New Construction in Valley Glen
New home construction in Valley Glen drawn for LADBS review of fire separation: rated walls near the property line, eaves, vents and the garage wall.
Distance to the property line is one of the first things the LADBS reviewer measures on a new Valley Glen house. Fire sprinklers are required in a new house, and with them a wall closer than 3 feet to the line must be fire-rated from both sides and cannot hold windows. Eaves near the line carry their own limits, and the wall between garage and house is checked as well. We dimension each distance clearly before submittal.
Walls and eaves near the line
On a narrow lot, side yards drive the layout. A rated wall near the line uses fire-rated gypsum inside and a rated exterior assembly, both listed on the plans with their tested design numbers. Windows and doors move to other walls, or to the stretch of wall past the limit. Roof overhangs that reach toward the line need a rated underside, and within the innermost band they are not allowed at all. Vents on those faces get the same scrutiny, so we route dryer and bath exhausts elsewhere.
The garage wall and the field check
The wall and ceiling between an attached garage and the living space need gypsum board on the garage side, with a heavier type under any room above. Ducts passing through that separation must be steel with no openings into the garage, and the connecting door is solid or rated and closes on its own. The inspector checks rated assemblies at drywall nailing, before tape hides the fasteners, and confirms the sprinkler system at its own visits. We keep the listed assembly details in the job file so each check matches the plans.
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We gather a boundary survey with side yard distances marked, a soils report, the zoning envelope and the utility connection points. The survey matters most here, because a wall's distance to the line decides its fire rating, its windows and how far the eaves can reach.
Design, engineering and LADBS plan check are priced first. After the permit issues, construction is priced phase by phase from foundation through finishes, and rated assemblies and the sprinkler system show as separate lines. Every phase is agreed in writing before its work starts.
Our team runs that coordination. The surveyor fixes the lines, the soils engineer reports on the ground, and the structural engineer and sprinkler designer work from the settled plan. They can sit under your contract or ours, and we hold their work to one schedule tied to the permit.
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