How We Work
Our End-to-End
Design + Build Process
Building a custom home is the most complex project most people will ever undertake. Pacific Crest’s integrated process eliminates the confusion, reduces the risk, and delivers a seamless experience — from the first conversation to the final walkthrough.
9
Defined Project Phases
1
Team. One Contract.
0
Surprises. Guaranteed.
100%
Transparent Communication
Why Integrated Design-Build
The Problem with the Traditional Approach
- No gap between design intent and construction reality
- Budget awareness built into every design decision
- Single point of accountability for the entire project
- Faster timeline — design and pre-construction run in parallel
- Fewer change orders and mid-build surprises
Phase One
Discovery & Initial Consultation
Understanding your vision, your site, and your goals before a single line is drawn.
1–2 Weeks
01
Phase 1 Deliverables
- Site feasibility summary
- Preliminary zoning analysis
- Preliminary budget range
- Project scope outline
- Signed design agreement
During this phase, we conduct a thorough site analysis: reviewing your property’s zoning, setbacks, height limits, FAR restrictions, and any overlay zones or deed restrictions that will shape what can be built. We also assess site conditions — topography, soil, access, utilities, and neighboring structures — to identify opportunities and constraints early.
What Happens in This Phase
- Complimentary 60-minute consultation with our principal architect and project manager
- Site visit and preliminary feasibility assessment
- Zoning and entitlement review for your specific parcel
- Preliminary budget discussion and project scope definition
- Review of your inspiration imagery, lifestyle requirements, and must-haves
- Introduction to our design-build process and team structure
At the conclusion of Phase 1, you will have a clear understanding of what is possible on your site and a realistic sense of the investment required. If we are the right fit for each other, we move forward with a signed design agreement.
Phase Two
Architectural Concept Design
Translating your vision into a spatial concept that works on your site and within your budget.
4–6 Weeks
02
Phase 2 Deliverables
- 2–3 preliminary floor plan concepts
- Site plan and massing studies
- Preliminary exterior elevations
- Updated budget estimate
- Approved concept design for development
What Happens in This Phase
- Development of 2–3 preliminary floor plan concepts
- Site plan and massing studies showing the home on your lot
- Preliminary exterior elevation concepts
- Real-time cost modeling as design decisions are made
- Review meetings with the full design team
- Refinement of the preferred concept based on your feedback
- Preliminary energy and sustainability analysis
You will leave Phase 2 with a clear concept design you are excited about — and a budget estimate you can rely on. This is the foundation for everything that follows.
Phase Three
Design Development & Interior Design
Refining every detail of your home — architecture, interiors, and materials — before construction begins.
6–10 Weeks
03
Phase 3 Deliverables
- Full design development drawing set
- Interior design package with material selections
- Photorealistic 3D renderings
- Virtual walkthrough model
- Detailed construction budget
- Signed construction contract
Design development transforms the approved concept into a fully resolved design. Every room, every wall, every window, and every detail is worked through in this phase. Our interior designer joins the process here, ensuring that the architecture and interiors are developed as a unified whole rather than as separate afterthoughts.
This phase also includes the production of photorealistic 3D renderings and virtual walkthroughs — one of the most valuable tools we offer. Seeing your home in three dimensions before construction begins allows you to make confident decisions about space, light, materials, and finishes, eliminating the costly changes that plague projects where decisions are deferred to the construction phase.
What Happens in This Phase
- Full architectural design development — plans, sections, elevations, and details
- Interior design development — space planning, material palettes, and finish selections
- Photorealistic 3D renderings of key interior and exterior spaces
- Virtual walkthrough of the completed design
- Kitchen and bathroom design, including custom cabinetry layouts
- Lighting design and electrical planning
- Structural engineering coordination
- MEP (mechanical, electrical, plumbing) systems planning
- Final budget update with detailed line-item breakdown
Phase Four
Entitlements & Permitting
Navigating the regulatory process so you do not have to — from permit application to final approval.
3–9 Months (varies by jurisdiction)
04
Phase 4 Deliverables
- Complete construction document set
- All required engineering reports
- Approved building permit
- All ancillary permits (grading, MEP, etc.)
- Pre-construction schedule
Permitting is where many custom home projects stall — or fail entirely. The regulatory environment in Southern California is among the most complex in the country, with multiple overlapping jurisdictions, lengthy plan check queues, and ever-changing code requirements.
Pacific Crest’s team manages the entire permitting process on your behalf. We prepare complete permit application packages, respond to plan check comments, coordinate with structural and civil engineers, and maintain active communication with building department plan checkers to keep your project moving forward.
