Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterConstruction in Florence-Graham, CA
Kitchen remodeling in Florence-Graham typically runs $14,000-$45,000 for a full project, and the work here carries a specific complication most homeowners don’t see coming: the unincorporated county permitting process. Most of the housing stock consists of wood-frame bungalows built between the 1920s and 1950s, and many have accumulated unpermitted additions over the decades. That means a routine remodel often becomes a code-reconciliation job before the first cabinet comes out. Call (470) 298-9650 for a written price before any work starts.
Why Florence-Graham Homes Are Different
Florence-Graham sits on the flat Los Angeles Basin alluvial plain, inside a liquefaction-susceptibility zone mapped by the state. For homeowners, that translates to stricter seismic requirements on any structural work: foundation retrofits, shear wall upgrades, and engineered tie-downs are common line items even on projects that start as a simple room addition. The hot, dry summers also do predictable damage to the pre-1960 stucco cladding that covers most of these bungalows, causing hairline cracks and joint failures that widen over time and let moisture into the wood framing behind them.
The bigger variable is permitting. Florence-Graham is unincorporated Los Angeles County land, which means every permit, inspection, and code enforcement action runs through LA County’s Department of Public Works and Building and Safety, not LADBS. A contractor who pulls a City of LA permit on a Florence-Graham address has filed the wrong paperwork, and the stop-work order that follows can stall a project for weeks. We carry working familiarity with both systems because the neighborhood is hemmed in by City of LA parcels, but on our Florence-Graham jobs we file exclusively through the County. The housing stock here also carries a legacy that affects nearly every remodel: decades of room extensions, garage conversions, and enclosed porches built without permits by previous owners. Reconciling those structures to current County code is often job one, before the new work can legally proceed.
Our Main Florence-Graham Services
Two services generate the most calls from Florence-Graham homeowners, and each has its own dedicated page with full pricing and local detail.
Fence Installation in Florence-Graham
Fencing on these narrow, deep lots means working with aging property lines, shared walls that were never surveyed, and stucco or wood perimeter walls that have shifted over decades on the basin’s expansive soils. We handle the boundary verification, the County setback rules, and the material choices that hold up to Florence-Graham’s dry heat. Full pricing and local specifics live on the Fence Installation in Florence-Graham page.
Driveway & Pavers in Florence-Graham
Most Florence-Graham driveways are original poured concrete from the 1940s and 1950s, now spalled, cracked, and pitched wrong for drainage. Paver installation here requires addressing the liquefaction-prone subgrade and the tight front setbacks typical of these bungalow lots. We cover paver and concrete options, drainage, and County curb-cut rules on the Driveway & Pavers in Florence-Graham page.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
BeforeAfterKitchen Remodeling in Florence-Graham
A full kitchen remodel in Florence-Graham runs $14,000-$45,000, and the number depends heavily on what the walls reveal once they’re open. Homes built in the 1920s through 1950s here often hide knob-and-tube wiring, settled floor framing, and unpermitted modifications behind the drywall, and those conditions must be corrected to County code before new finishes go in. Our Kitchen Remodeling process starts with a written scope and a flat price, so the number you approve is the number you pay unless you sign a change order.
Full Kitchen Remodeling
Signs you need it
You’re working around a layout that doesn’t function: dead corners, a sink facing a wall, storage that forces you to bend or climb, and appliances crowded into spaces they were never designed for.
What it costs in Florence-Graham
A full kitchen remodel in Florence-Graham typically runs $14,000-$45,000 depending on cabinet grade, countertop material, and how much unpermitted or outdated work has to be corrected first.
How we do it
We document existing conditions with photos, open the walls to check framing and electrical, correct any unpermitted conditions to County code, then rebuild with the new layout, cabinets, countertops, and finishes specified in the written scope.
Cabinets & Countertops
Signs you need it
Cabinet boxes are delaminating, drawer slides are worn out, doors won’t stay aligned, or the countertop is stained, cracked, or pitted past the point that a resurfacing will fix.
What it costs in Florence-Graham
Cabinet installation alone runs $4,000-$13,000 and countertop installation runs $2,000-$6,500, with the range driven by whether you choose stock, semi-custom, or full-custom cabinet lines and laminate versus stone surfaces.
How we do it
We measure the existing footprint, confirm the cabinet boxes are structurally sound or replace them, then install new cabinets level and plumb and template the countertops for a tight fit against the existing walls, which are rarely square in these older homes.
