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 Van Nuys, CA
Kitchen remodeling in Van Nuys typically runs $14,000-$45,000, and the work here differs from coastal LA in one measurable way: most of the housing stock dates to 1945-1970, built before current seismic and energy codes, so we’re usually opening walls that haven’t been touched since the Nixon administration. The Valley heat also means we schedule around concrete curing and framing tolerances that a Santa Monica crew would never think about. Call (470) 298-9650 for a written price before anyone picks up a tool.
Why Van Nuys Homes Are Different
Van Nuys sits at ground zero of the 1994 Northridge earthquake, with the epicenter in adjacent Reseda less than 2 miles away. That matters because the dense corridors of 1960s and 70s “dingbat” soft-story apartment buildings along Van Nuys Boulevard are among the highest concentrations targeted by LA’s mandatory Soft-Story Retrofit Ordinance No. 183893. Those open-front, tuck-under-parking wood-frame buildings are in final compliance windows right now, and owners who missed earlier phases are facing stop-work threats. That’s a sustained, court-enforced pipeline of work unique to this pocket of the Valley.
The single-family ranch homes in the residential tracts are their own story. Built between 1945 and 1970, most predate the 1976 seismic code updates, and many have lived through five decades of 108-112°F summer days that warp framing lumber and cook roofing materials faster than anywhere on the coast. When we open a Van Nuys wall, we expect to find what the Valley heat left behind: dried-out sill plates, brittle romex, and decking that needs replacement before new flooring goes down. That’s not a surprise to us. It’s the job.
Our Main Van Nuys Services
Two services get more calls from Van Nuys homeowners than any other: fencing and driveway work, both shaped by the Valley’s specific lot patterns and heat.
Fence Installation in Van Nuys
Van Nuys lots in the ranch-house tracts run long and narrow, which means fence lines share property boundaries with neighbors on both sides. We handle the survey questions, the shared-line conversation, and the written scope so the final fence lands exactly where the property line says it should. Valley heat dries pressure-treated posts fast, so we set them at the depth that survives a dry summer without leaning. Fence Installation in Van Nuys covers vinyl, aluminum, and wood options with line-item pricing.
Driveway & Pavers in Van Nuys
The 108°F Valley summers punish concrete that wasn’t mixed and cured for the heat, and a lot of Van Nuys driveways laid in the 1960s are spalling at the edges. We pour with the correct slump and cure schedule for Valley temperatures, and we quote paver systems from Belgard and Techo-Bloc with the same written-price rule as everything else. Driveway & Pavers in Van Nuys has the full range from concrete replacement to paver patios.
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 Van Nuys
Kitchen remodeling in Van Nuys means working inside houses built between 1945 and 1970, where the original kitchens were framed for 30-inch ranges and cabinet boxes that have survived six decades of Valley heat. It’s rare to open a wall and find the framing square, and it’s common to find the electrical panel undersized for anything modern. Our Kitchen Remodeling work starts with a written scope that names the cabinets, counters, and the wiring plan before demo day.
Full Kitchen Remodeling
Signs you need it
Cabinet boxes are delaminating from decades of dry Valley heat, the floor plan can’t support two people cooking at once, or the electrical panel can’t carry a modern appliance load.
What it costs in Van Nuys
A full kitchen remodel in Van Nuys runs $14,000-$45,000 depending on cabinet grade, countertop material, and whether the floor plan moves plumbing or walls.
How we do it
We write the scope with cabinet brand and line, counter material, and electrical work named, then demo, frame, rough in, and install in a sequence with a signed change order required before any deviation.
Cabinets & Countertops
Signs you need it
Drawer slides are failing, door hinges are sagging, or the existing counters are laminate that’s lifting at the seams from heat cycling.
What it costs in Van Nuys
Cabinet installation runs $4,000-$13,000 and countertop installation $2,000-$6,500, with Cambria and Caesarstone quoted at written line-item prices.
How we do it
We measure to the wall, not the old cabinet, then install cabinets level with shims where the floor has settled, and template counters after the base is locked in.