What Happens in This Phase
- Preparation of complete permit-ready construction document set
- Coordination with structural, civil, soils, and energy engineers
- Permit application submission and tracking
- Plan check comment responses and design revisions as required
- Variance, CUP, or design review hearing representation (if required)
- Coastal Commission permit management (for applicable properties)
- HOA architectural review submission (if applicable)
- Utility company coordination for service connections
While permits are being processed, our team uses this time productively — finalizing subcontractor bids, procuring long-lead materials, and completing all pre-construction planning so we are ready to break ground the day permits are issued.
Phase Five
Pre-Construction Planning
Every detail resolved before the first shovel breaks ground — because surprises during construction are expensive.
4–6 Weeks
05
Phase 5 Deliverables
- Executed subcontractor agreements
- Interior design package with material selections
- Detailed construction schedule
- Pre-construction client briefing
- Notice to proceed issued
Why This Phase Matters
Industry data shows that 80% of construction budget overruns are caused by decisions deferred to the construction phase. Pacific Crest’s pre-construction process is specifically designed to eliminate this risk.
This phase is where the majority of change orders — the primary source of budget overruns on custom home projects — are prevented. By making every decision before construction begins, we eliminate the costly mid-build changes that derail timelines and inflate budgets.
What Happens in This Phase
- Final subcontractor selection and contract execution
- Long-lead material procurement (windows, doors, appliances, custom cabinetry)
- Final material and finish selections confirmed and ordered
- Detailed construction schedule with milestone dates
- Site logistics planning — staging, access, neighbor notification
- Pre-construction meeting with client, project manager, and key subcontractors
- Final budget review and contingency planning
Phase Six
Construction
Your home is built with precision, transparency, and the craftsmanship that Pacific Crest is known for.
10–18 Months (project dependent)
06
During Construction
- Weekly written progress reports
- Monthly budget reconciliation
- Real-time project management portal access
- All inspection records and approvals
- Photo documentation of all concealed work
Construction is where years of planning and months of design come to life. Pacific Crest’s licensed general contractor manages every phase of construction with the same attention to detail that characterizes our design process.
You will never wonder what is happening on your project. Our project manager provides weekly written progress updates, monthly budget reconciliations, and is always available to answer questions. We use a cloud-based project management platform that gives you real-time visibility into schedule, budget, and daily site activity.
Construction Phases
- Site preparation, demolition (if applicable), and grading
- Foundation — excavation, formwork, concrete, and waterproofing
- Structural framing — wood or steel, per structural engineer's design
- Rough MEP — plumbing, electrical, HVAC, and low-voltage rough-in
- Insulation, air sealing, and energy compliance inspections
- Exterior cladding, roofing, windows, and doors
- Drywall, plaster, and interior finishes
- Cabinetry, millwork, and built-ins installation
- Flooring, tile, and stone installation
- Finish MEP — fixtures, devices, and equipment
- Paint, hardware, and final trim
Quality Control
- Daily site supervision by Pacific Crest project manager
- Third-party special inspections as required by permit
- Milestone inspections at foundation, framing, and rough MEP stages
- Weekly client site walks available upon request
Phase Seven
Interior Finish & Furnishing
The details that transform a house into a home — curated by our interior design team.
Concurrent with late-stage construction
07
Phase 7 Deliverables
- All finish hardware installed and operational
- Window treatments installed
- Furniture delivered and placed
- Smart home systems commissioned
- Punch list completed and signed off
As construction nears completion, our interior design team shifts into finish mode. This phase covers all the details that distinguish a truly exceptional home from a merely well-built one — the hardware, the lighting fixtures, the art placement, the window treatments, and the furnishings that bring the space to life.
Because our interior designer has been involved since Phase 3, there are no last-minute surprises. Every selection has been made, every item has been ordered, and the installation sequence is coordinated with the construction schedule to ensure a seamless transition from construction to move-in.
What Happens in This Phase
- Finish hardware installation — door hardware, plumbing fixtures, lighting
- Custom window treatments and motorized shading systems
- Art and accessory placement consultation
- Furniture delivery and installation coordination
- Smart home system programming and commissioning
- Final punch list development and completion
- Professional photography of the completed home
Phase Eight
Landscape Design & Installation
The outdoor environment is not an afterthought — it is the final layer of a complete home.
