Phased Outdoor Remodel Roadmap (2025) — 6‑, 12‑, 18‑Month Plans & Financing
Updated August 2025 — San Diego County
Written by:
Luke W., Founder & Owner of INSTALL-IT-DIRECT
Luxury Landscape Design & Build Expert • 16+ Years in San Diego
Reviewed by:
Chris MacMillan, General Manager
ICPI Certified • CA CSLB License #947643
Last reviewed: August 2025 · About our process
6,000+ 5‑star reviews since 2009 • Fully licensed & insured in California
Want a resort‑level backyard but need to spread costs—or your HOA/permits require staging? This roadmap shows how to design once and build in phases (6, 12, and 18 months) without redoing work. We cover sequence, cash‑flow and financing options, permit/HOA strategy, and lead‑time planning—so you get the full vision with zero “tear‑out tax.”
Get a Phased Master Plan & Estimate
Do‑This‑First — Compliance Quick‑Start (San Diego)
- Confirm jurisdiction & overlays: Use the City’s ZAPP zoning map or Permit Finder (City) and the County’s Zoning & Property Info map (unincorporated) to identify Coastal Overlay, steep slopes/ESL, flood, historic, and ROW constraints.
- Pick a permit strategy up front: Submit one master plan (grading, drainage, utilities, structures) and pull phase‑appropriate sub‑permits (Simple MEP, ROW, grading) tied to your 6/12/18‑month schedule.
- Stormwater first: Complete the City’s DS‑560 Stormwater Applicability Checklist and include drainage/BMPs on Phase‑1 plans.
- Coastal Overlay? Plan for a separate City‑issued Coastal Development Permit (CDP) where required.
- Historic screen (45‑year rule): If any structure on site is ≥45 years old or in a district, follow IB‑580/IB‑581 before pulling even Simple permits.
TL;DR — Phased Remodel That Doesn’t Cost You Twice
- Design once, build in phases: full master plan with utilities, grading, drainage, and sleeves mapped on day one.
- Phase smart: do undergrounds, drainage, retaining, utilities, and base hardscape first; verticals & finishes later.
- Control cost: avoid re‑mobilization waste with correct order of operations; pre‑buy long‑lead items to lock pricing.
- Cash‑flow: spread investment over 6 / 12 / 18 months; use budget tiers ($100k / $250k / $500k+) to scope per phase.
- Permits/HOA: one master plan, then pull sub‑permits as needed (ROW, electrical, grading, kitchen/gas) to match phase timing.
Map My Phases (Free Planning Call)
6‑, 12‑, and 18‑Month Phased Plans (Examples)
| Plan | Phase & Window | Core Scope | Dependencies | Typical % of Total |
|---|---|---|---|---|
| 6‑Month (Single‑Season) For tight HOA deadlines & new builds |
Phase 1 (Weeks 1–8) | Grading, drainage, sleeves, utilities (gas/electrical/data), walls/retaining, driveway base + pavers, patios (core), stub‑outs for kitchen/pergola, rough lighting conduits. | Master plan; approvals; material orders placed at Day 0. | ~65–75% |
| Phase 2 (Weeks 9–20) | Pergola install, outdoor kitchen finish (appliances, gas), lighting fixtures & transformer, turf/putting green, planting/irrigation, controls & scenes. | Phase‑1 rough‑ins complete; inspections as required. | ~25–35% | |
| 12‑Month (Two‑Phase) Most popular for full yard overhauls |
Phase 1 (Months 0–4) | All sitework + hardscape shells: walls, drainage, drive/patios/walks, low‑voltage sleeves, gas/electrical stubs, kitchen/pergola footings. | ROW/permits cleared; long‑lead items ordered at Day 0. | ~60–70% |
| Phase 2 (Months 5–12) | Pergola + kitchen finish, lighting fixtures & programming, turf/greens, softscape, water features, final controls. | Phase‑1 shells/roughed utilities in‑place. | ~30–40% | |
| Optional “Phase 0” (Month −1): demo/haul, temporary erosion control, temporary irrigation, and pre‑ordering long‑lead materials (pergola, porcelain, appliances, gate operator). | — | |||
| 18‑Month (Three‑Phase) For premium estates & cash‑flow pacing |
Phase 1 (Months 0–6) | Grading, walls/retaining, drainage, driveway & motor‑court base/pavers, primary patios, sleeves & stubs everywhere. | Master plan & permits; long‑lead orders placed. | ~45–55% |
| Phase 2 (Months 7–12) | Pergola(s), outdoor kitchen rough & finishes, fire features, equipment pads, low‑voltage wiring pull, transformer set, initial scenes. | Phase‑1 sleeves/bases complete. | ~25–35% | |
| Phase 3 (Months 13–18) | Turf/putting greens, planting/irrigation, lighting finishes, controls integration, punch list & maintenance plan. | Earlier phases inspected & powered. | ~15–25% | |
| Seasonal tip: schedule earthwork in dry season; install plantings toward cooler months for establishment. | — | |||
Choose a 6 / 12 / 18‑Month Plan
Cash‑Flow & Budget Tiers (How to Phase Without Overpaying)
| Tier (see Budget Guide) | Phase 1 (Shells/Undergrounds) | Phase 2 (Verticals/Finishes) | Phase 3 (Landscape/Lighting Finish) |
|---|---|---|---|
| $100k Program | ~60–70% | ~30–40% | Included in Ph. 2 or 5–10% |
| $250k Program | ~55–65% | ~25–35% | ~10–15% |
| $500k+ Program | ~45–55% | ~35–45% | ~10–15% |
Phasing adds small remobilization costs; a master plan reduces these. We design sleeves/stubs to avoid opening finished work later.
