Fast, Reliable Home Addition Contractor Across Van Nuys
Home additions in Van Nuys typically run $180 – $420 per square foot, with a bathroom addition landing between $45,000 and $85,000 and a bedroom addition between $60,000 and $110,000, depending on whether you’re converting an existing garage or building new. Those are real numbers from this market, not national averages, and they reflect what it actually costs to pull permits, upgrade old wiring, and build something that stays cool when Van Nuys hits 105°F in July. If you’re looking for a Home Addition Contractor in Van Nuys who puts a written price in front of you before work starts, call us at (254) 602-5618. We’re Lodgewick ADU Builders, part of the Kingswell family, and we’ve been doing this work since 2010.
Why Lodgewick ADU Builders Is Van Nuys’s Preferred Home Addition Contractor Company
Our team works Van Nuys weekly. We know the difference between a 1950s stucco ranch near Van Nuys Boulevard and a 1970s two-story over by Hazeltine Avenue, and we know that the difference usually shows up in the wiring, the slab, and the framing. Russ Delmar leads our crews, and he’s built his reputation on one thing: opening up walls and saying exactly what’s there before we price it. Not after.
Every project runs under The Kingswell Guarantee. That means a written price before any work begins, a defined arrival window, a clean job site, and a written 365-Day Done Right Promise. If the work isn’t right, we come back and make it right, free of charge. A live person answers our phones 24/7. That’s not a call center script. That’s how we run the Van Nuys schedule.
We also know Van Nuys sits in the thermal bowl of the San Fernando Valley. The heat is not a design detail here. It’s a structural reality. We size cooling systems for 110°F, not the coastal average, and we don’t ask you to figure that out on your own.
Bathroom Addition Contractor in Van Nuys
As a Bathroom Addition Contractor in Van Nuys, we focus on the part of the job that most bids skip: what’s behind the stucco. Van Nuys ranches built between 1950 and 1975 almost always have some combination of galvanized supply lines, cloth-bound wiring, and shower pans that failed years ago and soaked the subfloor. Adding a bathroom means opening all of that up, and that’s where our upfront inspection approach pays off.
What We Check Before We Bid
We look at the existing slab or crawlspace, the sewer line run, and the panel capacity. A bathroom addition in Van Nuys often needs a new 20-amp circuit and sometimes a panel upgrade if the original 100-amp service has no room left. We price that in the written estimate, not as a change order later.
Real Van Nuys Pricing
A 3-piece hall bath addition in Van Nuys runs $45,000 – $65,000. A primary bath with a larger footprint, custom tile, and a curbless shower runs $65,000 – $85,000. Both numbers assume code-compliant waterproofing, a dedicated circuit, and an exhaust fan that actually moves air. We quote it in writing before work starts.
Bedroom Addition Contractor in Van Nuys
As a Bedroom Addition Contractor in Van Nuys, we start with the garage question. Most Van Nuys homes have detached two-car garages sitting on slabs that already clear LA’s 4-foot side and rear setback rules. That means a bedroom addition here is often a garage conversion, not new construction, which qualifies for LA’s expedited plan-check track and can compress the timeline by weeks. We inspect before we draw. The slab geometry tells us what’s possible.
When a Garage Becomes a Bedroom
If the existing garage slab is sound and the roof framing is intact, we can often convert it into a legal bedroom with an egress window, insulation, drywall, and a proper HVAC run. The permit triggers a code upgrade for the panel if the existing service can’t handle the added load. We write that allowance into the contract so it’s priced before we cut anything open.
When You Need an Attached Addition Instead
Sometimes the garage slab is cracked from uncompacted fill, or the homeowner wants a ground-up addition with a true second story. A new attached bedroom addition in Van Nuys runs $60,000 – $110,000, depending on foundation work, roof tie-in, and the cooling load. We quote it after inspection, not before, so the number is real.
Trusted Brands We Service in Van Nuys
We work with established prefab and panelized ADU manufacturers including Cover, Dvele, and Mighty Buildings. For Van Nuys homeowners adding a bedroom or bathroom, that matters because prefab wall and floor systems arrive factory-cut and ready to assemble, which cuts framing time and reduces the chance of weather damage during construction. We also stock the high-R-value insulation and cool-roof materials that Van Nuys Title 24 compliance actually requires. When you call us about an addition, we can often pull a Cover or Dvele spec sheet and match it to your lot and budget that same week.
Common Home Addition Contractor Problems We See in Van Nuys Homes
- Rotted sill plates hidden under stucco. Van Nuys ranches built before 1960 often have untreated lumber sitting on the slab, and once we open the wall for a bedroom addition, the rot is obvious. We price replacement in the initial inspection, not as a mid-job surprise.
