New Construction · Irvine
New construction in Irvine.
Irvine ground-up — single-family + small-format commercial. Site prep, engineering, permits, vertical work, certificate of occupancy under one roof.
Irvine New Construction Contractor
What an Avorino ground-up build in Irvine actually involves.
Almost entirely master-planned by the Irvine Company into 50+ named villages, each with its own architectural theme and layered homeowners association and master-association structure — older large-lot villages like Turtle Rock and Woodbridge contrast with guard-gated hillside enclaves like Shady Canyon and Quail Hill. Avorino builds throughout Turtle Rock, Shady Canyon, Woodbridge, Northwood, and Quail Hill. Avorino's inland ground-up builds run lot survey → soils → drawings → city plan check → pad → framing → mechanical, electrical, and plumbing → finishes → Certificate of Occupancy. Tiered warranty in writing at handover; one roof throughout.
- Typical range$350 – $600 / sqft+
- Build window12 – 18+ months
- LicenseCalifornia General-B #1107538
- WarrantyTiered · 1yr fit & finish · 4yr systems · 10yr structural
- Service areaIrvine + 36 other Orange County cities and communities
7+ years of Orange County experience · 150+ completed projects · 4.8 Yelp average across 35+ reviews.
Free Irvine ground-up estimate.
Your name and number is enough to start — Avorino follows up with a written scope for your Irvine project.
Avorino calls back as soon as possible, followed by a written estimate — and you're talking to Avorino, never a sales rep.
Typical price range
$350 – $600 / sqft+
Inland single-family ground-up. Lot-line standard, Title-24, fixed-price design-build through certificate of occupancy.
Typical build window
12 – 18+ months
Permit-to-Certificate of Occupancy on a single-family ground-up. Multi-unit or larger SFR runs longer.
Why Avorino in Irvine.
True ground-up custom building is uncommon inside Irvine Company tracts; it concentrates in teardown-rebuilds in older, larger-lot villages — Turtle Rock, Woodbridge, Northwood, University Park. Every project needs homeowners association and Architectural Review Committee sign-off against village-specific design guidelines before city permitting, and hillside lots add grading and hillside-ordinance review. Avorino has 7+ years of OC ground-up experience under General-B License #1107538 — single-family residences, multi-unit residential, small-format commercial, and ADU pairings on existing lots. Architecture, structural engineering, surveying, soils, permitting, construction, and the tiered warranty under one roof.
Irvine ground-up scope
Single-family residential, multi-unit residential, and small-format commercial. Site prep, foundation, framing, mechanical, electrical, and plumbing rough-in, finishes, certificate of occupancy. Tiered warranty in writing at handover.
Engineering integrated up-front
Architecture, structural engineer of record, soils + geotechnical engineer, surveyor, and Title-24 energy coordinated before drawings finalize. Drawings get to plan check the first time — not the third.
Permits + plan check, run in-house
Irvine Building & Safety submittals, comment rounds, resubmittals, fees, and inspection scheduling — run through one office as a single coordinated track, comments resolved in writing.
Schedule + cost in writing from week one
Fixed-price design-build contract with line-item costs + written allowances. Real-time cost visibility during design phase; selection sign-off before construction; weekly progress reports through Certificate of Occupancy.
Four ground‑up builds Avorino delivers in Irvine.
01/04
Single-family ground-up
Plan to keys: site prep, engineering, permits, framing, mechanical, electrical, and plumbing, finishes, Certificate of Occupancy.
- Architect coordination
- Title-24 + Solar
- Tiered warranty
Engineering integrated
Soils + structural locked before drawings finalize.
Avorino carries the geotechnical engineer, structural engineer of record, surveyor, and Title-24 consultant on every ground-up build. Drawings get to plan check the first time — not the third.
- Geotechnical soils report (Cal. B&P Code §6750)
- Structural engineer of record signs the foundation set
- Surveyor stakes property lines + setbacks
- Title-24 Part 6 + state Solar Mandate compliance
Permits + plan check
Permitting, run in-house.
Submittal, comment rounds, resubmittals, fees, and inspection scheduling — run through one office, comments resolved in writing, one builder on point from plan check to certificate of occupancy.
- Post-entitlement review clock under AB 2234 (Gov. Code §65913.3): 15 business days to completeness, then 30 business days to finish review
- Comment-round response within 24-48 hours
- Grading + drainage + erosion-control plan coordinated
- Utility connections + storm-drain compliance
Irvine lot profile
What Irvine lots typically throw at the build.
Mostly a broad, flat valley between Loma Ridge and the San Joaquin Hills, with hillier plateaus and canyons at the city's northern and southern edges.
- Predictable R-1 / R-2 / C-1 setbacks city-wide
- Master-plan + homeowners association overlays may add review (varies by tract)
- Standard grading + drainage requirements
- Utility connections typically straightforward
- Both water AND sewer are Irvine Ranch Water District — IRWD collects and treats its own wastewater and runs purple-pipe recycled water — so meter sizing, will-serve, and connection go through IRWD, not the city.
- Irvine's 2025 CAL FIRE maps push Very High / High zones into Orchard Hills, Portola Springs, Turtle Rock, and Quail Hill (WUI construction on those villages).
Irvine permit reality
What Irvine plan check actually looks like.
Avorino drafts the drawings for ground-up residential and small commercial against Irvine's published code. The variable is which plan checker draws your set and what they flag — the set is built for that, so comments resolve in one round where the city allows.