Backsplash, Tile & Flooring
Signs you need it
Tile is cracking along the counter line, grout is failing and absorbing moisture, or the floor has soft spots from decades of water exposure around the sink and stove.
What it costs in Florence-Graham
Backsplash installation runs $800-$2,500 in Florence-Graham; flooring and larger tile work are quoted as line items within the $14,000-$45,000 full-remodel range.
How we do it
We remove the old surface, inspect and repair the substrate so tile has a stable, flat base, then install with a waterproof membrane behind wet areas and a written photo record of what was found underneath.
What Kitchen Remodeling Costs in Florence-Graham
| Item | Typical range in Florence-Graham |
|---|---|
| Full kitchen remodel | $14,000-$45,000 |
| Small kitchen remodel | $9,000-$20,000 |
| Cabinet installation | $4,000-$13,000 |
| Countertop installation | $2,000-$6,500 |
How long does a full kitchen remodel take in Florence-Graham?
Most full kitchen remodels run 6-10 weeks, with County permit reviews and inspections adding time to the schedule. The written scope includes a milestone timeline before work starts. Call (470) 298-9650 for an exact number.
Will the price change once the walls are open?
Only if you sign a change order. Under The Haven Standard’s Clause 1, the written price is the price, and no change proceeds without your signature. Call (470) 298-9650 for a free estimate.
Bathroom Remodeling in Florence-Graham
Bathroom remodeling in Florence-Graham runs $9,000-$28,000 for a full job, and the older bungalows here share a problem: bathrooms that were added or reconfigured decades ago without permits, often with undersized plumbing and no waterproofing behind the tile. The dry heat hides moisture damage until the grout fails and the damage is already in the framing. Our Bathroom Remodeling process starts with a documented inspection of what’s behind the walls, then a written flat price.
Full Bathroom Remodeling
Signs you need it
The layout doesn’t work, the tile is failing, the toilet rocks on a rotted flange, or the shower pan has been patched and caulked so many times it’s holding water by habit.
What it costs in Florence-Graham
A full bathroom remodel in Florence-Graham runs $9,000-$28,000, with the spread driven by fixture grade, tile coverage, and whether the existing plumbing has to be brought up to County code.
How we do it
We strip to the studs, inspect and repair the framing, replace the supply and drain lines as needed, install a waterproof membrane system, then rebuild with the fixtures and finishes in the written scope.
Walk-In Showers & Shower Remodeling
Signs you need it
The existing tub or shower enclosure is failing: cracked grout, soft spots in the wall, a curb that leaks, or a base that flexes underfoot.
What it costs in Florence-Graham
Walk-in shower installation runs $4,500-$12,000 and shower replacement runs $3,000-$8,500 in Florence-Graham, depending on whether we’re rebuilding the pan and drain or starting from a framed opening.
How we do it
We remove the old enclosure, repair any water-damaged framing, install a waterproof pan and wall membrane system, then set the new base, valve, and tile or panel surround with a documented photo record.
What Bathroom Remodeling Costs in Florence-Graham
| Item | Typical range in Florence-Graham |
|---|---|
| Full bathroom remodel | $9,000-$28,000 |
| Small bathroom remodel | $5,000-$12,000 |
| Walk-in shower installation | $4,500-$12,000 |
Does a bathroom remodel in Florence-Graham need a County permit?
Yes. Any plumbing, electrical, or structural change in Florence-Graham goes through LA County Building and Safety, not LADBS. We file the permit and schedule the inspections. Call (470) 298-9650 to get started.
What if my existing bathroom was never permitted?
We reconcile it to County code as part of the job, documenting what we found and what we corrected. The written price covers this work up front. Call (470) 298-9650 for a free estimate.
Roofing in Florence-Graham
Roof replacement in Florence-Graham runs $8,000-$20,000, and the deciding factors are usually the number of existing shingle layers and what the decking looks like underneath. The flat basin heat bakes asphalt shingles faster than coastal neighborhoods, and roofs on these 1920s-1950s bungalows frequently have two or three layers of old shingles that all have to come off before new material goes down. Our Roofing process includes a documented photo record of what we find on the deck.
Roof Repair
Signs you need it
You’re seeing water stains on the ceiling, lifted or missing shingles, or granule loss in the gutters after a rain, and the damage appears localized to one section.
