Home/Pacific Palisades/Builder for approved plans
You have the plans. You need the builder.
Approved sets, ready-to-issue permits and architect-designed homes in Pacific Palisades, built by a family-run firm with forty years as a builder in Los Angeles. We review your set for cost and buildability before you commit, price it line by line, pull the permit and build it.
Photograph · Mike and Christine Ross on site, Pacific Palisades, 2026
Plans first, builder second
Many Palisades families did the design work before they had a builder.
It made sense. The architect was the first call, the drawings went into plan check, and somewhere along the way the permit reached ready-to-issue status or the set came back approved. Now the file says RTI, the permit needs a licensed contractor of record, and the question is who builds it, for what, and whether the drawings can be built for the number in your head.
That is the job we do. Mike Ross holds the license, signs the contract and pulls the permit. Before any of that, he reads your set the way a builder reads it: foundations against the soils report, the framing against the hillside, the assemblies against the wildfire code, the details against what they cost. You get that read, in writing, before you commit to anything.
How it works
From your architect's set to a permit with our name on it.
The builder's read
We take the drawings, the soils report and the structural set through a constructability and cost review. Where a detail is expensive to build or missing, we say so, to you and to your architect, while it is still cheap to change.
A line-item price
Not an allowance and a promise. A fixed scope, line by line, with the moment the price locks and the things that would move it written down. Your architect stays the designer of record; we are the builder.
The permit, then the build
We are named as contractor of record, the permit is issued, and the pre-construction work starts: schedule, utilities, site logistics for a narrow Palisades street. Mike walks the site. Christine runs the paperwork. One phone number the whole way.
Where your set stands
Any stage is the right stage to call.
The earlier a builder reads the drawings, the fewer corrections and change orders you pay for. These are the four places a Palisades set usually is when it reaches us.
- Schematic design with your architectCost model now
- In plan check with the CityCorrections review
- Approved, permit not yet issuedContractor of record
- Ready to issue (RTI)Price, pull, build
A Palisades voice
This addition was complex and Mike, the owner, and his team nailed it. Never any issues with any of the inspectors due to Mike's attention to detail.Jeremy and Adriana Sagi · Pacific Palisades · addition and whole-house remodel
A family firm
Built by the people whose name is on the firm.
We take four to five projects a year so that Mike is on your site and Christine is on your file. Four of this year's projects are Palisades rebuilds. Forty years as a builder in Los Angeles, and one phone number: 310.617.2722.
Questions we hear from families with plans
Before you hand a builder your set.
Ready to Issue. The City's plan check has cleared your drawings and the permit is waiting to be issued, which needs a licensed contractor of record, the fees paid and the paperwork finished. That contractor is the role we step into.
We work with them. Your architect stays the designer of record and we are the builder. We bring them our constructability notes before the price is set, and we bring them every field question during the build.
Yes, and we insist on it. We take the drawings through a constructability and cost review, then build a line-item, fixed scope. You see the price, when it locks, and what would change it, before you sign.
We are named as contractor of record, the fees are paid and the permit is issued. Then the pre-construction work starts: schedule, utilities, site logistics for a narrow Palisades street, and the first inspections.
No, it is the best time. Corrections are cheapest before the set is approved, and a builder's read on the drawings now saves change orders later.
The lot decides more than the drawings do. What moves the number in the Palisades, and what a real budget looks like, is on our cost page. Then send us the set and we will give you a real one.
Pacific Palisades
- 01Custom homes in the PalisadesThe town page: our work here, twenty years of it
- 02Rebuilding after the fireBurned lots, like-for-like rebuilds, the City's rebuild path
- 03Building from approved plansRTI sets, architect-designed homes, the builder's read
- 04What a rebuild costsThe ranges, the costs estimates leave out, the settlement gap
Private Consultation
Begin with a conversation.
We take on a select number of significant projects each year. If you are considering a custom estate, a hillside build, or a full transformation, we would be glad to walk the property with you.