One team. Plan to permit to build.

Most homeowners dread the permitting process. The forms, the plan check corrections, the back-and-forth with the city, the waiting. At Forma Homes, we handle all of it — from initial design concepts through final city sign-off — so you never have to set foot in a building department or wonder where your project stands.

Our design services start with understanding how you live. We do not design for Instagram. We design for your morning routine, your dinner parties, your kids doing homework at the island, your Sunday mornings on the patio. Space planning is about flow, function, and the way light moves through a room. We get that right before we select a single material.

Material selection is where design becomes tangible. Stone, tile, wood species, hardware finishes, lighting fixtures, paint colors — every choice contributes to the overall feeling of the space. We guide you through selections with curated options that match your style and budget, and we bring physical samples to your home so you can see materials in your actual lighting conditions.

3D renderings help you visualize the finished space before construction starts. We create photorealistic renderings of kitchens, bathrooms, living areas, and exteriors so you can see exactly what the design looks like — including materials, lighting, and furniture placement. Renderings eliminate the guesswork and let you make informed decisions about layout, finishes, and details before anything is built.

Construction drawings translate the design into buildable plans. Our drawings include floor plans, elevations, electrical layouts, plumbing schematics, and finish schedules. These documents are what the city reviews for permits and what our construction team builds from — accuracy here prevents surprises during the build.

Permitting in Los Angeles is notoriously complex. LADBS (Los Angeles Department of Building and Safety) plan check timelines vary from 4–12 weeks depending on project scope and complexity. We submit plans, respond to corrections, schedule inspections, and track the process from start to finish. For hillside properties, we navigate the additional requirements of hillside ordinances. For Pacific Palisades and Malibu, we handle Coastal Commission requirements. For historic neighborhoods like Hancock Park, we manage HPOZ (Historic Preservation Overlay Zone) approvals. For properties with HOAs, we coordinate the approval process with your association.

Designer collaboration is something we welcome and encourage. If you already have an interior designer or architect, we work alongside them — translating their vision into construction reality. If you need one, we can connect you with designers through our network, including relationships built through years of high-end residential work across Los Angeles.

Value engineering is where we deliver significant budget impact without compromising design intent. Want the look of Calacatta marble but need to stay within budget? We can recommend a quartzite or porcelain alternative that delivers 90 percent of the look at 50 percent of the cost. Want to phase your renovation to spread the investment? We design phased plans that make sense architecturally and logistically.

The design-build model — where one team handles design, permitting, and construction — eliminates the friction that happens when three separate companies try to coordinate. Communication is direct. Decisions are fast. Changes are managed in real time. And the project stays on track because the same team that designed it is the team building it.

If you are planning a renovation in Los Angeles and need help turning your vision into a permitted, buildable plan, Forma Homes is the team to call.