4–8 Weeks
08
Phase 8 Deliverables
- All hardscape installed and complete
- Irrigation system operational
- All planting installed
- Outdoor lighting commissioned
- Landscape maintenance plan provided
In Southern California, outdoor living is not a luxury — it is a fundamental part of how people live. Pacific Crest’s landscape design team creates outdoor environments that are as carefully considered as the interiors, extending your home’s living space into the exceptional Southern California climate.
Landscape design is integrated into the project from Phase 3, ensuring that the outdoor spaces are designed in concert with the architecture rather than as a disconnected afterthought. Grading, drainage, irrigation, and hardscape are all coordinated with the construction team to ensure seamless execution.
What Happens in This Phase
- Final grading and drainage completion
- Hardscape installation — driveways, walkways, patios, and pool surrounds
- Irrigation system installation and smart controller programming
- Planting installation — trees, shrubs, groundcovers, and lawn areas
- Outdoor lighting installation and programming
- Pool and spa construction coordination (if applicable)
- Outdoor kitchen and entertainment area completion
- Fencing, gates, and privacy screening
Phase Nine
Project Completion & Handover
The moment your vision becomes reality — and the beginning of our ongoing relationship.
1–2 Weeks
09
Phase 9 Deliverables
- Certificate of Occupancy
- Homeowner's manual
- All warranties and guarantees
- As-built drawings
- Keys and access credentials
- Professional photography package
Our Commitment After Completion
Pacific Crest provides a one-year workmanship warranty on all construction work, plus the full manufacturer warranties on all systems and materials. We remain available for warranty service and are proud that many of our clients return to us for future projects.
What Happens in This Phase
- Final building department inspection and Certificate of Occupancy
- Comprehensive final walkthrough with client and project manager
- All punch list items completed and verified
- Homeowner orientation — all systems demonstrated and explained
- Comprehensive homeowner's manual delivered
- All warranties registered and transferred to client
- Professional photography and videography of the completed home
- Keys, access codes, and all project documentation delivered
Project Timeline
From First Call to Move-In Day
A typical Pacific Crest custom home project spans 18–30 months from initial consultation to Certificate of Occupancy. Here is how that time is allocated.
1–2
Months
Discovery & Concept
2–4
Months
Design Development
3–9
Months
1–2
Months
Pre-Construction
10–18
Months
Construction
1–2
Months
Completion
Timeline varies based on project scope, jurisdiction, and permitting complexity. Pacific Crest provides a detailed project schedule at the conclusion of Phase 3.
Common Questions
Frequently Asked Questions
What is the minimum project size you work on?
Pacific Crest specializes in projects with a construction budget of $1 million or more. This includes new custom homes, major additions of 1,000 square feet or more, and significant whole-home renovations. We are not the right fit for smaller remodels or cosmetic renovations.
How is design-build different from hiring an architect and contractor separately?
In the traditional model, your architect designs a home and hands the drawings to a contractor who bids on them — often coming in 30–50% over the architect’s estimate. In design-build, the architect and contractor are the same team, so every design decision is made with full cost awareness. The result is a home that is designed to be built within your budget.
How long does the permitting process take in Los Angeles?
Permitting timelines vary significantly by jurisdiction and project complexity. In Los Angeles, a standard custom home permit typically takes 6–12 months. Projects requiring variances, design review, or Coastal Commission approval may take longer. Pacific Crest begins the permitting process as early as possible and manages it proactively to minimize delays.
Can I make changes during construction?
Our pre-construction process is specifically designed to resolve all decisions before construction begins, which minimizes the need for changes. However, we understand that circumstances change. Any changes during construction are documented as formal change orders with a clear description of the scope change, cost impact, and schedule impact before work proceeds.
Do you work with clients who already have an architect?
Our preferred model is fully integrated design-build, where our architect leads the design process. However, we do work with clients who have an existing relationship with an independent architect in a construction management capacity. Contact us to discuss your specific situation.
What does your fee structure look like?
Pacific Crest charges a design fee for the design phases (Phases 1–3), which is credited against the construction contract. Construction is priced on a fixed-scope, fixed-price basis — you know exactly what you are paying before we break ground. We do not use cost-plus contracts, which can expose clients to unlimited cost escalation.
Ready to Begin Your Custom Home Journey?
The first step is a conversation. Schedule a complimentary consultation with our design-build team and let us show you what is possible on your site.
Get in Touch
Start Your Project
Tell us about your vision. Our team will reach out within one business day to schedule your complimentary consultation.
- (323) 250-4245
- pacificcrestla.com/contact-us
- P.O. Box 351028, Los Angeles, CA 90035
We serve homeowners throughout Southern California:
