Questions clients ask an Orange County architect
Working with MBARCHAA
Who is the architect at MBARCHAA?
Mustafa Bdaiwi, a California licensed architect (license C-33953). He leads every project personally from the first meeting through construction.
Where is MBARCHAA located?
30 Corporate Park, Suite 102, Irvine, CA 92606. The firm works across Orange, Los Angeles, Riverside and San Bernardino counties.
How do I start a project with MBARCHAA?
Call the Irvine office at (949) 606-7300, email mb@mbarchaa.com, or use the contact form. Share the property city, the project type and what you want to build.
Does MBARCHAA design ADUs?
Yes. MBARCHAA designs detached ADUs, attached ADUs, garage conversions and junior ADUs, and handles the city permit process.
Can the architect also build the project?
Yes, through One-Mind Delivery. Licensed Architect C-33953 and Licensed General Contractor CSLB 876748 (Mustafa Bdaiwi, sole proprietor). The person who designs the building is the person who builds it.
Do I need a permit for an ADU, addition or remodel in Orange County?
New floor area, structural changes, new bedrooms and most electrical, plumbing and mechanical changes need a building permit from the city. Coastal-zone parcels may also need a Coastal Development Permit.
Which cities has MBARCHAA worked in?
Portfolio and client-review projects include Irvine, Costa Mesa, Laguna Beach, San Clemente, Santa Ana, Anaheim, Anaheim Hills, Fullerton, Garden Grove, Buena Park, Placentia, Mission Viejo, Rancho Santa Margarita, Downey, Altadena, Corona, Cabazon, Pomona, Rancho Cucamonga, Santa Fe Springs, Bellflower, Westminster, Trabuco Canyon and Newport Beach. One custom-home visualization is identified only as Orange County, with no city stated.
What types of projects does MBARCHAA design?
Custom homes, ADUs, additions and remodels, commercial buildings and tenant improvements, multi-family and mixed-use projects, master plans and landscape design.
Custom Home Architect in Orange County
How does a custom home project start?
It starts with a site and zoning review: lot size, setbacks, height limits, lot coverage and any HOA or coastal rules. That sets what can legally be built before design begins.
Do you also build the house?
Yes, when the client wants it. Mustafa Bdaiwi holds both a California architect license (C-33953) and a general contractor license (CSLB 876748), so one person is responsible for both the drawings and the construction.
ADU Architect in Orange County
Can I build an ADU on my single-family lot in Orange County?
In most cases yes. California law allows at least one ADU and one JADU on a lot with a single-family home, subject to the city's objective standards. Start with a zoning check of your specific lot.
How long does a city have to approve an ADU permit?
State law gives the city 60 days from a complete application to approve or deny it. Corrections and resubmittals add time, so complete drawings matter.
Do I need an architect for an ADU?
Cities require a complete, code-compliant plan set. A licensed architect prepares and stamps it, coordinates structural and Title 24 energy work, and answers plan-check comments.
Home Additions and Remodels
Do I need a permit for a home addition?
Yes. Any addition of floor area, structural change or new bedroom needs a building permit from the city, and usually a zoning check for setbacks, height and lot coverage.
Is HOA approval the same as a city permit?
No. HOA architectural approval and the city building permit are separate. Many projects need both, and the HOA often wants to see drawings first.
Commercial Architecture and Tenant Improvements
What is a tenant improvement (TI) permit?
A TI permit covers interior changes to a commercial space, such as walls, lighting, plumbing or accessibility upgrades. The city reviews drawings for building, fire and accessibility code compliance.
Multi-Family and Mixed-Use Architecture
How do you find out how many units a lot can hold?
With a zoning and massing study: density limits, setbacks, height, parking and open-space rules are applied to the actual lot to test unit count before full design.
Master Planning and Entitlements
What are entitlements?
Entitlements are the planning approvals a project needs before building permits, such as a site plan review, conditional use permit, variance or zone change, depending on the city and the project.
Permit Drawings and Plan Check in Orange County
Why do plans get correction comments?
Plan checkers review drawings against the building, fire, energy and zoning codes. Missing details or code conflicts come back as comments that must be answered and resubmitted.
Can you deal with the city for me?
Yes. The architect submits the plans, responds to plan-check comments and coordinates consultants, so the owner does not have to manage the city review.
One-Mind Delivery: Architect and Builder in One
What is One-Mind Delivery?
Our Senior Architect is a licensed architect and a licensed general contractor, so the person who designs your building is the person who builds it: designed once, priced from the first sketch, with no one to pass the blame to.
Do I have to use you as the builder?
No. Architecture-only services are available, and the drawings can be bid to any licensed contractor.