Kitchens
Layout changes, custom cabinetry, islands, and the plumbing, electrical, and ventilation work behind them. Opening a kitchen to the living space often means a beam and a permit, so we design for both.
Remodels and renovations
Custom remodels and luxury renovations for foothill homes.
Kitchens, primary suites, additions, and whole-house renovations in Pasadena, La Cañada Flintridge, Arcadia, Glendale, and across the Los Angeles foothills. ROAM Design Studio LLC designs the remodel and takes it through permits; ROAM Builders Inc. (CSLB Lic. #1151324) builds it.
What we remodel
From one room to the whole house.
Primary suites and bathrooms
Curbless showers, soaking tubs, walk-in closets, and the waterproofing and drainage details that keep them working for decades.
Whole-house renovations
New floor plans, updated systems, insulation, windows, and finishes throughout, with a construction sequence planned around whether you stay in the house or move out.
Additions
Ground-floor and second-story additions, with the zoning, setback, and structural questions answered before design goes too far.
Luxury renovations
Higher finish levels, custom millwork, stone, steel windows, and integrated lighting and audio, documented in enough detail that what gets built matches what you approved.
Older and historic homes
Craftsman, Spanish Revival, and mid-century homes, including design review in historic districts and details matched to the original house.
How a remodel runs
Design and permits first, then a written construction agreement.
A remodel goes wrong when construction starts before the decisions are made. We work in two stages, each with its own company and agreement:
- Design and permits, with ROAM Design Studio LLC. We measure the house, develop layouts and selections with you, coordinate the structural engineer, energy consultant, and other licensed professionals the project needs, and submit for permits. Plan-check comments are answered before pricing is final.
- Construction, with ROAM Builders Inc. You get a written proposal with line items and allowances, then a home improvement contract that follows California's rules on down payments and progress payments. We schedule the trades, call for inspections, and walk the finished work with you.
If you already have plans, ROAM Builders Inc. can price and build them. If you want design and permits only, ROAM Design Studio LLC can deliver a permitted set for you to bid out. Read our Rebuild Bill of Rights for the protections California law gives you on any home improvement contract.
Where we remodel
Remodels across the Los Angeles foothills.
Each city has its own permit counter and its own rules for design review, hillside lots, and historic districts. Our service-area guides explain who issues permits for your address and what tends to shape projects there.
Pasadena · La Cañada Flintridge · Arcadia · Sierra Madre · Glendale · Burbank · La Crescenta-Montrose · Altadena · Sunland-Tujunga · Sun Valley
Common questions
Remodel questions we hear first.
Do I need a permit for my remodel?
Most remodels that move walls, change plumbing, electrical, or mechanical systems, add square footage, or alter the structure need a building permit, and in several foothill cities design review as well. Cosmetic work such as new finishes or replacing fixtures in place often does not. ROAM Design Studio LLC confirms the requirements with the permitting agency for your address before design is finalized.
Can we live in the house during the remodel?
Often, yes, for kitchens, bathrooms, and phased work. Whole-house renovations and large additions usually go faster and cost less when the house is empty. ROAM Builders Inc. plans the sequence with you so you know which rooms will be out of service and for how long.
How do you price a custom remodel?
Pricing follows the design. Once the scope and finish level are clear, ROAM Builders Inc. prepares a written proposal with line items for the work, allowances for selections you haven't made yet, and the payment schedule. California law caps the down payment on a home improvement contract at $1,000 or 10% of the contract price, whichever is less.
Do you work on older and historic homes?
Yes. Many foothill homes are Craftsman, Spanish Revival, or mid-century houses, and some sit in historic districts with their own review. We plan for the details older houses need, such as matching original trim and windows and updating systems hidden in the walls, and we build the review timeline into the schedule.
Can I hire you just for design and permits, or just for construction?
Yes. ROAM Design Studio LLC can take a remodel through design and permits for you to bid out, and ROAM Builders Inc. can build from plans prepared by your own architect or designer. Each company works under its own agreement.