See a Phase‑by‑Phase Line‑Item Budget
Financing Playbook (Pair Cash‑Flow with Phasing)
| Option | Why Use It | Considerations |
|---|---|---|
| HELOC / Home Equity | Lower rates; interest‑only during draw; perfect for multi‑phase schedules. | Variable rates; closing timelines; consult your lender/CPA. |
| Unsecured Project Loan | Fast approvals; no lien; useful for smaller phases/adders. | Higher rates; shorter terms. |
| Cash‑Out Refi | Single payment; may lower total monthly if rates cooperate. | Closing costs; rate risk; longer lead time. |
| Manufacturer Promos (e.g., pergola, appliances) | 0%/deferred promos; align with Phase‑2/3 finish items. | Promo windows; approvals/product limits. |
We’re not your financial advisor—compare APRs, fees, and terms. We’ll time invoices to match draws and promos where possible.
Ask About Phase‑Friendly Financing Timelines
Permits, HOA & ROW Strategy (San Diego)
- Master plan once: submit one cohesive set (grading, drainage, utilities, structures). In Coastal Overlay areas, plan for a separate Coastal Development Permit.
- Pull sub‑permits by phase: e.g., ROW/apron (City IB‑165 + IB‑177; IB‑576 for private encroachments), kitchen gas/electrical (Simple MEP where eligible), retaining walls (City IB‑220 / IB‑221), pergola/covers (City IB‑206), and grading (City Grading Permit + DS‑560).
- Lighting permits & rules: Electrical permit (Simple “No‑Plan” for minor installs) and fixture compliance with SDMC §142.0740 Outdoor Lighting. For unincorporated County/RSF, follow the County’s Light Pollution Code and PDS Private Outdoor Lighting handout.
- HOA/ARC: submit the full vision with a phasing note; include finish samples and a schedule to meet any new‑build landscape deadlines. In Rancho Santa Fe, route through the Art Jury and RSF lighting/grading regulations.
Have IID Map the Permit Path for Each Phase
Build Sequence (No Re‑Work, No Tear‑Out)
Order of operations we use on phased builds:
- Demo/haul, rough grading, walls/retaining, drainage design & stubs.
- Utilities: gas/electrical/data sleeves & conduits to every future zone (schedule concealment inspections before cover).
- Bases & hardscape shells (drive/patios/walks) with embedded sleeves.
- Vertical elements: pergolas, kitchen frames, fire features (rough).
- Finishes: appliances, lighting fixtures & controls, caps/veneers.
- Landscape/turf/putting greens, irrigation, fine grading.
- Commissioning: lighting scenes, equipment start‑up, client handoff.
Safety & compliance: Call 811 before trenching; Simple MEP permits require inspections prior to concealing work.
Get a Phase‑Ready Site & Utilities Plan
Materials & Lead‑Times (Order at “Phase 0”)
- Louvered pergolas & gates: design/fabrication can be the pacing item; order at master‑plan approval.
- Porcelain & specialty pavers: reserve batches to avoid dye‑lot changes; confirm drive‑rated specs for motor courts.
- Appliances & fixtures: lock selections with loads (gas BTUs, electrical circuits/amps) so sleeves/circuits are right the first time and qualify for Simple MEP where applicable.
Lock Selections & Avoid Lead‑Time Delays
Typical Timeline (Concept → Completion)
- Weeks 0–2: site measure, concept, budgets, Phase‑0 ordering list; complete City DS‑560 stormwater checklist.
- Weeks 3–6: permit/HOA submittals as needed; earthwork scheduling.
- Months 2–4: Phase 1 build (shells/undergrounds).
- Months 5–12/18: Phase 2–3 finishes as funding/lead‑times align.
See a Gantt‑Style Plan for My Property
Common Pitfalls (and How We Avoid Them)
- No sleeves / stubs: forces cutting finished work—our master plan prevents this.
