Questions and answers
Short answers about the homes, how we build, buying and the law.
Still have a question? Email hello@govivienda.com
The homes
What is a Vivienda home?
A new house in Los Angeles on its own parcel, one of four built along a shared driveway on a single property. Each has a garage on the ground floor, a flexible room by the front door, and bedrooms upstairs.
Do I own the land?
Yes. Each home sits on its own legal parcel. You own the house and the ground under it.
Is there an HOA?
No condo association. Shared items like the driveway are covered by a recorded maintenance agreement.
How many bedrooms?
Upstairs you choose three bedrooms, two bedrooms and a studio, or two bedrooms with a larger main suite. The ground-floor room can be a guest room, office or studio.
Is there parking?
Each home has a garage on the ground floor.
How big are the homes?
About 2,100 square feet of living space plus a two-car garage, depending on the property. Every plan for a given home is the same size; you choose how the rooms are divided.
How we build
Are these modular homes?
No. They're built on site like a traditional house. Every part is planned and cut to the plan ahead of time and delivered as each stage begins.
Will it look different from other houses?
No. Same foundations, materials and trades as a custom home.
Will it last?
Our partners have built more than 160 homes in Los Angeles this way. The oldest are 10 to 15 years old and still look new.
Is it fire-resistant?
Every home uses fire-resistant materials and meets California's wildfire rules for roofs and outside walls.
If the plans are approved, how can I choose my layout?
The city approves the property plan first: four homes, their size and where they sit. The layout options for each home are drawn into the building permit, so whichever one you choose is already approved. You choose before framing starts.
How long does building take?
About 14 to 16 months from building permit to final inspection, based on city records for similar Los Angeles projects. Because parts are planned and delivered on schedule, crews spend far less time waiting.
Buying
How do I get first pick?
Join the interest list. You'll see plans and prices before anyone else.
Is the deposit refundable?
The reservation deposit is fully refundable and held in escrow until you sign the purchase agreement. Read the purchase agreement terms before you sign.
Can I use a regular mortgage?
Yes. It's a single-family home on its own parcel.
Can I use down payment assistance?
Possibly. The City of LA's LIPA program and CalHFA's Dream For All have income and price limits. Talk to a participating lender early.
Can I use my own agent?
Yes. Vivienda agents can also represent you.
Can I see the home before it's built?
Yes, in Vivienda Atelier on your phone or TV, furnished your way.
The law
What law lets four homes go on one property?
Los Angeles zoning in multifamily zones like RD1.5, together with California's starter home law (SB 684, updated by SB 1123 and SB 1116), which lets qualifying projects of up to 10 homes be approved by city staff without a public hearing.
Does anyone lose their home?
The starter home law excludes properties with rent-controlled units, tenants in the past five years, or Ellis Act withdrawals in the past 15 years.
Owners and investors
Do you buy properties?
Yes, in multifamily zones across Los Angeles. Tell us about yours.
What can I build on my property?
Enter your address on ADUCheck (opens in a new tab) (aducheck.com), our free property report for Southern California. It shows the ADUs that fit, where they go, the fees, the plans already approved and the fire hazard zone.
Can I invest?
Accredited investors can request materials for the first project. Nothing on this site is an offer to sell securities.