A homeowner can obtain a permit and do the construction, alteration or repair on his/her house and accessory buildings or facilities thereto if the owner resides or will reside in the dwelling.
A permit is not required for any types of fence under 4'-0" in height above grade pursuant to Section 18.12.010.F.2.b of the Long Beach Municipal Code. Please note that even though a permit may not be required, all fences must comply with the requirements of the Long Beach zoning regulation.
Here is a list of work that is exempted from a building permit:
a) Retaining walls or planter boxes not more than four (4) feet in height, measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or sloping earth, or impounding flammable liquids. This exemption shall not apply to retaining walls of any height built on slopes steeper than one (1) unit vertical in five (5) units horizontal (20% slope).
b) Fences four (4) feet or less in height above grade.
c) Unroofed platforms, walks, driveways and decks not more than thirty (30) inches above grade and not over any basement or story below and not part of a required accessible route.
d) Application of hot or cold paint or other roof coating on a roof of a building.
e) Application of roofing not in excess of five hundred (500) square feet on an existing building within any twelve (12) month period.
f) Installation of ceramic tile on floor or countertops and on walls less than forty-eight inches (48”) in height.
g) Replacement of broken or damaged ceramic tile in an existing installation.
h) Plaster patching not in excess of ten (10) square yards of interior or exterior plaster.
i) Swimming, bathing and wading pools not over two (2) feet in depth and not having a surface area exceeding two hundred and fifty (250) square feet, where there is no electrical or plumbing installation.
j) Veneer less than four (4) feet in height.
k) Window awnings supported by an exterior wall of Group R-3 and Group U occupancies when projecting not more than fifty-four (54) inches.
l) A detached equipment shed, utility building, or children’s playhouse or tree house provided that the building is accessory to a dwelling unit; it does not exceed sixty-four (64) square feet in area nor eight (8) feet in height from floor to roof; it contains no plumbing, electrical, or mechanical installations regulated by this code; and is not in violation of Title 21 zoning regulations.
m) Temporary motion picture, television and theater stage sets and scenery that are not supported by a building.
n) Gantry cranes, drill presses, and other similar manufactured machinery or equipment.
o) Water tanks supported on a foundation at grade if the capacity does not exceed five thousand (5,000) gallons (18,927 L) and the ratio of the height to diameter or width does not exceed two (2) to one (1).
p) Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work and are not required to comply with accessibility regulations.
q) Nonfixed and movable fixtures, cases, racks, counters and partitions not over five (5) feet nine (9) inches in height.
r) Prefabricated swimming pools accessory to a Group R-3 occupancy in which the pool walls are entirely above the adjacent grade if the capacity does not exceed five thousand (5,000) gallons; it contains no plumbing, electrical, or mechanical installations regulated by this Title; and is not in violation of Title 21 zoning regulations.
s) Swings and other playground equipment accessory to detached one-and two-family dwellings.
t) Exhibits, booths, partitions and display counters for temporary use not exceeding thirty (30) days in conjunction with an exhibit or show and not exceeding twelve (12) feet in height above the floor.
u) Waterproof pointing of joints in masonry or veneer, also cleaning with detergents which are not injurious to clothing or skin of persons and are not removed by liquid washing, provided work is done from safely enclosed scaffolding which will collect any dust, debris or dropped tools and materials in use.
v) Portable amusement devices and structures, including merry-go-rounds, ferris wheels, rotating conveyances, slides, similar devices, and portable accessory structures whose use is necessary for the operation of such amusement devices and structures; any portable accessory structure included in the provisions of this Chapter shall be limited to a cover or roof over each device, but shall not include any storage building or detached structure which is not an integral part of the device; and provided however, that any electrical installations shall require subwork permits where applicable and be regulated by this Title.
w) Underground crypts or burial vaults within a property which is dedicated or used for cemetery purposes, provided that such work does not affect the lateral support or increase the stresses in or pressure upon any adjacent or contiguous property not owned by the cemetery authority.
