit the property, talk through options and costs, and send a written, line-item estimate.
Licensed California General Contractor · CSLB [CSLB LICENSE # PLACEHOLDER]