- Pre-application consult before drawings finalize
- Comment rounds answered fast and resolved in writing
- Clean drawings clear in the first or second comment round
- State law caps each plan-check round at 60 days once the application is complete; full cycles with resubmittals typically run longer
- Submission is 100% online through Irvine's own IrvineReady! portal (goPost / ePlanSoft, Chrome required) — no email or over-the-counter drop. Avorino runs the pre-application, uploads the PDF plan sets and forms, and works corrections in the portal.
Irvine investment range
Where Irvine sits on the OC price range.
Irvine ground-up builds typically land at $350 – $600 / sqft+. The variance inside that range depends on lot complexity, finish level, structural ambition, and how much foundation and utility work the existing lot demands.
- Finish-level decisions move the budget the most
- Structural ambition (multi-story spans, glass-line walls) pushes the upper end
- Inland lots most often land in the middle of the range
- Avorino's contract is fixed-price after design — no escalation surprises
- School-fee determination + Transportation Corridor Agency form ride the permit packet; fees invoiced by email before plan check starts
Irvine regulations
Irvine ground-up permitting at a glance.
A working summary of the rules Avorino designs against on every Irvine project — submittal, comment rounds, and inspections run in one office and resolved in writing.
Zoning + lot setup
Irvine ground-up zoning + lot rules.
- Front 20 ft · Rear 25 ft · Side 5 ft (R-1 standard; master-plan + association overlays add restrictions)
- Height limit: 30 ft (SFR); ≤ 45 ft mid-rise commercial in most zones
- Lot coverage: 40% typical residential maximum
- Typical R-1 minimum lot: 5,000 sqft (varies by zone)
Permits + plan check
City of Irvine Community Development — Development Assistance Center
- Plan check: 8–12 weeks (single-family ground-up)
- Grading + drainage + erosion-control plan reviewed separately
- Utility connections (water, sewer, storm drain, electrical, gas) — separate utility-coordination permit
- Submittal, comment rounds, and inspection scheduling run through one office
Engineering up-front
What we lock before drawings finalize.
- Soils report from licensed geotechnical engineer (Cal. Bus. & Prof. Code §6750)
- Hillside Management Ordinance — geotech + retaining + slope-stability analysis required where grade ≥ 25%
- Land surveyor delineates property lines, setbacks, and easements
- Title-24 Part 6 + Solar Mandate (rooftop solar required on most new SFR since 2020)
Schedule realities
What ground-up actually takes in Irvine.
- Soils + drawings + permit phase: typically 4–7 months, and it overlaps early site work on clean runs — that overlap is how the fastest overall windows beat the phase sum
- Pad-to-keys vertical: 11–16 months on a hillside SFR; geotech sign-off gates the foundation
- Inspection sequencing managed by Avorino superintendent + city building inspector
- Tiered warranty kicks in at certificate of occupancy
Avorino ground-up builds in Irvine.
Our work in Irvine, on Instagram.
“Avorino built us an ADU recently. They provided the full design and rendering, pulled permits, and built our 1,000 sqft ADU from start to finish. Easy to work with, prices very competitive. We've already recommended Avorino to friends.”
Common questions — Irvine
- Is Avorino a licensed new construction contractor in Irvine?
- Yes. Avorino carries California General-B License #1107538 and delivers ground-up new construction in Irvine end-to-end: design, structural engineering, permits, and construction under one roof. As the Irvine new construction contractor and general contractor on your project, Avorino owns the schedule and the outcome, rather than coordinating a chain of subcontractors you'd manage yourself.
- What does ground-up new construction cost in Irvine?
- Irvine ground-up typically lands at $350 – $600 / sqft+ depending on lot complexity, finish level, and structural ambition. Avorino quotes a fixed-price design-build contract, the bid you sign is the bid you sign.
- How long does a ground-up build in Irvine take?
- Plan on 12 – 18+ months from initial design through certificate of occupancy. The variance is permitting + soils, not vertical construction. We tell you on day one which side of that range your project lands on, and what would push it up.
- Do you handle architecture, soils, and engineering?
- Yes. Avorino coordinates the architect of record, structural engineer, soils + geotechnical engineer, and surveyor. You see one project schedule and one point of accountability; the consultants invoice Avorino directly.
- What's covered under warranty after move-in?
- A tiered warranty — 1-year fit & finish, 4-year systems, 10-year structural — handled by us. The same Avorino on the phone after Certificate of Occupancy as before it.
Same city, other services
Avorino also runs these in Irvine.
- Custom HomesBespoke residential, architect-coordinated.
- New ConstructionGround-up: site prep through Certificate of Occupancy.
- CommercialTenant improvements, retail, restaurant, office, ground-up.
- ADUDetached, attached, Junior ADU, garage conversion.
Verify with the city
All Irvine construction and permitting details on this page, including fees, setbacks, timelines, and zoning, are based on the City of Irvine Building & Safety Division's published information and are subject to change. This information may not be fully up to date or accurate. For the latest requirements, visit the City of Irvine Building & Safety Division directly, and confirm anything that affects your budget or schedule before you build.
- Building authorityCity of Irvine Building & Safety Division
- Official websitecityofirvine.org
Official Irvine resources this page draws from
Free consultation
Tell us about your Irvine ground-up project.
Avorino reviews your project and comes back with a fixed-price design-build proposal, written timeline, and a path through Irvine permitting calibrated to your lot.
Service areas
Serving 37 Orange County cities & communities, plus unincorporated OC and nearby LA County.
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