What an HOA asks for before you remodel a condo, what a certificate of insurance is, and how to plan around work-hour and elevator rules.
A condo remodel in Los Angeles has two approvers: the city and your HOA. The city cares about safety and code. The HOA cares about the building, the neighbors and its own liability. Most delays we see on condo jobs come from the HOA side, and almost all of them are avoidable with paperwork done before demo day.
What the HOA will ask for
- Architectural application describing the work, with plans for anything touching plumbing, electrical, walls or flooring.
- Certificate of insurance (COI) from the contractor naming the HOA and the management company as additional insured, with general liability and workers' comp limits the HOA specifies.
- Contractor license number and sometimes a copy of the license and bond.
- A deposit held against common-area damage, refundable after a walkthrough.
- Work hours, usually weekdays 8 or 9 to 5, no weekends, no holidays.
- Elevator reservation and protection, loading zone rules and where debris goes.
Rules that surprise owners
- Flooring underlayment. Most buildings require a sound-rated underlayment under hard flooring. It is not optional and it changes the floor height.
- Wet-area limits. Some HOAs prohibit moving plumbing outside the existing wet zones.
- Shut-offs. Water shut-offs often affect a whole stack and need notice to neighbors, sometimes days in advance.
- Balconies and windows are usually common elements you cannot alter.
- Noise. Demo and tile cutting may be restricted to certain hours or days.
What still needs a city permit
HOA approval does not replace a permit. Moving plumbing, adding circuits, changing walls or replacing a shower pan needs a permit from LADBS or your city, and inspections happen inside your unit. We coordinate both tracks so the HOA approval and the permit arrive around the same time.
How we run condo jobs
- Site visit and a scope written with the HOA's rules in hand.
- COI, license and application sent to management the same week.
- Materials delivered on a reserved elevator slot, staged inside the unit.
- Demo and rough-in in the allowed hours, with neighbors notified of shut-offs.
- Finishes, final clean, common-area walkthrough for the deposit release.
See our condo and apartment renovation and multi-unit turnover pages. We work in buildings across Westwood, West Hollywood, Marina del Rey, Santa Monica and Van Nuys.
A realistic condo remodel timeline
- Weeks 1-2: site visit, scope, HOA application, COI and license sent to management.
- Weeks 2-5: HOA approval and city permit in parallel; materials ordered.
- Week 6: elevator reserved, protection installed, demo and rough-in.
- Weeks 7-9: inspections, drywall, tile, cabinets, counters, fixtures.
- Week 10: punch list, final clean, common-area walkthrough, deposit release.
Frequently asked questions
What is a COI and why does my HOA want it?
A certificate of insurance proves the contractor carries liability and workers' comp coverage and names the HOA as additional insured, so a claim does not land on the association.
Can my HOA stop me from remodeling my kitchen?
It can require approval, set hours and rules, and restrict changes to common elements. It cannot stop interior work that meets its rules and city code.
Do I need a city permit if the HOA approved the work?
Yes, for plumbing, electrical, structural or shower pan work. HOA approval and a permit are separate.
How long does HOA approval take?
Typically 2-4 weeks. Boards that meet monthly can take longer, so we submit early.
Can work happen on weekends in a condo?
Rarely. Most LA HOAs restrict construction to weekday business hours.
Related services
- Condo & Apartment Renovation
- Multi-Unit Turnover Renovation
- Bathroom Remodeling
- Flooring Installation & Repair
Book a free on-site estimate: call (323) 593-3663 or request a quote online. Fix Brothers is a licensed and insured general contractor based in Chatsworth, serving Los Angeles since 2015.