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 Venice, CA
Kitchen remodeling in Venice runs $14,000-$45,000 for a full renovation, with small kitchen remodels at $9,000-$20,000. What separates Venice from every other LA neighborhood is the combination of 1910s-1930s beach bungalows on sandy, liquefiable soil and the California Coastal Zone permitting burden that adds months and real cost to almost any structural job. If you’re planning work here, call (470) 298-9650 and we’ll put a written price in front of you before anyone picks up a tool.
Why Venice Homes Are Different
Venice sits on reclaimed marshland and tidal flats, the legacy of Abbot Kinney’s early-1900s resort buildout. The soil under most of the neighborhood is loose, sandy, and liquefiable, which means a significant remodel or addition needs a geotechnical investigation and engineered foundation work that a contractor in Culver City would never flag. That’s not a scare tactic. It’s what the structural engineer will tell you in the first site visit.
Most of the original housing stock is wood-frame bungalows and cottages built between 1910 and 1930 on 25- to 30-foot-wide lots. These homes often have minimal or no foundation, stucco over wood lath, and electrical and plumbing systems that were undersized even by mid-century standards. A cosmetic kitchen update can turn into a subfloor and sill-plate repair once the cabinets come out, and that’s normal for Venice.
The marine layer and salt air add another layer. June Gloom slows concrete curing and keeps fresh lumber damp. Within a block or two of the beach, carbon-steel fasteners and flashing corrode fast enough that stainless or hot-dipped galvanized hardware is the baseline spec, not an upgrade. And if your property backs onto the Venice Canals, any work near the water edge can trigger Coastal Commission review and LA Bureau of Engineering canal-encroachment rules. We plan for all of this before the quote goes in writing.
Our Main Venice Services
Two services get called about most often in Venice, and each has its own dedicated page with full pricing, local conditions, and sub-job breakdowns.
Fence Installation in Venice
Fencing on Venice’s narrow lots often runs along shared property lines with limited rear setback, especially in the Canals Historic District where site constraints are among the tightest in LA. Salt air corrodes standard hardware quickly, so we specify stainless or hot-dipped galvanized posts and fasteners as a default within a few blocks of the ocean. See the full service page at Fence Installation in Venice.
Driveway & Pavers in Venice
Driveways in Venice sit on the same sandy, liquefiable soil as everything else, which means paver and concrete work needs proper base compaction and sometimes engineered fill to prevent settling. Coastal Development Permit requirements can also apply if the work changes drainage or impervious surface area. Full pricing and specifics are on Driveway & Pavers in Venice.
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 Venice
A full kitchen remodel in Venice costs $14,000-$45,000, and the spread is driven by what’s behind the walls of these 1910s-1930s bungalows: original wood framing, undersized plumbing, and electrical panels that were never built for a modern kitchen load. That means the written quote has to account for subfloor repair and rewiring before cabinet installation even starts. Our Kitchen Remodeling process starts with a documented photo record of what’s actually inside the walls, not what we hope is there.
Salt air also affects kitchen hardware. We specify stainless or coated fasteners for cabinetry and fixtures within the coastal zone, because carbon steel will show corrosion within a season or two. The June Gloom damp also means we schedule drywall and paint phases around moisture levels, not the calendar.
Full Kitchen Remodeling
Signs you need it
Your Venice bungalow’s kitchen has original 1920s wiring, a single wall outlet, and cabinets that have shifted on the old wood-frame walls.
What it costs in Venice
A full kitchen remodel in Venice runs $14,000-$45,000 depending on layout changes, foundation shimming, and the extent of rewiring and plumbing replacement.
How we do it
We open the walls, document the framing and plumbing condition with photos, then quote any structural or system work as a written change order before proceeding.
Cabinets & Countertops
Signs you need it
Cabinet doors no longer close square because the bungalow’s original wood frame has settled, or countertops have delaminated from years of marine-layer moisture.
What it costs in Venice
Cabinet installation runs $4,000-$13,000 and countertop installation $2,000-$6,500, with the range set by material choice and whether wall shimming is needed.
How we do it
We level the base cabinets on shims tied to the actual floor condition, then template counters only after the cabinets are set and documented as level.
Backsplash, Tile & Flooring
Signs you need it
Tile is cracked along the old plaster wall lines, or the floor has a visible slope from decades of settlement on Venice’s sandy soil.
What it costs in Venice
Backsplash installation runs $800-$2,500; flooring and tile packages are quoted per square foot after we see the subfloor condition.
