New Construction in Long Beach, Garage Separation Detailed
The Long Beach plan reviewer checks the wall, ceiling and door between an attached garage and a new house. We draw that separation in full from day one.
A Long Beach plan reviewer reading a new house with an attached garage goes straight to the wall, ceiling and door between the two. The City of Long Beach expects the drawings to show gypsum board on the garage side, a heavier ceiling where rooms sit above, a self-closing door of the right construction, and no duct opening into the garage. On a rebuild from a cleared lot, we detail that separation before the set is submitted.
Wall, ceiling and door
The shared wall takes at least 1/2 inch gypsum board on the garage side. When a bedroom or other habitable room sits over the garage, the ceiling moves up to 5/8 inch Type X board, and the framing that carries that floor gets gypsum as well. The door into the house has to be a solid wood door, a steel door with a solid or honeycomb core at the required thickness, or a fire rated unit, and it must close and latch by itself. No door may lead from the garage directly into a sleeping room.
Ducts, sealant and the final
Any duct passing through that wall or ceiling is steel, with no register opening toward the garage, and gaps around pipes and wiring are packed with a listed fire sealant. If the city schedules a drywall inspection, the inspector checks fastener spacing on the separation before any tape goes on. Garage door tracks and springs get galvanized or stainless parts so damp air near the ocean does not seize them. At final, the inspector opens the house door, lets go, and watches for it to close and latch unaided.
About our New Construction serviceEverything we build in Long Beach
New Construction in Long Beach: questions
We need the parcel survey, any soils study and the zoning limits. Tell us where the garage goes and whether rooms will sit above it, since that sets the separation details and where the stair lands. If the lot may fall inside the coastal zone, we confirm that before design.
The quote runs in build order, with site work first and finishes last. The rated door, the ceiling board and the fire sealants are each named on the garage separation lines. City of Long Beach permit fees and consultant charges are listed apart from the construction total.
The garage separation shows up on four sets of drawings, architectural, framing, mechanical and the door schedule, so we check them against each other before submittal. Our office sets the dates for the surveyor and the engineer and keeps each revision moving, so a change to the garage on one sheet appears on every sheet it touches.
New Construction in other cities
More we build in Long Beach
Plan your project in Long Beach
Tell us about the property and what you have in mind. We reply with a written next step.