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Los Angeles design-build · CSLB #1105249

Bathroom remodels in Los Angeles. DesignedPermittedFinished Under one contract.

Your vision stays yours. We make it buildable, coordinated, and code-safe.

Most LA bathroom remodels do not stall on the design. They stall in the gap They stall in the handoff — between architect, plan check, engineering, and the field.mdash; between waterproofing, plumbing rough-in, tile, vent routing, and finish-out.

We close that gap.

Apply for Project Review See how we work
  • CSLB #1105249 · Licensed, bonded, insured
  • BBB A+ accredited
  • 200+ LA bathrooms waterproofed, tiled, and finished
  • Schluter / Laticrete membrane waterproofing systems

This page is for you if

  • Your bathroom scope is $40K+ — full gut, master suite, or layout change.
  • Your home is in LA County or Ventura County.
  • You want membrane-system waterproofing (Schluter Kerdi or Laticrete Hydro Ban), not just cement board + caulk.
  • You value documented scope + change-order discipline over the lowest bid.
  • You’re prepared for a realistic 6–14-week timeline (design + permits + 4–12 weeks of construction).

This page is not for you if

  • Your scope is under $40K. A cosmetic refresh (tile + vanity + fixtures, same footprint) is below our scope — a specialty remodeler will serve you better.
  • You want a fixed-price contract before we open the wall and see what’s actually behind it. That bid would be fiction.
  • You expect a 2-week turnaround on a full gut. Tile waterproofing alone takes 1–2 weeks if done correctly.
  • You want unpermitted plumbing or electrical work. Bathrooms are the #1 water-damage-claim category — permits + inspections matter.
  • You have one bathroom in the house and no plan for temporary facilities. We’ll discuss options, but pretending the inconvenience won’t happen sets up a project we both regret.

The value stack

What "one contract, one team" actually buys you on a bathroom

Hiring a designer, a plumber, an electrician, a tile setter, a vent contractor, a vanity supplier, and a glass installer as seven separate parties means seven contracts, seven invoicing cycles, seven accountability gaps — and a homeowner who becomes the de-facto project manager. Bathroom remodels have the highest water-damage claim rate in residential construction. Most claims trace back to the gap between the plumbing rough-in and the tile-setter’s waterproofing assumption.

  1. Pre-demo wall + floor inspection. We open exploratory cuts before final scope so you see what’s actually behind your tile — rotted subfloor, leaking supply lines, mold, undersized vent stack — before signing a number.
  2. Membrane-system waterproofing (Schluter Kerdi or Laticrete Hydro Ban). The difference between a bathroom that lasts 20 years and one that develops mold in 5. Cement board is water-resistant, not waterproof. We waterproof properly — sealed seams, integrated drain, full wet-zone coverage.
  3. Plumbing assessment + relocation engineering. Supply-line condition, drain-line sizing, vent-stack capacity, slab penetration mapping (slab-on-grade homes). Moving a toilet or shower is $3K–$8K of subfloor work — priced upfront, not surprise-billed.
  4. Vanity + tile + fixture specification via Aksana. Designer-trade access to LA showrooms (West Elm Studio, Waterworks, Pirch). Curated tile, stone, vanity, plumbing-fixture, and hardware selections that fit your budget and your space. No "go pick from Pinterest."
  5. Title 24 ventilation + lighting compliance. Proper CFM fan sized for room volume, ducted to exterior (not attic), occupancy-sensor lighting, dimmable LED. Stamped into the permit submittal.
  6. Electrical: GFCI, heated floor, dedicated circuits. Existing 1970s wiring rarely supports modern bathroom loads. We assess panel capacity, add dedicated circuits for the vent fan + heated floor + decorative lighting, and add GFCI protection where code requires.
  7. Single-bathroom household coordination. If this is your only bathroom: phased schedule, accelerated tile-cure timeline, temporary-facility planning (portable + neighbor + nearby gym). We tell you exactly which days you’ll be without a working toilet.
  8. Written change orders, priced before work continues. Bathroom remodels have the highest change-order rate — mostly "behind-the-wall" surprises. Our exploratory cuts catch most of them upfront; the rest get priced in writing and signed before we touch them.
  9. 12-month workmanship warranty + 30/90/365 walkthroughs. If a tile pops, grout cracks, a fixture leaks, a shower glass seal fails — we come back. Same crew, no charge.