How we do it
We install a proper membrane or underlayment rather than tiling directly onto old plaster, which fails within a year when the wall flexes.
What Kitchen Remodeling Costs in Venice
| Item | Typical range in Venice |
|---|---|
| Small kitchen remodel | $9,000-$20,000 |
| Cabinet installation | $4,000-$13,000 |
| Kitchen island installation | $3,000-$10,000 |
How long does a kitchen remodel take in Venice?
Plan on 8-14 weeks for a full remodel. Coastal Development Permit review can add 4-12 weeks if your scope triggers it, and June Gloom humidity can stretch drywall and paint cure times by a few days. Call (470) 298-9650 for a written schedule with your estimate.
Do I need Coastal Commission approval for a kitchen remodel in Venice?
Interior kitchen work that does not change the building envelope usually does not trigger Coastal Development Permit review. Adding or enlarging a window, moving exterior walls, or changing drainage can. We check this during the written quote process. Call (470) 298-9650 to talk through your scope.
Bathroom Remodeling in Venice
A bathroom remodel in Venice costs $9,000-$28,000, with small bathrooms at $5,000-$12,000. The older bungalows often have original cast-iron drain stacks and galvanized supply lines that have been corroding in salt air for a century, so we price for what the walls will show us. Our Bathroom Remodeling team documents that condition with photos before the written price is finalized.
Moisture is the through-line on every Venice bathroom. The marine layer keeps interior humidity high for months at a stretch, which is why we install proper ventilation and waterproof membrane systems rather than relying on tile and grout alone to keep water where it belongs.
Walk-In Showers & Shower Remodeling
Signs you need it
Your shower pan leaks into the old wood subfloor, or the original tile was set directly on plaster that’s now crumbling behind the wall.
What it costs in Venice
Walk-in shower installation runs $4,500-$12,000, and shower replacement $3,000-$8,500, depending on whether we’re repairing the framing beneath.
How we do it
We remove the old tile to the studs, repair or replace any water-damaged framing, then install a waterproof membrane before any new tile goes up.
Tub-to-Shower Conversion
Signs you need it
The original cast-iron tub has rusted through or is too low and narrow for the household, and the drain stack below is still functional enough to reuse.
What it costs in Venice
Tub-to-shower conversion in Venice runs $3,500-$10,000, with cost driven by drain relocation and whether the old subfloor needs replacement.
How we do it
We remove the tub, inspect the subfloor and drain line, then install a level shower base with a full waterproof membrane and documented photo record.
What Bathroom Remodeling Costs in Venice
| Item | Typical range in Venice |
|---|---|
| Small bathroom remodel | $5,000-$12,000 |
| Walk-in shower installation | $4,500-$12,000 |
| Bathroom vanity installation | $800-$3,000 |
Why do bathroom remodels cost more near the Venice canals?
Canal-adjacent lots often have saturated, organically-rich soil and high groundwater that can affect subfloor and foundation condition. Work near the water edge may also trigger Coastal Commission and LA Bureau of Engineering review. Call (470) 298-9650 for a written quote specific to your address.
Will my Venice bathroom remodel trigger a permit?
Any work that moves drain lines, replaces the waterproofing system, or alters the plumbing rough-in requires an LA City permit. Coastal Development Permit review applies only if the building envelope changes. We pull permits and close them out with inspections as standard. Call (470) 298-9650 to confirm your scope.
Roofing in Venice
Roof replacement in Venice runs $8,000-$20,000, and roof repair $400-$1,800 for typical leak and flashing work. The salt-laden marine air attacking your flashing and fasteners is the defining problem here, and it’s why we specify stainless or hot-dipped galvanized hardware on every coastal job rather than treating it as an upsell. Our Roofing crew documents the existing shingle layer count and substrate condition before quoting, because on these old bungalows there’s often a second layer of shingles hiding rot.
June Gloom also plays a role. Roofing adhesive and sealant cure slower in the persistent morning damp, so we schedule tear-offs and membrane work for the driest part of the day and account for that in the written schedule.
Roof Repair
Signs you need it
You’re seeing rusted flashing at the chimney or vents, water stains on the ceiling after winter rain, or granules from shingles collecting in gutters.
What it costs in Venice
Roof repair in Venice runs $400-$1,800, with the upper end covering flashing replacement, sealant work, and small section repairs.
How we do it
We locate the leak, document the condition of the decking beneath with photos, then repair with stainless fasteners and compatible sealant rather than a temporary patch.
Roof Replacement & Installation
Signs you need it
Your Venice roof has multiple shingle layers, soft decking, or failed flashing that’s no longer keeping the marine moisture out of the framing.
What it costs in Venice
Roof replacement in Venice runs $8,000-$20,000 depending on roof complexity, decking repair, and whether the old layers need full tear-off.
How we do it
We tear off to the decking, replace any compromised sheathing, install new underlayment and flashing to coastal spec, then install the shingle or tile system.
What Roofing Costs in Venice
| Item | Typical range in Venice |
|---|---|
| Roof repair | $400-$1,800 |
| Roof replacement | $8,000-$20,000 |
| Tile roof repair | $600-$2,500 |
Does coastal air actually shorten a roof’s life in Venice?
Yes. Salt-laden air accelerates corrosion of carbon-steel fasteners and flashing, which fail years before they would inland. Stainless or hot-dipped galvanized hardware is the baseline spec within a few blocks of the beach. Call (470) 298-9650 for a written assessment of your roof’s condition.
Do I need a permit for roof work in Venice?
Replacement roofing requires an LA City permit, and Coastal Development Permit review applies if the project changes the roof profile, materials in a protected district, or drainage patterns. We handle permits and inspections as standard. Call (470) 298-9650 to confirm what your address triggers.
Windows & Doors in Venice
Window replacement in Venice runs $4,500-$15,000, and impact window installation $8,000-$25,000 for homes in the coastal wind zone. The original wood-frame bungalows have single-pane sashes that leak air, let in marine moisture, and often no longer open after decades of salt air and settling. Our Windows & Doors team measures the actual rough openings, not the old sash dimensions, because these frames have moved significantly since they were installed.
Doors on canal-facing and beach-proximate homes take the brunt of the salt exposure. We specify stainless hinges and hardware, and where the Coastal Zone applies, we verify that any exterior change won’t trigger Coastal Development Permit review before we quote.
Window Replacement
Signs you need it
Your Venice bungalow’s original sashes are painted shut, the glass is single-pane, and condensation forms between the panes on foggy mornings.
What it costs in Venice
Window replacement in Venice runs $4,500-$15,000 depending on window count, frame condition, and whether the rough openings need re-squaring.
How we do it
We remove the old sash, inspect the rough opening for rot or settlement, then install the new window level in the opening with proper flashing and air sealing.
Impact Windows & Doors
Signs you need it
Your home sits within a few blocks of the beach or canal, and you want windborne-debris protection without the look of heavy shutters.
What it costs in Venice
Impact window installation in Venice runs $8,000-$25,000, with cost driven by the number of openings and the need for structural frame reinforcement.
How we do it
We measure, order the impact-rated units with documented Miami-Dade or ASTM ratings, and install them with stainless fasteners and proper load-path anchoring.
What Windows & Doors Costs in Venice
| Item | Typical range in Venice |
|---|---|
| Window replacement | $4,500-$15,000 |
| Impact window installation | $8,000-$25,000 |
| Door installation (interior/exterior) | $1,500-$8,000 |
Do I need impact windows living near the Venice canals?
Impact-rated windows are not mandatory everywhere in Venice, but homes in the coastal wind zone and canal-facing lots benefit from the added protection. Building code requirements depend on your exact address and exposure. Call (470) 298-9650 and we’ll check your property’s wind zone.
Will replacing windows in my Venice bungalow trigger Coastal Commission review?
Replacing windows in existing openings usually does not require Coastal Development Permit review, but changing opening sizes or adding new openings can. We verify this for every address before the written quote goes out. Call (470) 298-9650 with your scope.
Home Additions & ADU in Venice
A home addition in Venice runs $45,000-$130,000, and a full ADU construction $90,000-$220,000. These are the projects where Venice’s sandy, liquefiable soil and dual-agency permitting burden hit hardest: a garage conversion or second-story addition almost always requires geotechnical work, engineered foundations, and Coastal Development Permit review from the California Coastal Commission on top of LA City permits. Our Home Additions & ADU team starts every project with a written scope that names the permits, the geotech requirement, and the foundation method before any price is finalized.
On the narrow 25- to 30-foot-wide lots common in Venice, setbacks and lot coverage rules often dictate what’s buildable more than budget does. We work with the actual survey and zoning code, not wishful square footage.