What Kitchen Remodeling Costs in Van Nuys
| Item | Typical range in Van Nuys |
|---|---|
| Full kitchen remodel | $14,000-$45,000 |
| Small kitchen remodel | $9,000-$20,000 |
| Kitchen island installation | $3,000-$10,000 |
Do I need a permit to remodel a kitchen in Van Nuys?
Yes, if you’re moving walls, changing the plumbing, or upgrading the electrical service. Van Nuys falls under City of LA permitting, and we pull permits and pass inspections as part of every quoted scope.
Will my Van Nuys kitchen remodel stay on budget?
Our founding discipline is a signed change order before any extra work proceeds, and that’s why our projects finish within a few percent of the written price. Call (470) 298-9650 for a line-item quote.
Bathroom Remodeling in Van Nuys
Bathroom remodeling in Van Nuys usually means fixing what the original 1950s and 60s tile install left behind: failing grout, no waterproofing membrane behind the tile, and cast iron drain lines that have seen better decades. The Valley’s dry heat also means old caulk and grout crack faster than in coastal air, so water gets into wall cavities that were never waterproofed. Our Bathroom Remodeling quotes name the membrane system before anyone swings a hammer.
Full Bathroom Remodeling
Signs you need it
Tile is popping off the wall, the subfloor around the toilet is soft, or the original cast iron drain line is rusted through at the flange.
What it costs in Van Nuys
A full bathroom remodel in Van Nuys runs $9,000-$28,000, with the range driven by whether walls move and what the drain line replacement requires.
How we do it
We demo to the studs, inspect the framing and drain, then install a waterproofing membrane system, new pan or shower floor, and the finish materials named in the written scope.
Tub-to-Shower Conversion
Signs you need it
The tub is chipped or stained beyond repair, or a homeowner wants a curbless entry to age in place.
What it costs in Van Nuys
A tub-to-shower conversion in Van Nuys runs $3,500-$10,000, including the membrane, pan, valve, and finish materials.
How we do it
We remove the tub, inspect the drain line, set a new shower pan sloped to the drain, and waterproof the full wall assembly before tile goes on.
What Bathroom Remodeling Costs in Van Nuys
| Item | Typical range in Van Nuys |
|---|---|
| Full bathroom remodel | $9,000-$28,000 |
| Walk-in shower installation | $4,500-$12,000 |
| Bathroom vanity installation | $800-$3,000 |
Why do Van Nuys bathrooms fail faster than coastal LA?
The Valley’s extreme summer heat cycles expand and contract grout and caulk, cracking seals that let water behind tile. Older Van Nuys bathrooms also predate modern waterproofing membranes, so the failure compounds. Call (470) 298-9650 for a written assessment.
Will my bathroom remodel price change after demo?
Not without a signed change order. If we find rotted framing or a failed drain line, we document it with photos, put the number in writing, and no work proceeds until you sign. That’s the rule, not an exception.
Roofing in Van Nuys
Roofing in Van Nuys is a sun-damage problem more than a rain problem. Composite shingles on 1950s and 60s ranch homes bake under 108°F+ summer days until the granules shed and the asphalt dries brittle, and by the time a leak shows, the decking underneath has usually been getting damp for a while. Our Roofing work starts with a layer count and a decking inspection, because Van Nuys roofs often hide a second or third layer that changes the tear-off price.
Roof Replacement & Installation
Signs you need it
Shingles are curling at the edges, granules are collecting in the gutters, or the roof is on its second layer and the decking underneath is soft in spots.
What it costs in Van Nuys
Roof replacement in Van Nuys runs $8,000-$20,000, with the tear-off layer count and decking condition driving the range.
How we do it
We count the existing layers, pull the old material, inspect and replace damaged decking, then install GAF or Owens Corning underlayment and shingle with the manufacturer’s nailing pattern.
Roof Repair
Signs you need it
Water staining on a ceiling, missing shingles after a wind event, or flashing that’s pulling away from a chimney or vent pipe.
What it costs in Van Nuys
Roof repair in Van Nuys runs $400-$1,800, with the range set by how much decking and flashing replacement the specific leak requires.