x) Any portable metal hangar less than two thousand (2,000) square feet in size, located on a City-owned airport, used for the parking of aircraft only, and bearing evidence of approval by the Department of Motor Vehicles of the State of California for movement on any highway. Such Structure shall, as an integral part of its basic construction, be equipped with a hitch or coupling device for towing. It shall accommodate, without further major structural change, wheel and axle assemblies which will provide such structure with a safe means of portability. No water or sanitary facilities shall be permitted in such structure and it shall be equipped with permanent ventilation as required for Group S-2 occupancy; and is not violation of title 21 zoning regulations.
A plumbing permit is required for the installation of any gas piping except piping less than 6 feet in length between an existing gas outlet and a gas appliance in the same room.
An issued permit shall be valid for a period of two years from the date thereof, provided that any permit shall expire on the one hundred and eightieth (180) day from the date of issuance if the work permitted thereunder has not been commenced; or shall expire whenever the Building Official determines the work authorized by any permit has been suspended, discontinued or abandoned for a continuous period of one hundred and eighty (180) days.
A grading permit shall be obtained from the building official for any grading work except as specified in the following:
List of grading work exceptions:
a) When approved by the building official, grading in an isolated, self-contained area, provided there is no danger to the public, and that such grading will not adversely affect adjoining properties.
b) An excavation below finished grade for basements and footings of a building, retaining wall or other structure authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation or exempt any excavation having an unsupported height greater than 5 feet after the completion of such structure.
c) Cemetery graves.
d) Refuse disposal sites controlled by other regulations.
e) Excavation for wells or tunnels or utilities, which do not provide vertical or lateral support for buildings, or adversely impact the safety or stability of private or public properties.
f) Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay controlled b other regulations, provided such operations do not affect the lateral support of, or significantly increase stresses in, soil on adjoining properties.
g) Exploratory excavations performed under the direction of a registered design professional.
h) An excavation which (a) is less than two (2) feet in depth, or (b) which does not create a cut slope greater than five (5) feet in height and steeper that 1 unit vertical in 2 units horizontal (50% slope). This exception shall not apply to cut which exceeds 50 cubic yards or which changes the existing drainage pattern.
i) A fill less than one (1) foot in depth and placed on natural terrain with a slope flatter than 1 unit vertical in 10 units horizontal (10% slope). This exception shall not apply when the fill exceeds fifty (50) cubic yards or when the fill changes the existing drainage pattern.
j) Excavation for caissons or piles under buildings or structures, swimming pools or underground structures that are authorized by valid building permits.
Plan check expires 12 months after the plan check fees are paid pursuant to Section 18.12.140.F of the Long Beach Municipal Code. However, within 30 days of its expiration, an extension of time to extend a permit application may be filed with the Department using a Code Modification Request pursuant to Section 18.04.100 of the Long Beach Municipal Code. The applicant must provide sufficient evidence that circumstances beyond their control prevented action to secure the permit within the allotted time. Financial hardship, contracting issues with design professionals or contractors, or seasonal weather conditions are typically not adequate reasons for the granting of an extension. The request may be filed at the Development Services Center on the 4th floor of City Hall. A fee of $150 plus surcharges shall accompany each request.
All plans submitted for permit are required to be signed by either a California Professional Engineer or California registered Architect, except as per California Business & Professions Code section 5537, 5538, 6737, and 6745. Please visit the California Business and Professions Code page for more information.
Type V sheet is merely a representation of the “Conventional Light Frame Construction” regulations found in chapter 23 of the 2007 California building Codes. It includes the necessary architectural and structural elements and construction details for one (1) story residential buildings that meet certain criteria. The construction must be substantially of regular shape without substantial offsets and without large openings in the walls for doors and windows.
