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Brick Work

Brick Work simplifies city zoning, empowering clients to build quality housing efficiently.

10/09/2026

LA paused SB 79 by upzoning itself first.

SB 79 lets land within a half-mile of a real train or BRT stop take multifamily, even where local zoning says no. The statewide date was July 1, 2026.

LA adopted its own ordinance June 30. It upzoned higher-income single-family areas to 3–4 story multiplexes, cleared the 50% capacity test, and deferred full SB 79 to 2030. That keeps low-resource areas, very-high fire zones and historic districts off the automatic map.

City of LA only. HCD hadn't ruled on the approach when we published, so underwrite with a contingency.

Full breakdown: https://www.brickwork.la/blog/3059a35d-6cf6-4d19-8888-bb371ebb2720

10/08/2026

California cities will be able to form a financing district just for workforce housing.

AB 2110 (Chapter 381, approved Sept 20) creates the Workforce Housing Enhanced Infrastructure Financing Act. Districts can finance homes for firefighters, paramedics, EMTs, school staff, health care workers and manufacturing workers.

• At least 70% of units for lower-income households, the rest moderate-income
• Affordability locked for 55 years (rentals) or 45 years (owner-occupied)
• Bonds require two-thirds voter approval inside the district

A new tool, not new money. Which city near you would you want to use it?

https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB2110

10/07/2026

A vacant lot in a single-family zone can take up to 10 homes, no hearing. That's SB 1123.

• Up to 10 primary units / 10 new parcels
• Lot 5 acres or less; new parcels at least 1,200 sq ft
• Ministerial, 60-day clock
• ADUs and JADUs don't count against the 10
• No onsite parking near high-quality transit; otherwise 1 space per unit, uncovered OK

Out: tenant-occupied housing in the last 5 years, rent-controlled units, prior SB 9 / SB 684 splits.

Full breakdown: https://www.brickwork.la/blog/c9c00a3b-e45b-4ec9-88a0-f39205c6a04f

10/06/2026

Most office buildings can't become homes. The reason is geometry, not money.

Gensler has looked at 1,300+ potential office-to-residential conversions in 130+ cities. 25–30% were physically suitable. About 5% of those moved forward. (Published 2025.)

A deep floor plate means interior bedrooms with no windows. The structure decides what's possible before the spreadsheet does.

Which building in your part of LA would you want someone to measure?

https://www.gensler.com/blog/what-we-learned-assessing-office-to-residential-conversions

10/05/2026

Ten units or fewer in a multifamily zone, and city staff gives a yes or no. That's SB 684.

• Lot under five acres
• New parcels as small as 600 sq ft
• Local rules can't block at least 30 units per acre
• Side and rear setbacks capped at four feet
• No onsite parking within a half-mile of high-quality transit
• ADUs and JADUs don't count against the 10

Out: tenant-occupied housing in the last five years, rent-controlled units, restricted affordable, and lots already split under SB 9 or SB 684.

Due diligence before design. Full breakdown:
https://www.brickwork.la/blog/55db6ae4-236e-4634-8016-14b53516c483

10/04/2026

New townhomes in El Monte, starting in the mid-$600,000s.

Urbanize LA reported the price for 2647 Durfee Ave. in September. Published starting prices on new for-sale homes are rare in LA County, so this one is a useful data point.

If you're thinking about building a few for-sale homes on your lot, don't start from a resale comp. Start from what new product like this actually launches at.

What price would make a new townhome realistic for your family?

10/03/2026

One address in Sherman Oaks, two very different unit counts.

At 14130 Riverside Dr., IMT Residential built Citrus Commons on the parking lots around the old Sunkist HQ: 249 apartments plus a Trader Joe's.

The 1970s office building itself (~125,000 sf, three stories) is slated to become 95 homes under LA's citywide Adaptive Reuse Ordinance, per Urbanize LA. Studios to three-bedrooms. The smallest unit is 516 sf.

Open land lets you design the count. An existing building hands you one. Before anyone promises a unit number on a conversion, someone has to walk the floors with a tape measure.

Which LA office building would you convert first?

https://la.urbanize.city/post/former-sunkist-hq-become-95-apartments

10/02/2026

Your next reroof inspection can happen on video.

AB 1738 (Chapter 271, approved Sept 18) requires cities and counties to offer a remote inspection option on single-family and two-family homes for heat pump water heaters, heat pump HVAC, reroofs, solar up to 15 kW with storage, and smoke/CO alarms.

• Video call or recorded photos and video
• No more cost or delay than an in-person inspection
• City of LA and most cities: by Jan 1, 2028. Cities of 50,000 or fewer: by July 1, 2028
• Not for ADUs, additions or new construction. The inspector can still require an in-person visit

Homeowners and contractors: which inspection has cost you the most waiting?

https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB1738

10/01/2026

Tentative maps in California get 48 months, not 24.

SB 1169 (Chapter 423, approved Sept 20) changes Government Code §66452.6:
• Initial life of an approved tentative map: 24 → 48 months
• Extension by local ordinance: up to 24 → up to 36 months
• Covers any map not expired as of Dec 31, 2026

If a map in your pipeline expires before Dec 31, the new clock won't save it. File the extension request before expiration. A timely application keeps the map alive 60 days or until the city decides, whichever comes first.

How many live maps are you watching?

https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260SB1169

09/30/2026

California just made the cost estimate a condition of approval for new building standards.

AB 2044 was approved Aug 27 and chaptered as Chapter 136, Statutes of 2026. Assembly 77–0. Senate 39–0.

Here's what it does and doesn't do. Existing law already required a cost estimate in the statement of reasons for a proposed standard. AB 2044 adds the consequence: if the statement arrives without a completed cost estimate and its assumptions, the Building Standards Commission can't approve or adopt that standard.

Why it matters: one study of 2012–2021 model-code revisions found 16 changes raised low-rise apartment construction costs 9.9% nationally. (That's a working paper, not peer-reviewed.) Codes aren't free, and now the state has to write down what they cost before they pass.

Builders and owners: which code change hit your last project hardest?

https://legiscan.com/CA/bill/AB2044/2025

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