From the portfolio

A small sample. Project sizes reflect contract value at substantial completion, anonymized to protect client privacy.

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The process

How we remodel your bathroom

  1. Discovery + pre-demo inspection

    Free 30-minute project review. We walk the bathroom, check tile/grout failure points, assess vent fan adequacy, check vanity plumbing for leaks, and identify any visible water damage. For full guts, we recommend a pre-contract exploratory cut to inspect behind the wall — before scope is final.

  2. Design + permits

    2–4 weeks design (layout, tile, fixtures, vanity, vent routing, lighting). 2–6 weeks LADBS permits if plumbing relocation / electrical circuits / Title 24 envelope changes. Long-lead vanities (custom millwork) ordered now — 12–16 weeks. Custom shower glass: 4–6 weeks.

  3. Demo + build + finish

    4–12 weeks construction. Demo → plumbing rough-in → electrical → backer board → membrane waterproofing (Schluter Kerdi / Laticrete Hydro Ban) → tile → grout cure → fixtures → vanity → glass → final inspection. We pre-inspect every phase before LADBS. Waterproofing is photographed for your records.

Recent projects

Four LA bathrooms, four scope tiers

Same waterproofing standard, scoped to four different homes + budgets.

Project sizes and budget deltas anonymized per client privacy.

Spa-tier master suite · Pacific Palisades

220 sq ft · $185K contract · 12-week build

Scope
Wall removed to absorb adjacent closet, walk-in shower with bench + niche + linear drain, freestanding tub, his/hers vanities, heated floor, steam shower, custom millwork closet.
Pre-demo + plumbing
Exploratory cuts revealed undersized vent stack (upgraded), 60-year-old galvanized supply lines (replaced to PEX), slab penetration for relocated toilet drain.
Permits cleared
LADBS plumbing, electrical, mechanical. Title 24 vent fan + LED lighting. Steam shower vapor barrier engineered.
Waterproofing
Schluter Kerdi membrane, full shower + steam zone, photographed at every phase. Inspector sign-off before tile.
Budget delta
Final contract within 2.1% of preconstruction budget (vent stack upgrade was anticipated allowance).

Master bath + powder room · Sherman Oaks

180 + 35 sq ft · $115K contract · 10-week build

Scope
Master: tub-to-curbless-shower conversion (aging-in-place), double vanity, large-format porcelain tile. Powder room: full update with floating vanity + statement tile.
Pre-demo + plumbing
Tub-to-shower curb removal required floor framing reinforcement. Vanity drain re-centered. New GFCI circuits added (panel had capacity).
Permits cleared
LADBS plumbing + electrical sub-permits. CEBC 50% modeled (didn’t trigger — under threshold).
Waterproofing
Laticrete Hydro Ban liquid membrane, full shower zone + curbless drain transition.
Budget delta
Final contract within 1.4% of preconstruction budget.

Primary bathroom · Studio City

80 sq ft · $55K contract · 6-week build

Scope
Same footprint full gut: tub replaced, shower glass added, single vanity upgraded, vinyl floor → porcelain, dated lighting → LED dimmable, vent fan replaced with proper CFM unit ducted to exterior.
Pre-demo + plumbing
Existing plumbing + electrical kept (validated pre-contract). Only fan/duct rerouted to exterior — previously vented to attic (mold risk).
Permits cleared
LADBS electrical sub-permit only (no plumbing relocation). Title 24 ventilation + LED compliance.
Waterproofing
Schluter Kerdi membrane on shower walls + curb + niche.
Budget delta
Final contract within 0.5% of preconstruction budget.

Whole-house bath package (3 baths) · Encino Hills

3 bathrooms · $240K contract · 14-week build (phased)

Scope
Master suite full gut, two secondary baths full gut, powder room refresh. Phased so 1 bathroom always operational during construction. Hand-painted Moroccan zellige in powder, large-format Statuario in master.
Pre-demo + plumbing
Whole-house plumbing assessment: galvanized supply lines replaced to copper, two cast-iron drain stacks replaced. Panel upgrade 100A → 200A to support heated floors + decorative lighting.
Permits cleared
LADBS plumbing, electrical (panel upgrade), mechanical. CEBC 50% threshold modeled (didn’t trigger at $240K against replacement value).
Waterproofing
Schluter Kerdi on all 3 wet zones, photographed + inspector-verified pre-tile.
Budget delta
Final contract within 2.4% of preconstruction budget (drain stack replacement was anticipated).