How we do it
We locate the actual water path, repair or replace the damaged decking and flashing, and document everything with photos before and after.
What Roofing Costs in Van Nuys
| Item | Typical range in Van Nuys |
|---|---|
| Roof replacement | $8,000-$20,000 |
| Roof repair | $400-$1,800 |
| Tile roof repair | $600-$2,500 |
How many layers can a Van Nuys roof have?
City of LA code allows up to two layers of composition shingles, but the heat-degraded condition of most 60s Van Nuys roofs means the decking under the second layer often needs replacement anyway. A written tear-off quote accounts for the actual layer count.
Does the Van Nuys heat shorten a roof’s life?
Yes, measurably. Composite shingle roofs in the Valley routinely wear out years before comparable roofs in coastal LA because the attic heat cooks them from below and the sun from above. Ridge and eave ventilation is part of every replacement we quote. Call (470) 298-9650 for a roof inspection with a written price.
Windows & Doors in Van Nuys
Windows and doors in Van Nuys fail in a pattern we can predict from the street: west-facing openings on 1950s ranch homes get hammered by afternoon Valley sun until the frames warp and the seals blow. Single-pane aluminum windows from the original build have essentially zero insulation value, and in a house that hits 90°F indoors by 3pm in August, that’s the comfort problem and the energy bill problem in the same wall. Our Windows & Doors quotes name the frame material, the glass unit, and the install method in writing.
Window Replacement
Signs you need it
Frames are warped enough that sashes bind, double-pane seals are fogged, or the room never holds temperature against the summer heat.
What it costs in Van Nuys
Window replacement in Van Nuys runs $4,500-$15,000 for a typical house, with impact-rated units at $8,000-$25,000 depending on frame material and opening count.
How we do it
We measure each opening to the rough frame, set the replacement level and square, insulate the cavity, and flash the exterior so water travels away from the opening.
Door Installation
Signs you need it
The door slab is warped or sagging on the hinges, the threshold is leaking, or the existing door is a hollow core that offers no thermal break.
What it costs in Van Nuys
Door installation runs $800-$3,000 per opening, with the range set by frame condition and whether we’re replacing a slab or the full prehung unit.
How we do it
We set the prehung unit level in the rough opening, shim the jamb to the framing, and flash the sill so monsoon-season rain can’t get under the threshold.
What Windows & Doors Costs in Van Nuys
| Item | Typical range in Van Nuys |
|---|---|
| Window replacement | $4,500-$15,000 |
| Impact window installation | $8,000-$25,000 |
| Door installation | $800-$3,000 |
Do I need impact windows in Van Nuys?
Not by code for most single-family homes, but many Van Nuys homeowners on busy corridors choose them for both security and the noise reduction. The price difference is worth quantifying against a standard dual-pane unit, and our quotes do exactly that.
Will new windows actually lower my Van Nuys summer energy bill?
Yes, when the old units are single-pane aluminum, the improvement is significant because the frame itself is a thermal bridge. Dual-pane low-e units with insulated frames change the heat gain calculation inside the room, not just on paper.
Home Additions & ADU in Van Nuys
Home additions and ADUs in Van Nuys are shaped by two things: the ranch-house lots have more usable yard than most LA neighborhoods, and the City of LA’s ADU ordinance has made detached units a permitted by-right project on most residential lots. What’s less discussed is the foundation work: the post-WWII slab and raised-floor stock in Van Nuys often needs seismic retrofit before an addition can tie in. Our Home Additions & ADU quotes name the foundation plan, the shear wall schedule, and the permit path in writing.
ADU Design & Permitting
Signs you need it
The lot has space for a detached unit, but the owner needs a written plan set that clears City of LA plan check without design roulette.
What it costs in Van Nuys
ADU construction in Van Nuys runs $90,000-$220,000, with site prep, foundation type, and utility connections being the main cost drivers.
How we do it
We survey the lot, check the zoning envelope, draw the plan set, submit to City of LA, and build to the approved drawings with a signed change order governing any revision.