- Cloth-bound wiring and undersized panels. The original 100-amp service on a 1950s Van Nuys home can’t always feed a new bathroom circuit, a mini-split, and a bedroom. A permit triggers the upgrade, and we build that into the written estimate.
- Cracked garage slabs from uncompacted fill. On a 1950s stucco ranch near the Van Nuys Civic Center, we opened a wall between the house and an existing detached garage for a bedroom/bathroom addition and found the garage slab poured over loose fill with visible cracking. We stopped, priced the slab repair and a new conduit run in writing, got the homeowner’s signed approval, and finished the addition with a correctly sized mini-split for Valley summers.
- Undersized cooling specified for coastal LA. A system that passes energy review on paper but can’t hold 75°F in a 110°F Van Nuys July is a failed addition. We size for the Valley’s thermal bowl, every time.
Pricing for Home Addition Contractor in Van Nuys, CA
Here’s what we quote in the Van Nuys market. Bathroom additions: $45,000 – $85,000. Bedroom additions and garage conversions: $60,000 – $110,000. Attached ground-up additions with foundation work: $100,000 – $220,000. Sunroom and bump-out additions: $35,000 – $70,000. These include permit fees, Title 24 compliance, and the written guarantee. What moves the number in Van Nuys specifically is the condition of your existing slab, the age of your panel, and whether you’re converting a garage or building new. Call (254) 602-5618 for a free estimate. We inspect first, then price, and we never change the number at the door.
We Also Serve Cities Near Van Nuys
Our crews regularly run additions in Sherman Oaks, Studio City, North Hollywood, and Encino. The permitting rules and housing stock change block by block, and we apply the same inspection-first pricing whether we’re working in Van Nuys or a mile south. If you’re in a neighboring city and comparing Van Nuys pricing against your local market, call us. We’ll tell you straight what’s different and why.
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 Home Addition Contractor in Van Nuys
Almost always. LA requires any permitted addition to bring the affected systems up to current code, which typically means AFCI/GFCI protection, a subpanel upgrade if the existing service is maxed, and smoke/CO detectors tied to the new wiring. In Van Nuys ranches with original cloth-bound wiring, that upgrade is mandatory, not optional. We price it in writing before work starts, so you know the number before we open the wall. Call (254) 602-5618 for a free inspection and exact quote.
Yes, and in Van Nuys it’s usually the faster and less expensive path. Because most postwar detached garages already sit within LA’s 4-foot side and rear setbacks, they qualify as conversions under the current code, which routes them through expedited plan-check instead of the standard queue. The catch is the slab condition, and that’s why we inspect before drawing. If the slab is cracked or poured over uncompacted fill, we price the repair in the written estimate. Call (254) 602-5618 to schedule an inspection.
A Van Nuys addition needs a system sized for the Valley’s 105°F – 110°F summer peak, not the coastal norm. That usually means a correctly sized ductless mini-split with an HSPF rating that handles both cooling and heating, plus high-R-value insulation and a cool or reflective roof. Undersized units that pass energy review on paper will produce an unlivable room in July. We size every addition for Van Nuys’s thermal bowl, and we specify the exact equipment in the written quote. Call (254) 602-5618 and we’ll walk you through the load calc.
We inspect the panel and the visible wiring runs before we bid, and we write a line-item allowance into the contract for any code-required upgrades. On a 1950s Van Nuys ranch, that often means replacing cloth-bound branch circuits, adding a subpanel, and installing AFCI/GFCI protection. We stopped a project near the Van Nuys Civic Center because the garage was fed by cloth-bound wiring into an old subpanel; we priced the new conduit run and panel upgrade in writing, got signed approval, and finished without a single change order. Call (254) 602-5618 for the same treatment on your addition.
Because most Van Nuys bids are written off the visible walls, and the real cost is hidden behind stucco and old floor coverings. Rotted sill plates, cracked garage slabs, cloth-bound wiring, and failed waterproofing don’t show up until the wall is open, which is how a $60,000 quote becomes an $85,000 change order. Our answer is inspection first: we open walls before we finalize the number, and we write allowances for the conditions we can’t see. The price we give you is the price you sign. Call (254) 602-5618 for a free estimate the Kingswell way.
Ready to talk about your Van Nuys addition? Call (254) 602-5618 and speak with a live person, 24/7. We’ll schedule a free inspection, walk your lot, check your garage slab and panel, and give you a written price before any work starts. Russ Delmar and the Lodgewick ADU Builders team serve Van Nuys, Sherman Oaks, Studio City, North Hollywood, and Encino. The Kingswell Guarantee covers every project: written price, real arrival window, clean job site, and a 365-Day Done Right Promise in writing.
Written by Russ Delmar, Owner at Lodgewick ADU Builders, serving Van Nuys since 2010.