Four scope tiers from $55K to $240K, the same waterproofing standard.

Budget delta across the four: 1.6% average against preconstruction.

The tile changes; the membrane underneath doesn’t.

LA service map

We know the LA jurisdiction map

Twenty-four LA-county jurisdictions we have pulled permits in.

Each has its own overlay logic — getting it wrong adds months.

  • Beverly Hills

    Independent city — permits through Beverly Hills B&S, NOT LADBS. Design Review Board oversight. R-1 mansion-permit caps, strict FAR. Tree-preservation ordinance.

  • Hollywood Hills

    Baseline Hillside Ordinance, VHFHSZ, geological soils reports, fire-department access on narrow roads, haul-route permits for significant grading.

  • Pacific Palisades

    Coastal Commission dual jurisdiction, Chapter 7A fire-resistant assemblies, post-Palisades-Fire expedited rebuild track, hillside ordinance.

  • Studio City

    Hillside ordinance south of Ventura, BMO/RFA in flat areas, Specific Plan considerations on major corridors, studio-adjacent noise/parking rules.

  • Bel Air

    Mansionization Ordinance, hillside grading limits, view-corridor protections, mega-mansion review for very large projects.

  • Pasadena

    Independent city — permits through Pasadena B&S. Landmark district reviews, design review for many additions, tree-protection ordinance.

  • Santa Monica

    Independent city — permits through Santa Monica B&S. Green Building Ordinance, soft-story retrofit mandate, coastal-zone overlay, R1-Single Family ordinance.

  • Encino Hills

    BHO south of Ventura Blvd, VHFHSZ, protected-oak ordinance with arborist review, BMO/RFA mansionization.

  • Malibu

    Independent city + Coastal Commission dual permits. Local Coastal Program (LCP) required for major work. Septic systems, VHFHSZ, post-fire expedited rebuild tracks.

  • Hancock Park

    HPOZ overlay — Historic Preservation Overlay Zone review required for exterior changes and additions. Boundary checks for properties at the HPOZ edge.

  • Manhattan Beach

    Independent city. Coastal-zone overlay, tight setbacks, height limits strictly enforced (30'), garage-encroachment rules, view-blockage objections.

  • Sherman Oaks

    BMO/RFA, hillside ordinance in south-of-Ventura properties, Specific Plan along Ventura Blvd, older-home system upgrades (knob-and-tube, galvanized) typical.

  • Hidden Hills

    Independent city (gated). Equestrian R-A zoning, gated construction-vehicle access scheduling, Mountains Restoration Trust consultation, oak protection plan.

  • Los Feliz

    LA city. Los Feliz Heights HPOZ on the hill side. Baseline Hillside Ordinance on canyon properties. Older 1920s–30s housing stock — system replacements typical.

  • La Cañada Flintridge

    Independent city. Hillside zoning (HZ-1, HZ-2), view ordinance, CalTrans coordination on properties near the 210, fire-access verification.

  • Brentwood

    Hillside zones with grading limits, view ordinance, BMO/RFA in flat areas, fire-zone designation in canyon properties.

  • Venice

    LA city + Coastal Commission. Venice Coastal Zone Specific Plan (VCZSP) — strict on density, mass, setbacks, parking. Walk Streets and Canals have additional overlays.

  • South Pasadena

    Independent city. Cultural Heritage Commission for additions to historic homes, narrow-lot patterns, tree-protection ordinance.

  • Holmby Hills

    LA city. Mansionization Ordinance, hillside ordinance on canyon lots, view-corridor protections, Holmby-Westwood Specific Plan adjacencies.

  • Silver Lake

    Hillside ordinance, older housing stock with knob-and-tube and galvanized plumbing common, Silver Lake Reservoir Specific Plan in some corridors.

  • Beverly Hills Post Office

    LA city (LADBS) inside 90210 zip. Baseline Hillside Ordinance, RFA mansionization, VHFHSZ portions, fire-access road review.

  • Calabasas

    Independent city. Old Topanga Canyon Specific Plan, Mountains Restoration Trust input, Green Building requirements, hillside ordinance for steeper lots.

  • San Marino

    Independent city. Design Review Board mandatory for most exterior changes. Tree preservation ordinance (mature canopy), historic resource considerations.

  • Toluca Lake

    LA city. Character residential zone considerations, BMO/RFA, narrow-lot patterns, studio-adjacent sound & parking factors (Disney, Warner Bros.).