The Department of Development Services has adopted the 2007 series of California Codes of Regulations beginning of January 1st, 2008. These codes are the 2007 Edition of the California Building Code (based on the 2006 Edition of the International Building Code) as amended by Title 18 of Long Beach Municipal Code, 2007 Edition of the California Mechanical Code (based on the 2006 Edition of the Uniform Mechanical Code of the IAPMO), 2007 Edition of the California Electrical Code (based on 2005 National Electrical Code of the NFPA), and 2007 Edition of the California Plumbing Code (based on the 2000 Edition of the Uniform Plumbing Code by IAPMO).
The department does not recommend any engineers or architects. However, you may find these professional services through local yellow pages or Internet.
If it is a building code issue, you may file for a “Code Modification” or “Alternate Material and Method of Construction” request. In approving such a request, the Department needs to determine that the slight modification is reasonably equivalent to the ordinance requirement involved, that a special individual reason makes the strict letter of the ordinance impractical, and that the slight modification is in conformity with the spirit and purpose of the Code involved. If the Department denies the request, it may be appealed to the Board of Examiners, Appeals and Condemnation (BEAC).
Generally speaking, any changes to Department approved plans shall be approved by the plan check engineer who reviewed and issued the permit. Sometimes, the changes can be handled over the counter on the same day it is brought in; other times, the changes may need to be resubmitted for further review with an additional plan check fee. In either case, it is always a good idea to first call the plan check engineer who approved the plans and ask for his/her assistance.
There are two types of plan rechecking fees. One is prior to approval and the other is after approval.
a) Fees for rechecking construction documents prior to approval: No additional fee shall be charged for verification of the corrections required by the department or other departments. However, when plans have been checked and are subsequently so revised by the applicant for reasons other than plan check correction as to necessitate rechecking, the building official shall require the applicant to pay a rechecking fee as set forth in the schedule of fees and charges established by city council resolution which would be required for the cost of that portion of the construction or work which has been revised. However, no additional permit fee will be required unless the revision increases the total cost of the entire project. In that event, the building official shall require the applicant to pay an additional permit fee based on the additional cost.
b) Fees for rechecking construction documents after approval: When plans are resubmitted for review of changes made to previously approved plans, the plan review fee in the case of a building or sign permit shall be based on a rate as set forth in the schedule of fees and charges established by city council resolution and the plan review fee for a grading permit shall be as set forth in the schedule of fees and charges established by city council resolution for the number of cubic yards replaced, removed or omitted that were not previously approved.
Projects that are required to be prepared by a license architect or engineer requires wet stamp. Title sheet of the calculations, specifications, reports and every sheet of the plans prepared by a licensed architect or engineer shall bear the seal or stamp (with the expiration date of the license) and signature of the architect or engineer at each (including initial) submittal. Wet signature and stamp are required on the title sheet of the plan, and on the first page or cover sheet of the calculations, specifications and reports. The remaining sheets of the plans may bear the copy of the seal or stamp and signature of the architect or engineer as long as the stamp and signature are on the originals of the plans.
All construction work for which a permit is required shall be subject to inspection by authorized city or deputy inspectors. It is your responsibility to notify the inspector when the work is ready for inspection. Work is generally inspected and approved in succession and no work may continue beyond the point indicated in each successive inspection without first obtaining the approval of the inspector. Common items to be inspected are foundation excavations, concrete work, wood framing, ventilation equipment, plumbing, electrical, shear wall nailing, roof nailing etc. When completed, there shall be a final inspection and approval of the completed project.
Any work which requires a permit will require inspections (a separate brochure called "Construction Permits" can help determine if a project requires a permit). When a permit is received, an Inspection Report Card will be issued. This card must be posted on the job site. The plans which were approved by the Long Beach Development Services Department must also be available during each inspection.
The Inspection Record will indicate the first inspection required for a job. An inspection request can be made by calling (562) 570-6105.
This number is connected to an answering machine and should be used only to request inspections. These machines are available 24 hours a day.
When calling to request an inspection, please have the following information available:
The address of the job.