- Out‑of‑order work: placing pergola footings after pavers = rework. We pour anchors first.
- Underpowered kitchens/lighting: we size gas BTUs & electrical capacity early.
- Ignoring stormwater: we grade for on‑site solutions so later phases pass inspection (City ties grading to DS‑560 and drainage submittals).
- Unpermitted ROW/apron work: driveway/apron/curb in public right‑of‑way requires separate ROW & traffic permits; private encroachments may need an EMRA.
- Historic routing surprise (≥45 years): we run IB‑580/581 screening up front to keep Simple permits from being delayed.
Have IID Audit My Current Plan (Free)
Quote Comparison Checklist (Phased Projects)
- Full master plan (grading, drainage, utilities, lighting, planting).
- Phase map with clear inclusions/exclusions and dependencies.
- Sleeve & conduit schedule with locations, sizes, and spares.
- Permit path per phase (ROW, electrical, gas, grading, walls, pergola).
- Selections (pavers/porcelain, pergola, appliances, fixtures) with lead‑time notes.
- Line‑item budgets by phase + allowances for long‑lead changes.
- Warranties & service and a maintenance/seasonal tuning plan.
Get a Phase‑Labeled, Line‑Item Quote
Plan your phases with these:
Serving San Diego County: Rancho Santa Fe, Fairbanks Ranch, La Jolla, Del Mar, Carmel Valley, Encinitas, Carlsbad, Poway, Harmony Grove, Solana Beach, and more.
San Diego Code & Permit Addendum (2025)
| Scope | Permit Trigger (City of San Diego) | Notes / Links |
|---|---|---|
| Patio Covers / Pergolas | ≤300 sf may be permit‑exempt for SFD/duplex, but not in Coastal Overlay, ESL/historic/Planned Districts or where setbacks are impacted. | IB‑206 · When is a Permit Required? |
| Retaining Walls | Permit at >3 ft (measured above footing) or any wall with surcharge/liquids. | IB‑220 · IB‑221 · Permit thresholds |
| ROW (driveway/apron/curb) | ROW permit + traffic control; private encroachments may require EMRA. | IB‑165 · IB‑177 · IB‑576 |
| Electrical / Lighting | Simple “No‑Plan” Electrical Permit for minor SFD installs; fixtures must meet SDMC §142.0740. | Simple Electrical · SDMC §142.0740 · IB‑103 (MEP Fees) |
| Grading/Drainage | City grading permit as required; include DS‑560 stormwater with submittal. | City Grading Permit |
| Coastal Overlay | Separate City‑issued Coastal Development Permit (CDP). | CDP Procedures · Coastal Overlay Zone |
| County (Unincorporated) | Grading permit typically at ≥200 CY or per ordinance; Dark‑Sky lighting rules apply. | Sec. 87.201 Grading · County Light Pollution Code · PDS‑211 |
| RSF Association (overlay) | Art Jury approvals; strict grading & exterior lighting regulations. | RSF Grading Regs · RSF Lighting Regs |
Tip: avoid publishing trench/burial depths here—inspectors apply site‑specific rules. Put exact depths on your stamped plans (CEC Table 300.5/CPC), then pull Simple MEP or plan permits as applicable.
FAQs
What’s the best order to phase a full outdoor remodel?
Do undergrounds, drainage, and walls first; then hardscape shells with sleeves; then verticals (pergola, kitchen roughs); finish with appliances, lighting fixtures, turf/planting, and controls.
Will phasing cost me more overall?
Slightly—due to remobilization. A master plan with sleeves/stubs minimizes this and prevents rework that really drives cost.
Can permits and HOA approvals be phased?
Yes. We submit a master plan and pull sub‑permits by phase (ROW, gas/electrical, grading, walls, pergola). HOAs usually prefer seeing the full vision with a phasing note.
Do I need a Coastal Development Permit (CDP)?
If your property is in the City’s Coastal Overlay Zone, most development requires a City‑issued CDP with its own timeline. We’ll confirm and plan the path.
Are pergolas ≤300 sf exempt from permits?
Often for SFD/duplex, but not if you’re in Coastal Overlay, ESL/historic/Planned Districts, or if setbacks/height are affected. We verify exemption vs. building permit during planning.
Do I need a permit for a 3‑ft retaining wall?
Walls over 3 ft (measured from the bottom of footing) or any wall supporting surcharge/liquids require a permit. We design and submit accordingly.
How do you align financing with phases?
We time invoices to match draw schedules (e.g., HELOC) and manufacturer promo windows (pergolas/appliances) and place long‑lead orders at Phase 0.
How long does a phased remodel take?
Typical two‑phase programs complete within 12 months; premium estates often use a three‑phase, 18‑month plan.
Get a Phased Master Plan & Estimate