Before You Remodel: What’s Included in an As-Built Plan for a Single-Family Los Angeles Home
An as-built plan is one of the first documents your contractor or architect will ask for if you own a single-family home in Los Angeles and you’re planning a remodel, an ADU, or a room addition. Many homeowners assume this is just a copy of the original blueprints, but for older LA properties, those originals rarely match what was actually built. Walls get moved, kitchens get expanded, and garages become bonus rooms, often without a matching permit update at LADBS.
An as-built plan documents the home exactly as it stands today, so your permit application reflects reality instead of a decades-old drawing. This article breaks down exactly what goes into a complete set, including the role of 2D as-built floor plans, how it compares to other drawing types, and what to expect when you order one in Los Angeles.
What Is an As-Built Plan?
An as-built plan is a collection of scaled architectural drawings that record the current, physical condition of a house: its layout, dimensions, structural elements, and systems. Unlike a design concept or a proposed remodel drawing, an as-built plan is not aspirational. It is a factual snapshot, usually produced from a field survey or 3D laser scan of the property, then translated into a set of 2D as-built floor plans and supporting drawings.
A Real-World Example from Los Angeles
Consider a 1948 bungalow in Silver Lake. The original permit on file with LADBS shows a two-bedroom, one-bath layout of 1,100 square feet. Over the decades, a prior owner enclosed the back porch to create a third bedroom and converted part of the garage into a home office, neither of which was ever permitted. When the current owner wants to add an ADU, LADBS requires an accurate as-built plan of the existing structure before it will review the new plans. A field team measures the home, verifies the enclosed porch and converted garage, and produces 2D as-built floor plans that finally match what is actually there.
This scenario is common across older Los Angeles neighborhoods like Koreatown, Culver City, and Hollywood, where unpermitted modifications are frequent in homes built before the 1970s.
Core Components of an As-Built Plan
A complete as-built plan for a single-family home typically includes the following drawings. Each one serves a distinct purpose in the LADBS permit review process.
Site Plan
The site plan shows the property from above: lot lines, setbacks, the footprint of the house, driveways, and any accessory structures. For example, a site plan for a Vernon property would show the exact distance from the house to the side property line, which LADBS checks against zoning setback requirements before approving new construction.
2D As Built Floor Plans
The 2D as-built floor plans show every room, wall, door, and window at the current dimensions, drawn to scale from a top-down view. This is usually the most detailed drawing in the set, and the one most LADBS plan checkers reference first. For a City of Industry warehouse-adjacent home with a converted garage workshop, the 2D as-built floor plans would document the workshop’s exact square footage and its connection points to the main structure.
Elevations
Elevations are straight-on views of each exterior wall, showing height, roofline, window placement, and finish materials. These matter most when a homeowner is adding a second story or modifying the roof pitch, since LADBS compares proposed elevations against the documented as-built elevations.
Roof Plan
The roof plan documents slope, drainage direction, and any existing rooftop equipment such as solar panels or HVAC units. This becomes important for Los Angeles homes adding solar arrays, since the plan must show existing roof conditions before new equipment is layered on.
MEP Layout (Mechanical, Electrical, Plumbing)
This drawing maps existing electrical panels, circuits, plumbing lines, and HVAC equipment. A kitchen remodel in DTLA, for instance, requires an accurate plumbing layout so the contractor knows where existing supply and drain lines run before proposing new fixture locations.
Foundation Plan
The foundation plan documents the type of foundation (slab, raised, or crawl space), footing dimensions, and any visible cracking or settlement. This is especially relevant in Los Angeles due to seismic retrofit requirements, since LADBS often cross-references the foundation plan when reviewing structural upgrades.
Comparison Table: Core Components and Their Purpose
| Drawing Type | What It Documents | Typically Required for LADBS Review? |
|---|---|---|
| Site Plan | Lot lines, setbacks, structure footprint | Yes, for nearly all permits |
| 2D As Built Floor Plans | Room layout, dimensions, doors, windows | Yes, always |
| Elevations | Exterior wall views, roofline, height | Yes, for additions or second stories |
| Roof Plan | Slope, drainage, rooftop equipment | Often, especially for solar or reroofing |
| MEP Layout | Electrical, plumbing, HVAC routing | Yes, for kitchen, bath, or ADU work |
| Foundation Plan | Foundation type, footing details | Yes, for structural or seismic work |
As-Built Plan vs. Record Drawings vs. New Construction Plans
Homeowners often confuse these three document types. Here is how an as-built plan differs from the alternatives.
| Feature | As-Built Plan | Record Drawings | New Construction Plans |
|---|---|---|---|
| Purpose | Documents current field conditions | Documents changes made during a project, filed after completion | Proposes a new or modified structure |
| Based On | Physical field survey or laser scan | Contractor’s redline markups during construction | Architectural design intent |
| When Used | Before a remodel, ADU, or permit correction | After a permitted project finishes | At the start of a new build or addition |
| LADBS Role | Establishes the legal baseline for review | Closes out an existing permit | Requires an accurate baseline to compare against |
| Typical Client | Homeowner correcting unpermitted work | Contractor closing a job | Architect or homeowner starting fresh design |
Pros and Cons of Ordering a Full As-Built Plan
Some homeowners try to get by with 2D as-built floor plans only, skipping elevations and MEP layouts, to save on cost. Here is a direct comparison of ordering the full set versus a partial one.
| Factor | Full As-Built Plan | Partial Set (2D Floor Plans Only) |
|---|---|---|
| LADBS Approval Speed | Faster, since reviewers rarely request follow-up drawings | Slower, plan checkers often issue correction requests |
| Upfront Cost | Higher initial investment | Lower initial cost |
| Risk of Delays | Low | Moderate to high, especially for additions or ADUs |
| Reusability | Drawings can be reused for future permits or resale disclosures | Limited reuse if additional systems need documenting later |
| Best For | Additions, ADUs, second stories, structural work | Simple interior cosmetic updates with no permit needed |
In most cases across Los Angeles, the full as-built plan pays for itself by avoiding LADBS correction cycles, which can add weeks to a permit timeline.
Frequently Asked Questions
How long does it take to produce an as-built plan in Los Angeles?
A typical single-family home takes about one to two weeks from the initial field survey to a finished, permit-ready as-built plan, depending on the property’s size and complexity.
Are 2D as built floor plans enough for a LADBS permit, or do I need the full set?
2D as built floor plans alone are rarely sufficient for anything beyond cosmetic work. LADBS typically requires elevations, MEP layouts, and site plans alongside the floor plans for additions, ADUs, or structural changes.
Do I need an as-built plan if my house has never been remodeled?
Even homes with no visible remodeling can have discrepancies between the original permit drawings and current field conditions, such as a converted attic or an added window. A field verification confirms whether an as-built plan is necessary before you submit anything to LADBS.
Can I use my original 1960s blueprints instead of new 2D as-built floor plans?
Original blueprints only show what was proposed at the time of construction, not what exists today. LADBS generally requires current, field-verified 2D as built floor plans for any permit application involving structural or layout changes.
What happens if LADBS finds unpermitted work during plan review?
LADBS will typically require the unpermitted work to be documented in the as-built plan and may request a separate permit correction process before approving new construction. Having an accurate as-built plan upfront helps this move faster.
Get Your As-Built Plan Started
If you are preparing for a remodel, ADU, or addition anywhere in Los Angeles, from Silver Lake to Culver City, having an accurate as built plan, including precise 2D as built floor plans, is the foundation of a smooth LADBS permit process. Contact Lefranc Design today for a free consultation and quote on your as-built plan.
