Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Van Nuys
If you’re planning a kitchen remodel, room addition, or garage conversion in Van Nuys, you need a general contractor who knows what this housing stock actually looks like behind the drywall. Most homes here were built between 1945 and 1965, and they have quirks other neighborhoods don’t. Mason Remodeling provides licensed general contracting across Van Nuys with written pricing delivered before any work begins. Call us at (803) 680-2547 for a free estimate, and we’ll walk your property with you before you commit to anything.
Scheduling runs through our Los Angeles office, and our crews serve Van Nuys neighborhoods daily, so you’re getting a contractor that understands Van Nuys Boulevard traffic patterns, Sepulveda Basin flood-zone rules, and the framing methods used in mid-century tract homes here.
Why Mason Remodeling Is Van Nuys’s Preferred General Contractor Company
We’ve spent 20 years since our 2004 founding working inside homes like yours. The post-war ranch houses off Sherman Way, the two-story additions on Cedros Avenue, the ADU-ready lots near Van Nuys High School. Each one teaches us something about how this area was built, and we carry that into every new project.
Isaac Pruett, who leads our team, holds every project to the Threshold Standard: every crew member is background-checked, identity-verified, and arrives in a clean marked uniform with a photo ID badge. Before your first visit, you receive the technician’s name and photo so you know exactly who is walking up your driveway. That matters in Van Nuys, where homeowners opening the door to a stranger want proof, not promises.
We also deliver a written price on every project before a single tool is unpacked. No verbal ballpark that grows. No allowance games. The number we agree on is the number you pay unless you change the scope, and we’ll tell you that in writing too. Every completed project carries a 365-Day Done Right Promise: if the work isn’t right within a year of completion, we make it right at no cost to you.
Styles & brands we work with
Licensed General Contractor in Van Nuys
A Licensed General Contractor in Van Nuys handles the structural, plumbing, electrical, and finish work that turns an existing house into the house you want. For this city specifically, that often means dealing with post-war slab foundations, galvanized supply lines, and floor plans that weren’t designed for open-concept living. Mason Remodeling is state-licensed, insured, and bonded, and we’ve managed projects from a small bathroom remodel at $9,000 to a full home addition at $130,000.
Planning and Permitting
Most additions, ADUs, and garage conversions in Van Nuys require permits from the Los Angeles Department of Building and Safety. We pull the permits, schedule the inspections, and stay on site through sign-off. If your lot sits in a Special Flood Hazard Area near the Sepulveda Basin or Tujunga Wash, we’ll coordinate the elevation and drainage review before rough-in starts, because that sequence determines when inspections can happen.
Scope of Work and Written Pricing
Before we write your price, we open the conversation about what’s behind the walls. A 1950s ranch house off Vanowen Street may hide cloth-wrapped wiring or cast-iron drain lines that change the job. Our written quote includes line-item allowances for the materials you choose, so a Cambria countertop upgrade or a Kohler fixture swap is a decision, not a surprise. Kitchen remodels in Van Nuys run $14,000 to $45,000 depending on cabinet grade, layout changes, and whether we’re moving plumbing.
Residential General Contractor in Van Nuys
A Residential General Contractor in Van Nuys handles projects on single-family homes, from a tub-to-shower conversion to a second-story addition. The residential work here concentrates on a specific housing type: one-story tract homes built after World War II, many with detached garages that homeowners now want to convert. If you own one of these houses, the path from bid to permit to punch list looks different than it does in Sherman Oaks or Encino, and we’ll explain that before you spend a dollar.
Room Additions and ADU Construction
Room additions in Van Nuys run $45,000 to $130,000 depending on square footage and whether the addition touches the existing roofline. ADU construction runs $90,000 to $220,000. If your property sits within the Sepulveda Basin flood zone, expect additional grading and drainage requirements that add time to the permit phase. We handle that review early so it doesn’t surprise you mid-project.
Garage Conversion Reality Check
Garage conversions in Van Nuys typically run $30,000 to $80,000, but the condition of the concrete slab determines a lot. Many of these garages were slab-on-grade poured in the 1950s, and some have heaved in one corner or cracked across the middle. We inspect first, then write the price. Converting a detached garage to living space requires permits and final inspection sign-off. We never skip that step, because unpermitted work surfaces when you sell or when the county reassesses.
Trusted Brands We Service in Van Nuys
We work with specification-grade material partners so Van Nuys homeowners get vetted products in one place: Cambria quartz for kitchen counters, Kohler fixtures for baths, Sakrete for slab and footing work, and GAF roofing systems when a project touches the roofline. We can source and schedule these materials for your Van Nuys project without you chasing down a supplier off Sepulveda Boulevard. If a finish material arrives damaged or wrong, we handle the return and replacement and keep your schedule moving.
Common General Contractor Problems We See in Van Nuys Homes
- Hidden plumbing and wiring that no quote covers. Post-war homes over the years have had galvanized supply lines and cloth-wrapped electrical added in phases. When a bid doesn’t include allowances for opening walls and replacing what’s discovered, the change order arrives weeks after demolition, and the homeowner feels trapped. We write allowances into the price before we start.
- Heaved or cracked concrete slabs under converted garages. Many of Van Nuys’s 1950s slab-on-grade garage floors have shifted over decades of soil movement. If the slab isn’t leveled or properly addressed before framing, door swings, tile, and base trim all fail early. We inspect and price for slab repair up front.