Twenty-four shown above · we work across all 165+ LA-county jurisdictions. Don’t see your neighborhood? Just apply — we work everywhere LA County issues a permit.

Risk reversal

Where we put our risk on the line

Every NPLD contract carries these operational guarantees in writing. They are not slogans.

  • If we miss a permit deadline through our negligence, we eat the city's expedite fees. Not "we'll try to make it up." A line item in your contract.
  • If a city inspection fails on work we performed, we re-do the work at zero cost. Re-inspection fees included.
  • Scope is documented line item by line item in the contract. Price does not move unless scope moves — and scope changes require your written approval before work continues.
  • Change orders are priced and signed before any work happens. No "yeah just add it." No surprise invoices.
  • If at punch-list you can identify a deliverable from our contract that we did not produce, we install it or rebuild it at no charge. The punch list closes; we do not.

How most NPLD clients pay

Financing your bathroom

In-house financing through Hearth and partner lenders. We never push debt — and we don't earn lender fees. Our job is to build well; the lenders' job is to fund well.

Pre-qualify in 60 seconds

Soft-credit pull through Hearth. Real offers from up to 17 partner lenders, no impact to your credit score, no obligation. We get a copy of your offers so we can build the budget around what you actually have.

Start with Hearth pre-qual

Use your home equity

HELOC or cash-out refinance against the existing house. Most LA homeowners in our $500K-$2M range fund renovations this way. We'll send you the side-by-side math against a construction loan during your project review.

Discuss equity options

Construction-to-perm loan

For ground-up custom homes and tear-down-rebuilds, a construction-to-perm loan covers the build and converts to a standard mortgage at completion. We work with specialty LA lenders who actually understand 18-month build timelines.

Discuss construction loans

Financing via Hearth (Aspire Financial Services LLC NMLS #1810501) and other partner lenders.

Subject to credit approval.

NP Line Design Inc. (CSLB #1105249) is not a lender and earns no lender fees.

The team

Who actually shows up

Three named principals — design-build, operations & software, interiors & storage — one accountable team. Same email, same phone, every week of the project.

Design-Build

Netanel Presman

General Contractor & Architectural Designer · CSLB #1105249

Netanel draws it and builds it. Over a decade as a residential architectural designer in LA — plan sets, permit drawings, hillside / HPOZ / coastal pathway, and structural coordination with stamping engineers — and the field GC who walks every inspection, sequences every trade, and signs off the punch list. 100+ completed LA projects across hillside, HPOZ, and coastal overlays. One person carrying design through permit through build means no architect-builder gap, no “that wasn’t in the drawings” fights, no re-coordination after permit issuance.

  • 10+ yrs designing · permit-set author
  • LADBS · 10 independent permit depts
  • Hillside · HPOZ · Coastal · VHFHSZ

Operations & Software

Jason

Design Coordination · Preconstruction · Operations · Systems

Jason runs design coordination, preconstruction budgeting, project sequencing, scheduling, and homeowner communication on every NPLD project. Same email and phone every week — no PM swap-outs. He’s also founder of AskBaily.com, the AI-driven marketplace and business-automation platform for general contractors and specialty pros — live in LA and 18 expansion metros — covering CRM, TCPA compliance (phone-verified consent, suppression cascade, recovery SMS), lead-lifecycle reconciliation, conversational AI intake, calendar & gcal sync, and a native pro mobile app. NPLD’s own back office runs on that same stack, which is why your project gets software-grade operational rigor: every decision dated, every milestone tracked, every neighbor letter logged — nothing living in a whiteboard or a lost text thread.

  • Preconstruction value engineering
  • Preconstruction sequencing · decision calendar
  • AskBaily.com · pro & GC ops platform

Interiors & Storage

Aksana Presman

Interior Designer · Custom Closets & Built-Ins

Aksana handles interior design — finishes, fixtures, lighting feel, and the custom-storage layer most GCs leave to a finish-out subcontractor. Thirteen years specifying closets, mudrooms, and built-ins across LA at three firms, now senior designer at California’s largest design-build custom-storage brand. NPLD clients get her direct line, designer-trade access at her firm, and a closet plan drawn into the framing — not bolted on at finish-out. Married to Netanel; same team, same standards, every project.

