From the Field: A Deep Dive into the Killion Street Rescue

Every construction project is a complex undertaking. But what happens when one goes completely off the rails? At Xtraunit, we are uniquely equipped to step into chaotic situations and restore order. This was exactly the case at Killion Street, a 20-unit apartment project in North Hollywood that had stalled for two years and was on the brink of failure.

This wasn’t a standard bid. We were called in by the lender’s fund control company—a last line of defense when an investment is at risk. This is a look into our methodical process for turning a failing project into a success story.

Step 1: The Forensic Audit – Assessing the Damage

Before we could form a plan, we had to understand the full scope of the chaos. Our first week on-site was a forensic investigation. We didn’t just look at the plans; we audited the reality of what had been built (and what hadn’t).

Document Review: We gathered every piece of paper we could find: original plans, LADBS correction notices, unpaid subcontractor invoices, and change order disputes. This created a paper trail of the project’s failures.
On-Site Survey: Our superintendent and project managers walked every square foot of the exposed wood frame structure. We documented every visible deficiency with photos, creating a detailed log.
The Findings: The situation was dire. We discovered dozens of unresolved LADBS corrections, from improper fire-rated assemblies to non-compliant plumbing and HVAC installations. The workmanship on the roof deck was failing, creating a significant water intrusion risk. The project was, in short, un-inspectable and un-financeable.

Step 2: Triage and Building a New Roadmap

With a clear picture of the problems, we created a strategic roadmap focused on a single goal: achieving a passed Rough Inspection for all trades (Framing, Plumbing, Electrical, Mechanical). This is the critical milestone that allows a building to be enclosed and protected.

Prioritizing Corrections: We categorized every LADBS notice by trade and severity. We then met with the city inspectors on-site. This was a crucial step. Instead of arguing, we listened. We asked them, “What do you need to see to sign off on this?” This collaborative approach immediately rebuilt trust and gave us a clear checklist for approval.
Subcontractor Triage: We interviewed the key subcontractors who had previously worked on the site. A few were competent but had stopped work due to non-payment. We negotiated new, fair contracts to bring them back on board. For the trades where the original work was unsalvageable—particularly in plumbing and fire sprinklers—we brought in our own trusted, expert teams.

Step 3: Surgical Execution – Fixing the Failures

This was the most intensive phase. Instead of widespread demolition, we performed surgical corrections to save time and money.

Plumbing & Mechanical: One major correction involved improper drainage slopes in the plumbing lines. Our plumbers had to strategically cut into sections of drywall and subfloor to access, remove, and reinstall entire drainage lines to meet code. Similarly, we rerouted sections of HVAC ducting to comply with Title 24 fresh air requirements.
Fire Sprinklers & Framing: We discovered that many fire sprinkler heads were installed at incorrect distances from walls, a critical life-safety violation. Our teams had to open up ceilings and walls to relocate heads and lines, carefully coordinating with our framers to add or modify structural blocking as needed.
Roof Deck Remediation: The original roof deck lacked proper sloping and waterproofing. We removed the existing membrane, re-sloped the substrate to ensure positive drainage, and installed a new, high-performance waterproofing system before re-installing the deck finishes.

Step 4: From Rough to Finish – Driving to the Finish Line

Passing the rough inspections was the turning point. It allowed us to finally “close in” the building by installing insulation, drywall, and the exterior skin. This protected the asset and marked the beginning of the final push.

With the building secured, our project management team drove the project through the finishing stages with relentless discipline. We managed the installation of everything from kitchen cabinets and flooring to lighting fixtures and landscaping. Our process ensured a steady flow of progress, culminating in the successful final inspections and the issuance of the Certificate of Occupancy (CofO).

The Result: A Project Resurrected

The Killion Street project was transformed from a multi-year, multi-million dollar liability into a completed, leased, and revenue-generating asset. It stands as a powerful testament to the Xtraunit philosophy: chaos can be conquered with expertise, discipline, and a commitment to doing things the right way.

Have a project facing complex challenges?

Let our team provide the clarity and expertise needed to get it back on track.