Type of inspection required.
The type of building (i.e. single family, apartment, commercial)
During the first inspection, the inspector will determine the amount of work which can be completed before the next inspection. Do not work past this point. This process will be repeated for each succeeding inspection.
Some commonly needed inspections are:
Grading - If a project requires grading of the site before construction, a registered inspector must be on-site to provide continuous inspection during grading. In most cases grading is necessary only for projects requiring the removal or addition of large amounts of earth.
Foundation/Slab - This inspection is performed after rough grading and placement of concrete forms and reinforcing steel, but prior to pouring any concrete.
Framing - Inspection is required after the roof covering is installed, doors and windows installed, flashed, and caulked, and electrical, plumbing and heating systems are prepared for rough inspection.
Energy Insultation - Inspection is required after installation, but prior to walls and ceilings being covered.
Lath/Drywall - Exterior lath is inspected after interior nailing of wall cover is completed and paper and wire have been nailed and trim is in place.
Final - This last inspection will occur when all fixtures are in place and the building is ready for occupancy.
The cost of a building inspection is included in the permit fee. However, there is a $30.00 reinspection fee if an inspection call is made but the work is not ready for inspection or required corrections have not been completed. A reinspection fee will also be charged if the approval plans are not available or the inspector cannot gain access to the site to perform the inspection.
Special inspections are a service offered by the Long Beach Development Services Department to assist property owners in determining the condition of an existing building.
A special inspection is sometimes required by lending agencies when a property is sold or refinanced. Before starting a major remodeling, a Special Inspection for minimum housing requirements may help identify any existing hazardous conditions. Some new businesses will also require Special Inspections in order to obtain a business license.
Separate inspections of the electrical plumbing, mechanical, and structural systems in buildings are available.
Homeowners can receive a combined inspection covering minimum housing health and safety requirements.
Owners will only be required to repair problem areas which have the potential to pose a life-safety hazard.
There are a number of general steps in the process for obtaining permits and inspection approvals.
NOTE: Keep in mind that this is only a general outline of the permit and inspection process. Some projects have additional requirements, such as A.Q.M.D. or Harbor Department approvals, Public Works permits, additional fees for transportation or parks improvement. You should be notified of the additional requirements no later than initial plan review.
The property owner or authorized agent for the owner, or the contractor should:
Prepare plans, also known as blueprints, for the proposed construction
Prepare and submit an application for the disciplines required to be permitted
Review the plans submitted for compliance with applicable codes and State Law
The plans will either be approved and ready for permit issuance or the plan checker will prepare and issue a set of corrections that are required to be made to the plans before permit issuance
If corrections were issued, the property owner or authorized agent for the owner, or the contractor should correct the plans and resubmit to the Building Bureau for review and approval
If the plans are approved, the property owner or authorized agent for the owner, or the contractor should:
Return to the Development Services Center to obtain the approved plans
Return proof of other Department approvals, if required
Obtain the permit and an Inspection Record Card for posting at the site
Pay the cashier for the permit fees and any other applicable fees
Begin construction.
At various stages of construction, the property owner or authorized agent for the owner, or the contractor should:
Obtain inspections for compliance with the approved plans
Call for inspections should always be made before the work is concealed
All approvals are recorded on the Inspection Record card to track construction progress.
When the work is completely finished the property owner or authorized agent for the owner, or the contractor should:
Review the work and make sure that it is ready for a final inspection
Go online or telephone for an inspection
Meet the inspector at the property address on the following business day between the hours of 9 a.m. and 3:00 p.m. for the inspection.
For the final inspection, the inspector will:
Make a final inspection, reviewing the progress made since the last inspection and review all work completed to ensure safety for occupancy and connection of utility services
If there are no corrections the inspector will approve the work and will authorize the connection of utility services
Issue a Certificate of Occupancy to the property owner.