- Flood-zone drainage requirements that stall permits. Properties near the Sepulveda Basin and Tujunga Wash frequently need elevation certificates and drainage review before the city signs off. A contractor who doesn’t know that will submit plans that bounce back, and your calendar slips. We order the right documentation in the first permit submission.
- Moving draw schedules that stall rough-in. On a $90,000-plus ADU or addition, owners who release construction draws late stop framing, rough-in, and inspection dates. Then the calendar slips and both sides point fingers. We write the draw schedule into the contract so every release date is agreed to before work starts.
Case in point: we took on a 1952 ranch house off Hazeltine Avenue near Van Nuys Boulevard where the owners wanted a garage conversion plus a small bath. The subfloor turned out to be 1×6 diagonal plank over a slab that had heaved at one corner, so we replaced and sistered framing before any rough-in started. We kept the scope of work tight with written allowances for the Kohler fixtures and Caesarstone counters, then walked the punch list with the owner after the building inspector signed off on both the framing and the final.
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AfterPricing for General Contractor in Van Nuys, CA
Here are current market-calibrated ranges for the work Van Nuys homeowners ask us about most. These numbers reflect the specific conditions of this area’s housing stock and material costs in Los Angeles County.
| Project | Typical Van Nuys Range |
|---|---|
| Home Addition | $45,000 – $130,000 |
| ADU Construction | $90,000 – $220,000 |
| Garage Conversion | $30,000 – $80,000 |
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Cabinet Installation | $4,000 – $13,000 |
| Countertop Installation | $2,000 – $6,500 |
| Walk-In Shower Installation | $4,500 – $12,000 |
| Window Replacement | $4,500 – $15,000 |
| Roof Replacement | $8,000 – $20,000 |
| Driveway Replacement | $5,000 – $14,000 |
| Block/Paver Patio Installation | $3,500 – $11,000 |
What shifts a project within these ranges: the condition of your existing slab and framing, whether we’re moving plumbing or electrical, the grade of cabinetry and counter materials you choose, and whether the property requires flood-zone documentation. A written quote is free. Call (803) 680-2547 and we’ll schedule a walkthrough at your Van Nuys property.
How the Van Nuys Housing Stock Changes the Job
Van Nuys has a high concentration of post-war single-story tract homes, and many sit in a Special Flood Hazard Area tied to the Sepulveda Basin and Tujunga Wash. That means additions, ADUs, and garage conversions here often trigger elevation and drainage review that similar lots in neighboring Encino or Sherman Oaks never see. The review changes how a general contractor sequences rough-in and inspection sign-off, not just the finish schedule. If your contractor hasn’t pulled a permit in this part of Los Angeles, the first submittal can bounce back and cost you weeks. We know the city’s process for these specific post-war lots and factor that into the calendar from day one.
For a deeper look at how we approach planning, pricing, and crew verification, see our General Contractor services page. And if you want to understand how we serve this specific area, read more about our work as a General Contractor in Van Nuys.
We Also Serve Cities Near Van Nuys
Our crews work in Sherman Oaks, Studio City, North Hollywood, and Encino as well. Each city has its own mix of housing age and permit quirks, but the process stays the same: written price before work starts, verified technicians at the door, and a one-year promise on completed work. If you’re just outside Van Nuys, call and we’ll come take a look.
Serving Van Nuys, CA - Our Local Coverage Area
We’re based in the Van Nuys area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About General Contractor in Van Nuys
Yes. A garage conversion in Van Nuys requires building permits from the Los Angeles Department of Building and Safety, and the work must pass final inspection before the space can be legally used as living area. Skipping permits creates problems at resale and when the county reassesses the property. We pull permits on every conversion and stay through sign-off. Call (803) 680-2547 to talk through your property’s specific requirements.
Two contractors can quote the same 10×12 Van Nuys kitchen at $18,000 and $45,000 because one is pricing for what’s visible and the other is pricing for what’s behind the walls: replacing galvanized supply lines, upgrading cloth-wrapped circuits, sistering floor joists, and moving plumbing. The lower bid becomes a stack of change orders after demolition. We write allowances into our quote so the number you sign is the number you can plan around. A free estimate gives you a real comparison point.
A typical Van Nuys home addition or ADU takes 6 to 14 months from permit submittal to final punch list. The range depends on whether the property sits in a flood zone requiring elevation and drainage review, how quickly the plans clear the Los Angeles DBS, and whether you’re releasing construction draws on schedule. We write the draw schedule into the contract and coordinate inspections so the calendar stays as tight as it can realistically be. Call (803) 680-2547 and we’ll give you a project-specific timeline.
A load-bearing wall carries weight from the roof or a second story down to the foundation. In a Van Nuys post-war ranch house, removing a load-bearing wall, like the wall between the original kitchen and living room, requires an engineered beam and proper support posts, plus a permit and structural inspection. We identify load-bearing walls during the first walkthrough and price the beam work into the written quote before any demolition. If you’re planning an open-concept kitchen, this is the line item that matters most.
When demolition reveals something no quote could have caught, like a heaved slab corner or termite-damaged framing, we document it with photos, write a fixed-price change order, and get your signature before doing the work. You’re never billed for surprise work without seeing the number first. For the 1952 ranch off Hazeltine Avenue near Van Nuys Boulevard, the heaved slab showed up after demo, and we priced the repair before any framing or rough-in moved forward. That’s the only way we operate.
Written by Isaac Pruett, Owner at Mason Remodeling, serving Van Nuys since 2004.