Garage Conversion ADU
Signs you need it
Your Venice garage is single-story with original wood framing, and you want a permitted rental unit rather than a storage space.
What it costs in Venice
Garage conversion ADU in Venice runs $30,000-$80,000 depending on whether the existing slab needs structural work and how much plumbing and electrical is new.
How we do it
We document the existing foundation and framing, quote any seismic or slab work needed, then build out the ADU with a written scope and signed change orders only.
New Detached ADU
Signs you need it
Your Venice lot has rear yard space, but the soil is sandy and you want a free-standing unit built to current coastal and seismic standards.
What it costs in Venice
New detached ADU construction in Venice runs $90,000-$220,000, with the range driven by foundation type, utility trenching, and Coastal Commission conditions.
How we do it
We order the geotechnical investigation first, design the foundation to the soil report, then permit through LA City and the Coastal Commission before breaking ground.
What Home Additions & ADU Costs in Venice
| Item | Typical range in Venice |
|---|---|
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
How long does ADU permitting take in Venice?
Coastal Development Permit review can add 4-12 months on top of LA City permitting for Venice ADUs, especially near the canals or beach. The geotechnical report and foundation design add upfront time but prevent costly rework later. Call (470) 298-9650 for a written timeline specific to your lot.
Can I build an ADU on a Venice canal lot?
Yes, but it’s more complex. Canal-adjacent lots often have saturated soils requiring deep helical piers, and any work near the water edge triggers LA Bureau of Engineering canal-encroachment review. We handle both. Call (470) 298-9650 to discuss your property.
Brands We Service in Venice
We install and service cabinetry from KraftMaid and Wellborn, countertops from Cambria and Caesarstone, and roofing systems from GAF and Owens Corning. Factory-direct relationships mean we quote real material costs, and common parts stock arrives at our Los Angeles office within days, not weeks. See the full list at our brands.
Pricing for Construction in Venice, CA
| Service | Typical range in Venice |
|---|---|
| Kitchen remodel | $14,000-$45,000 |
| Bathroom remodel | $9,000-$28,000 |
| Roof replacement | $8,000-$20,000 |
| Window replacement | $4,500-$15,000 |
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Paver driveway installation | $7,000-$18,000 |
| Vinyl fence installation | $3,500-$9,000 |
Prices push toward the upper end in Venice when the scope triggers Coastal Development Permit review, when the original foundation needs shimming or seismic retrofit, or when salt-air corrosion requires stainless hardware throughout. Under Clause 1 of The Haven Standard, the written price you receive is the price you pay, and no change proceeds without a signed change order.
Neighborhoods We Serve in Venice
We work across the full Venice footprint, from the canal-adjacent lots to the inland bungalow pockets. Crews are typically on site within a few days of your written approval, and we keep a live person answering calls 24/7 if you need to reach us during a project.
- Venice Canals Historic District
- Oakwood
- Silver Strand
- Milwood
- Venice Beach / Ocean Front Walk area
Service Area - Cities Near Venice
Rowan Construction Group serves Venice and the surrounding coastal and inland communities. You’ll find the same written pricing and documented record on our pages for Santa Monica, CA, Culver City, CA, Beverly Hills, CA, and Inglewood, CA. The coastal and soil conditions change block by block, so each page covers the local conditions that affect your quote.
Serving Venice, CA - Our Local Coverage Area
We’re based in the Venice 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 Venice
Most Venice projects can be scheduled within 1-3 weeks of written approval, depending on permit status and current crew availability. Coastal Development Permit review is the variable that adds months, not our scheduling. Call (470) 298-9650 for a written timeline with your estimate.
Yes. We pull LA City permits on every scope that requires them, and we handle Coastal Development Permit applications when the Coastal Zone triggers them. Permits and inspections are closed out before we call the project done. Call (470) 298-9650 to confirm what your address requires.
The Coastal Development Permit process can add 4-12 months and $5,000-$20,000 in consultant, geotech, and filing costs depending on scope and proximity to the beach or canals. We name these costs in the written quote so there’s no surprise later. Call (470) 298-9650 for a line-item review of your project’s likely permit burden.
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 Venice Customers Say
"Solid work, decent crew, and the site was left tidy every evening."
- Pearl A."Final invoice was within two percent of the contract. Every change was priced and signed before anyone picked up a tool."
- Malcolm T."Fence and retaining wall along a sloped boundary. They photographed the footing depth at each post, which mattered when the county inspector came."
- Iona F.