A Certificate of Occupancy is issued pursuant to a building permit for new construction, additions, and changes of occupancy after all the necessary construction has been approved by the inspector. It is evidence that the Department of Long Beach Development Services has determined that the construction was done according to the requirements of the code for the given occupancy to be housed in the building.
If the Building Official finds that on substantial hazard will result from the occupancy of any building, or portion thereof, before the same is completed, and satisfactory evidence is submitted that the work could not have been completed prior to the time such occupancy is desired because of its magnitude or because of unusual construction difficulties, and where applicable the City Engineer or duly authorized representative has reported that all required public improvements have been completed, the Building Official may issue a temporary certificate of occupancy for any building or portion thereof. Please see Long Beach Municipal Code section 18.16.180 for more details.
A historic district study is usually initiated by a neighborhood organization, which contacts staff or the Cultural Heritage Commission (CHC). Then, a cultural resources survey is done to inventory structures in the area, to determine whether the area meets the City's criteria for designation. An area potentially qualifies if it contains a concentration of intact and original vintage architectural styles, and if property owners are interested in protecting those structures as valuable assets to the neighborhood. The survey findings are presented to the CHC, which then makes a recommendation based upon the survey and consultation with property owners. A recommendation from the CHC is forwarded to the Planning Commission. If the Planning Commission recommends approval, an ordinance is drafted for City Council approval. Approval of the ordinance by City Council is the final step.
To qualify for historic district status, an area or neighborhood must contain a concentration of vintage architectural styles that have not been extensively remodeled or altered. Buildings may represent a variety of architectural styles built over several decades, and are usually over 50 years old. The concentration of historic buildings should be approximately 2/3. An architectural survey compiles this information, and research on the history of the neighborhood provides a historical context. Buildings are evaluated architecturally and are categorized as "contributing" and "noncontributing." Contributing buildings are architecturally significant to the historic value of the neighborhood and are targeted for preservation; noncontributing buildings are nonhistoric intrusions, which are outside of the historic preservation goals.
While there will never be 100% agreement on any planning or land use issue, a strong base of community support is looked for as part of the planning and approval process. Community input is sought via mailed notices from the City and through community meetings. The general rule for considering community input in other historic districts has been that the majority rules.
The regulations fall into two areas: delay in issuing demolition permits, and architectural review of exterior alterations and new construction.
Since the goal is to preserve the historic homes in the district, demolition permits are very difficult to obtain. There are three steps: first, preparation of an environmental impact report; second, presentation of the request to the CHC, which can delay action on the request for six months to a year. Finally, the demolition permit is not granted until there is an approved building permit for the replacement structure. The design of the replacement structure is regulated by the ordinance; the new house must meet the standards of architectural compatibility with the historic homes adjacent to it.
Permits for all exterior changes - remodeling, additions and alterations - require a Certificate of Appropriateness from the CHC. Staff can approve minor requests that have no adverse impact on the district and are consistent with the architectural guidelines. Requests that are inconsistent with the guidelines, or major projects, are scheduled for a meeting of the CHC. Usually property owners are allowed to make changes which are consistent with the zoning code; the CHC controls what that change will look like and what the design and materials will be. There are small fees for a Certificate of Appropriateness review.
The architectural guidelines used by the CHC are the Secretary of the Interior’s Standards for the Treatment of Historic Buildings. The Standards were developed by the Department of Interior National Park Service, and are in use by municipalities all over the country. The philosophy underlying the Standards is to understand and respect the original architectural character of a historic structure, and to change it as little as possible. Repair is always preferable to replacement.
Preservation and restoration of original architectural features, such as windows, is encouraged. If the degree of deterioration warrants replacing the feature, then the replacement should either replicate the original or, if the material is different, replicate its visual qualities.
Additions should be compatible with the original structure, but should not replicate it or imitate its every detail. The Standards state that it should be possible to distinguish a new addition from the original; consequently, that evolution then becomes part of the ongoing history of that structure.
