BLACK OAK HOMES - Est 1989 -

Planning & Budgeting for ADUs, Remodels & New Homes

Black Oak Homes helps Central Coast homeowners and buyers plan smarter before hiring an architect or contractor. We provide early-stage feasibility guidance, permitting strategy, budgeting, and construction estimating for remodels, ADUs, additions, and custom homes.

Serving Solvang, Los Olivos, Santa Ynez, Santa Barbara, and the Central Coast.

Schedule Your ADU or Remodel Strategy Session

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Experience Changed Our Perspective

“Like many buyers relocating here from across the globe, we initially approached remodel projects, custom home builds, and ADUs as a sequence of steps:

Find the property > Secure financing > Move forward

Our experience changed that view.

We saw homeowners struggle with remodel budgets, permit delays, and construction decisions because planning started too late.

We watched good projects become stressful not because of the property, but because strategy and execution were misaligned.

Those lessons reshaped how we work.”

Cris Lapp, Founder

Santa Ynez Valley home with glass walls, flat roof, and a large oak tree in a lush green backyard.
Santa Ynez Valley home with glass walls, flat roof, and a large oak tree in a lush green backyard.
Our Passion

Strategy first, tactics second
Clear-eyed advice when decisions get uncomfortable
Professional management from first call to project completion

owner’s representative reviewing remodel budget with Santa Ynez homeowner.
owner’s representative reviewing remodel budget with Santa Ynez homeowner.

Dan Ferguson - Melissa Krantz - Cris Lapp

Remodel planning in Solvang, Los Olivos, Santa Ynez, Montecito, Hope Ranch, and surrounding Santa Barbara County

Remodel & New Construction Planning Services

  • Feasibility studies for home additions or whole‑home remodels

  • Cost‑range planning for kitchens, bathrooms, and primary suites

  • Scope definition before hiring an architect or contractor

  • Phased remodel planning to match real budgets and timelines

  • Value‑add upgrades for resale in Santa Barbara County

ADU Feasibility & Budget Strategy

  • ADU site planning, parking, and access review

  • Evaluation of attached vs. detached ADU options

  • Guidance on state of California ADU rules and local ordinances

  • Preliminary ADU size and layout recommendations based on zoning

  • Budget and timeline expectations for ADUs in Santa Barbara County

Owner’s Rep & Project Management

  • Coordination with architects, engineers, and contractors

  • Construction schedule and budget tracking for homeowners

  • Comparison and review of contractor bids and scopes of work

  • Assistance with permits, inspections, and agency coordination

  • Change‑order review to protect homeowner budgets

  • Regular budget and progress updates for out‑of‑town owners

  • Punch‑list and close‑out support at the end of construction

Contact Us
Our Sister Company
BLACK OAK LAND and CAPITAL

"Stuck in Santa Barbara County Permitting? We Get You Approved."

WHY WE EXIST

For 35 years, we've watched great projects die in permitting hell.

Families lose their dream homes to red tape. Investors bleed cash waiting on approvals that never come.

Architects forced to redesign because nobody checked the constraints first.

You deserve certainty. We deliver it.

Stay Informed

Melissa Krantz
Property Advisor & Project Manager
📞 805 697 1337
✉️ melissa@blackoakhm.com

Dan Ferguson
Investor Consultant
Flips, Value Add, ROI Analysis - DRE 02305088
📞 805 538 6044

Cristopher Lapp
Founder and Managing Broker
Real Estate Broker - DRE 01093529 Mortgage Broker - NMLS 337660
📞 805 538 6044
✉️ cris@blackoaklc.com

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