  • 13+ yrs custom-closet specification
  • Closet plans integrated at framing stage
  • Designer-trade pricing · curated finishes
Phone
(818) 605‑1388
Call or text. Same number, Netanel direct.
Office
22616 Kittridge St
Los Angeles, CA
License
CSLB #1105249
Bonded, insured, BBB A+ accredited.
Hours
Mon–Fri 8a–6p PT
Email replies same business day.

Apply for Project Review

Before you apply

Common questions, honest answers

How long does a bathroom remodel actually take in LA?

Full gut master bath: 6 to 12 weeks of construction. Cosmetic refresh (same footprint, no plumbing relocation): 2 to 4 weeks. Add 2–6 weeks for permits and design before construction starts. Total project: 8 to 18 weeks from first call to operational bathroom. Contractors who quote you "2 weeks" for a full gut are quoting a number that does not survive the waterproofing cure cycle — tile alone takes 1–2 weeks if done correctly.

Why does bathroom pricing vary so wildly — $10K to $200K+ for "a bathroom"?

Scope, plumbing, and waterproofing. Cosmetic refresh (tile + vanity + fixtures + paint, same footprint): $15K–$30K. Full gut same footprint with proper waterproofing: $40K–$80K. Master suite with layout change, freestanding tub, heated floor, custom millwork: $80K–$200K+. NPLD focuses on $40K+ — below that, a specialty remodeler will serve you better.

What is membrane waterproofing and why does it matter?

Cement board is water-RESISTANT, not waterproof. Proper bathroom waterproofing uses a membrane system — Schluter Kerdi or Laticrete Hydro Ban — applied to all wet areas, with sealed seams and integrated drain connections. This is the difference between a bathroom that lasts 20 years and one that develops mold in 5. We photograph every waterproofing phase for your records.

Do I need a permit for a bathroom remodel?

If you move plumbing fixtures (toilet / shower / vanity drain), add electrical circuits (heated floor / dedicated GFCI / decorative lighting), change vent fan capacity, or modify structural framing — yes. Cosmetic-only (same fixtures, new tile, new paint) — no. We assess on the discovery call. Unpermitted plumbing creates resale liability and insurance claim issues.

What is the CEBC 50% rule and does my bathroom trigger it?

California Existing Building Code requires that when remodel costs exceed 50% of the structure’s replacement value, the entire house must be brought to current code. A single bathroom rarely hits it. Two bathrooms simultaneously can. Whole-house bath package (3+ bathrooms) on a smaller home definitely can — the cure is whole-house electrical upgrade + Title 24 envelope + seismic. We model the threshold before scope is finalized.

I have one bathroom. Can you remodel it?

Yes — and we treat single-bathroom households differently. Phased construction, accelerated tile-cure schedule, temporary-facility planning (portable toilet rental + nearby gym access + scheduled overnights elsewhere). We tell you exactly which days you’ll be without a toilet before you sign. If you can’t accept a 2–4 week toilet gap mid-project, this isn’t the right time to remodel.

What if there’s water damage or mold behind the wall?

We open exploratory cuts BEFORE final contract scope so you see what’s back there. Minor water damage + rotted subfloor: we replace as part of scope (allowance budgeted). Active mold infestation requiring specialized remediation: must be handled by a certified mold remediation company before we start — we’ll refer you to one we’ve worked with.

Do you offer financing?

We don’t lend; we connect you with lenders. Our primary partner is Hearth — a 60-second soft-credit pre-qualification that returns real offers from up to 17 partner lenders. We earn no fees on Hearth loans. For full-gut masters and multi-bath packages, HELOC providers and renovation lenders are also options.

What does a project review actually include?

Thirty minutes, free, no follow-up sales sequence. We walk your bathroom, identify tile/grout/caulk failure points, assess vent fan adequacy, check vanity plumbing for leaks. For full guts, we recommend a paid pre-contract exploratory cut to inspect behind the wall before signing a number. You leave with a real cost-confidence range and a permit-trigger list for your scope.

Still have a question? Text or call Netanel directly · (818) 605‑1388

Next step

Apply for your bathroom project review

Eight short questions, about three minutes. Pick your slot on the next page — calendar invite lands the instant you book. If we’re not the right fit for your bathroom, you’ll know on the spot — no waiting, no chase.

  • No deposit to apply
  • Instant calendar booking
  • Honest fit-check · no sales pitch
Apply for Project Review →

Prefer to talk first? Text or call Netanel directly · (818) 605‑1388