Altadena, Pasadena & the Foothills
Much of Altadena and the foothills is on septic, and many lots are being rebuilt after the Eaton fire. We evaluate and replace septic systems, set new tanks, and build foundations, drainage and underground utilities for rebuilds and additions. We work for owners directly and for the builders running the rebuild.
Communities we cover
Altadena, Pasadena, La Cañada Flintridge, La Crescenta, Sunland-Tujunga, Sierra Madre
Local permits and agency rules
- Altadena is unincorporated, so building permits go through LA County Building and Safety, road permits through the County, and septic through LA County Environmental Health.
- Pasadena, La Cañada Flintridge and Sierra Madre are separate cities with their own permit rules. La Crescenta is mostly unincorporated County, and Sunland-Tujunga is in the City of LA.
- A septic system has to be evaluated before an ADU or addition can be permitted on it, so that evaluation comes first.
Site conditions here
- Many fire-damaged lots need the old septic system evaluated, abandoned or replaced before the new house can be permitted.
- Foothill slopes bring drainage and runoff that the new site work has to handle.
- Older lots often have buried tanks and lines that need locating before design.
Services we do here
Questions we hear in this area
Can my septic system support an ADU or an addition?
That takes a County OWTS evaluation, which goes further than a basic septic inspection. The County looks at whether the system can carry the added use and may ask for a future expansion area. Start the evaluation before you commit to the ADU design, so the septic answer shapes the plans.
What does a septic certification inspection include?
A certification means opening the whole system: both tank compartments, the distribution box and every seepage pit or leach line. Running a camera or pumping the tank is not a certification. If the lids are buried, our crew locates and exposes them on time and material, and you pay only for the time used.
Who pays the permit and agency fees?
The owner pays permit and agency fees directly to the agency. We don't include them in our price, because the amounts aren't known until the agency invoices them. On street work we pull the permit under our license, and the fee notices come straight to you.
Can you give preliminary pricing at the schematic stage?
Yes. We start with a meeting and a site walk, then give you a budget with every assumption written down and the site risks flagged. As the design develops, the budget is updated, so the owner and the designer can make decisions before the plans are final.
Response time from our Los Angeles office
On business days, we respond to calls and requests the same day, and no later than the next business day.
Rooted in Los Angeles, on purpose
J.F. Prieto Engineering Construction was founded in Los Angeles, and our office, shop and yard are on Alhambra Avenue, close to the heart of Los Angeles. We chose that spot for a reason. The 5, 10, 110 and 710 freeways are minutes from the yard, so our crews can reach almost any part of the region by more than one route. Most mornings, rush-hour traffic is heading into the city while our trucks are heading out, so crews and equipment get to your site on schedule.
For rebuilds, start with septic evaluation and replacement, foundations and underground utilities. If you need someone to run the construction side, see pre-construction and owner's representation.
Working in this area?
Send us the details and we will follow up with next steps, or call us directly.