Garage Conversion ADU
Signs you need it
The existing garage is a two-car space that stores boxes, and the homeowner wants a rental or in-law unit without building new foundation square footage.
What it costs in Van Nuys
Garage conversion ADUs in Van Nuys run $30,000-$80,000 depending on whether the existing slab can be reused and how much seismic work the old garage frame requires.
How we do it
We inspect the existing slab and framing, document what can be reused, then convert the envelope to living space with insulation, drywall, and a full electrical and plumbing rough-in.
What Home Additions & ADU Costs in Van Nuys
| Item | Typical range in Van Nuys |
|---|---|
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
| Garage conversion | $30,000-$80,000 |
Does Van Nuys allow ADUs on every lot?
Most single-family lots in Van Nuys qualify under California’s by-right ADU law, but parking replacement requirements, front setback rules, and the soft-story retrofit status of the existing structure all affect scope. Our written quotes name the permit path before the first inspection.
Will my home addition require a seismic upgrade in Van Nuys?
Frequently yes. We’ve opened walls on 1950s Van Nuys additions and found missing hold-downs and unbraced cripple walls, which must be corrected before new square footage can tie in. That’s a named line item in the written quote, never a surprise change order. Call (470) 298-9650 for a site assessment.
Brands We Service in Van Nuys
Our crews work with Sakrete for concrete repair and counter pours, Abodu and Cover for prefabricated ADU shells, and Dvele for panelized construction where the lot access fits. Parts and materials come from our vetted supply lines, not whatever’s on the shelf. Our brands page lists the full catalog and warranty terms.
Pricing for Construction in Van Nuys, CA
| Service | Typical range in Van Nuys |
|---|---|
| Kitchen remodel | $14,000-$45,000 |
| Small kitchen remodel | $9,000-$20,000 |
| Bathroom remodel | $9,000-$28,000 |
| Tub-to-shower conversion | $3,500-$10,000 |
| Roof replacement | $8,000-$20,000 |
| Roof repair | $400-$1,800 |
| Window replacement | $4,500-$15,000 |
| Paver driveway installation | $7,000-$18,000 |
| Vinyl fence installation | $3,500-$9,000 |
| Home addition | $45,000-$130,000 |
| ADU construction | $90,000-$220,000 |
What pushes prices up in Van Nuys is the age of the building: seismic retrofit requirements on pre-1976 structures, layer counts on roofs, and cast iron drain lines that have to come out before new work goes in. The written price we deliver before any work starts accounts for those conditions, so there’s no foggy allowance buried in the number.
Neighborhoods We Serve in Van Nuys
We work across Van Nuys, from the ranch-house tracts south of Vanowen Street to the dingbat corridors along Van Nuys Boulevard and Sepulveda Boulevard. Response time for a written estimate is typically within a few days of the call.
- Valley Glen
- Van Nuys Airport area
- Central Van Nuys
- Sepulveda Corridor
- Van Nuys Boulevard district
Service Area - Cities Near Van Nuys
Our crews serve Van Nuys and the surrounding Valley, including Sherman Oaks, CA, Studio City, CA, North Hollywood, CA, and North Hills, CA. The same written-price rule and photo-record standard apply in every city.
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 Construction in Van Nuys
After the estimate is accepted, scheduling is typically within a few weeks for smaller trades and four to eight weeks for kitchens, baths, and ADUs depending on permit review. There’s no artificial urgency: the schedule is set in the written scope, not by a sales countdown. Call (470) 298-9650 to get the estimate on the calendar.
No. The mandatory Soft-Story Retrofit Ordinance No. 183893 applies to specific multi-unit buildings with tuck-under parking, not single-family ranch homes. But many single-family homes built before 1976 still need seismic upgrades when additions or major remodels trigger the structural review.
You’ll see the same Rowan Construction Group uniformed crew members for the trades we self-perform, and any specialized subcontractor is background-checked and introduced before they step on site. Every visit includes a documented photo record, so you know who did what and when.
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 Van Nuys Customers Say
"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."Solid work, decent crew, and the site was left tidy every evening."
- Pearl A.