What it costs in Florence-Graham
Roof repair in Florence-Graham runs $400-$1,800 depending on the extent of the damage and whether the underlying decking has rotted from years of slow leaks.
How we do it
We locate the leak source, remove the damaged shingles or tile, inspect and replace the decking if it’s rotted, then install new underlayment and match the surrounding material as closely as possible.
Roof Replacement & Installation
Signs you need it
The roof is past its expected life, has multiple leak points, or has so many layers of old shingles that another repair won’t hold.
What it costs in Florence-Graham
A full roof replacement in Florence-Graham runs $8,000-$20,000, with the range driven by roof size, pitch, material choice, and how many layers of old shingles need stripping first.
How we do it
We strip all existing layers to the deck, inspect and replace damaged sheathing, install new underlayment and flashing, then lay the new shingle or tile system with a written photo record of the deck before it’s covered.
What Roofing Costs in Florence-Graham
| Item | Typical range in Florence-Graham |
|---|---|
| Roof replacement | $8,000-$20,000 |
| Roof repair | $400-$1,800 |
| Tile roof repair | $600-$2,500 |
How many layers of shingles can stay on a Florence-Graham roof?
County code allows a maximum of two layers, but we strip to the deck on every replacement so the new roof has a clean, documented substrate. Call (470) 298-9650 for an exact quote.
Does the dry heat affect roof material choice in Florence-Graham?
Yes. The basin’s summer heat shortens the life of standard asphalt shingles, so we typically quote GAF or Owens Corning lines with higher heat ratings. Call (470) 298-9650 for specifics.
Windows & Doors in Florence-Graham
Window replacement in Florence-Graham runs $4,500-$15,000 for a full house, and the older bungalows here have specific issues: wood sashes that have swollen and painted shut, single-pane glass that turns these homes into ovens in summer, and rough openings that have settled out of square over 70-plus years. The flat basin heat also means the afternoon sun on west-facing walls breaks down old glazing and caulk fast. Our Windows & Doors process includes measuring every opening and quoting each unit individually.
Window Replacement
Signs you need it
Windows are single-pane, drafty, painted shut, or fogged between the panes, and the frames show rot or separation at the corners.
What it costs in Florence-Graham
Window replacement in Florence-Graham runs $4,500-$15,000 for a typical bungalow, with the range driven by window count, frame material, and glass package.
How we do it
We measure each rough opening individually because these older frames are rarely square, order units to fit the actual dimensions, then install with new flashing and insulation and trim out to match the existing style.
Door Installation
Signs you need it
The door binds in the frame, the threshold has rotted or sagged, or the door is original to a 1940s house and offers no security or weather resistance.
What it costs in Florence-Graham
Door installation in Florence-Graham is quoted per unit within the overall window and door project range, typically $4,500-$15,000 for a full-house package.
How we do it
We remove the old door and frame, repair any rotted framing at the rough opening, then install a new pre-hung unit with new weatherstripping, threshold, and hardware, plus a photo record of what was found underneath.
What Windows & Doors Costs in Florence-Graham
| Item | Typical range in Florence-Graham |
|---|---|
| Window replacement | $4,500-$15,000 |
| Impact window installation | $8,000-$25,000 |
| Door installation (full-house package) | $4,500-$15,000 |
Do I need County permits to replace windows in Florence-Graham?
Yes, when the opening size changes or the work triggers structural review. Same-size replacements don’t require a permit, but we confirm with LA County before ordering. Call (470) 298-9650 for guidance.
Will new windows actually reduce the heat in these older homes?
Yes. Replacing single-pane glass with dual-pane low-E units measurably cuts solar heat gain through west-facing walls in summer. Call (470) 298-9650 for a free estimate.
Home Additions & ADU in Florence-Graham
A home addition in Florence-Graham runs $45,000-$130,000 and an ADU runs $90,000-$220,000, and both projects share a starting point here: the County’s seismic and code-reconciliation requirements. Because Florence-Graham is unincorporated and sits in a liquefaction zone, any addition triggers soil reports, engineered foundations, and a review of the existing structure’s unpermitted history. Our Home Additions & ADU process begins with a feasibility check on the property before any design work is billed.
ADU Design & Permitting
Signs you need it
You want to add a rentable or family unit to your lot and need a complete path from drawings through County approval before construction starts.
What it costs in Florence-Graham
ADU construction in Florence-Graham runs $90,000-$220,000 all-in, with design, engineering, and County permit fees itemized inside the written scope.
How we do it
We survey the lot, run a zoning and utility check with LA County, produce engineered drawings, file the permit package, and manage the plan review and inspections through final approval.
Garage Conversion ADU
Signs you need it
Your detached or attached garage is sitting unused or storing clutter, and the structure is sound enough to convert to living space.
What it costs in Florence-Graham
Garage conversion in Florence-Graham runs $30,000-$80,000, with the range driven by how much of the existing foundation, framing, and electrical can be reused legally.
How we do it
We inspect the garage structure, reconcile any unpermitted modifications to County code, then convert the space with new insulation, subfloor, electrical, plumbing, and finishes per the approved plans.
What Home Additions & ADU Costs in Florence-Graham
| Item | Typical range in Florence-Graham |
|---|---|
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
How long does an ADU take in Florence-Graham with County permits?
Typically 10-16 months from design to final inspection, with County plan review and the liquefaction-zone engineering adding time to the schedule. Call (470) 298-9650 for a feasibility check.
Will the price change once construction starts?
Only if you sign a change order. The written price and written scope are fixed, and no crew proceeds on any change without your signature. Call (470) 298-9650 for a free estimate.
Brands We Service in Florence-Graham
We quote and install a wide range of material lines across the trades, including GAF and Owens Corning roofing, Kohler and Toto fixtures, and Cambria and Caesarstone countertops. Parts are ordered to spec for each job, not pulled from whatever’s on a shelf. See our brands for the full list.
Pricing for Construction in Florence-Graham, CA
| Service | Typical range in Florence-Graham |
|---|---|
| Kitchen remodel | $14,000-$45,000 |
| Small kitchen remodel | $9,000-$20,000 |
| Bathroom remodel | $9,000-$28,000 |
| Walk-in shower installation | $4,500-$12,000 |
| Roof replacement | $8,000-$20,000 |
| Roof repair | $400-$1,800 |
| Window replacement | $4,500-$15,000 |
| Impact window installation | $8,000-$25,000 |
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
What pushes prices up in Florence-Graham is usually what’s hiding behind the walls: unpermitted additions that need reconciliation to County code, outdated wiring, and framing damaged by decades of slow leaks. Every Rowan Construction Group project carries a written flat price before any work starts, and no change proceeds without a signed change order.
Neighborhoods We Serve in Florence-Graham
We work across the full Florence-Graham area, from the streets bordering Watts to the north and the commercial corridors along Alameda Street to the east. Because the community is unincorporated county land, our crews route through the same streets daily, and response for estimates is typically within one to two business days.
- Graham corridor near Alameda Street
- Nadeau Street district
- Firestone Park area
- Miracle Mile of Florence-Graham along Florence Avenue
- Streets bordering Walnut Park
Service Area - Cities Near Florence-Graham
Our Florence-Graham crews also serve homeowners across the broader region, including Los Angeles, CA, San Diego, CA, San Jose, CA, and San Francisco, CA. The same written-price discipline and documented photo record apply on every job, no matter the location.
Serving Florence-Graham, CA - Our Local Coverage Area
We’re based in the Florence-Graham 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 Construction in Florence-Graham
Yes, for most remodeling, addition, electrical, plumbing, and structural work. Florence-Graham is unincorporated LA County, so permits go through LA County’s Department of Public Works and Building and Safety, not LADBS. We file and manage the permit process on every project. Call (470) 298-9650 to confirm what your specific job requires.
Ask to see the permit application with LA County listed as the authority, not City of LA. Pulling a city permit on county land triggers a stop-work order. We file exclusively through the County on Florence-Graham jobs. Call (470) 298-9650 if you want us to review an existing permit.
Estimates are typically scheduled within one to two business days, and most projects can begin within two to four weeks after the written price is approved and permits are filed. Larger additions and ADUs take longer because of County plan review. Call (470) 298-9650 to schedule your free estimate.
What happens when you call
- 1A real person answersNo phone trees - talk to a local construction pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Florence-Graham Customers Say
"They found an old septic line under the driveway run and stopped, documented it, and re-quoted before continuing."
- Xavier L."Good communication throughout. Weekly written update meant I never had to chase them."
- Nadine G."Driveway replaced properly with a base that will actually last. They explained why the cheaper quote was cheaper."
- Reggie O.