Fences and structural alterations on the site are reviewed by the CHC. Fences should be simple in design and should match the materials and design of the house. Chain link fences would not be approved unless completely invisible from the public right-of-way. Landscape and plantings are typically not reviewed. However, in some districts, street trees are included as a significant neighborhood features, and are identified for preservation.
Exterior painting does not require a city permit, but often is regulated by a historic district ordinance. The guidelines for painting recommend that the colors be based upon a historic color palette for that architectural style, and that the selected colors be neighborhood compatible.
Historic District status encourages neighborhood pride, by confirming that the vintage homes in the district are valuable assets. The regulations help to protect the value of each owner’s investment by ensuring that all development will meet certain architectural quality standards. The preservation and restoration of historic homes tends to attract homeowners who appreciate the qualities of craftsmanship and design in older homes. Historic restoration is encouraged, which enhances the physical attractiveness of the neighborhood. Real estate studies in various cities across the country have shown that property values in protected historic districts tend to be higher than comparable neighborhoods that have no architectural regulations.
The State Historical Building Code, an alternative code permitting the retention of historic materials and design, may be used for the rehab of contributing buildings in historic districts. This Code often results in significant cost savings.
Property owners making changes to their homes have an extra step of City review before a building permit can be issued. They need to obtain a Certificate of Appropriateness from the CHC or from staff prior to the issuance of the building permit. There are small fees charged for this review. There may be some additional time required, to schedule an item for the CHC.
Building permit applications a re "flagged" at the counter, and applicants are requested to obtain a Certificate of Appropriateness or an authorized signature. Staff handles most applications after a discussion about materials and design specifications, and the extra time required is usually brief. Since repainting does not require a building permit, compliance requires educating the community about the regulations.
An aggrieved owner can appeal to the Planning Commission. Alternatively, an owner can wait the six months to one year for the authority of the CHC to expire. Or, if an owner has new information, the owner can request reconsideration and present new evidence to the CHC.
Staff will notify the owner and request that a Certificate of Appropriateness application be filed and the architectural guidelines followed. Inappropriate remodeling occurs usually when an owner does not obtain a building permit prior to doing the work, and is not informed that the property is in a historic district. Compliance means returning the property to its appearance prior to the remodel. Enforcement can be by the City or by private parties through a civil action.
The Historic Preservation Officer is a historic preservation professional with extensive experience in the field. Members of the CHC are appointed by the Mayor and represent various fields of expertise, which enable them to assist applicants with construction and design issues. All of them are dedicated to serving the public and helping owners achieve their objectives while maintaining the integrity of the districts’ historic character.
Architectural review is a process that applies to all properties inside the boundaries of the historic district. While non-historic, "non-contributing" buildings currently are not targeted for preservation, adverse alterations could be made that would negatively affect the street and neighborhood. The standards of architectural review for nonhistoric properties are based on avoiding adverse impacts to the district.
The City housing rehab programs, operated by the Community Development Department, has some programs that apply to certain historic districts. Another program, a Mills Act Historic Property Contract, provides property tax abatement program for buildings in historic districts with a high level of architectural significance, such that they would qualify for individual landmark designation. Additionally, there is a heritage fund grant program available from a private nonprofit organization in the city for projects that can demonstrate a public benefit.
The historic district regulations are an architectural review overlay on top of other City regulations, such as zoning and building codes. The underlying zoning, development standards, and owner entitlements are not affected.
All physical conditions, which exist at the time a district is designated, are "grandfathered in." Owners are not required to do anything proactively to conform to the historic district regulations. The design guidelines apply when an owner requests a physical change to their property.
Interior remodeling is excluded from review. Normal maintenance and repair, which does not involve a change in materials or design, is excluded as well.
In most residential areas, fences are limited to 3'-6" in height in the front yard and 6'-6” in the side and rear yards. The regulations can be found in Title 21 Zoning Regulation of the Long Beach Municipal Code.
For smoke detector requirement, see Department’s PPI (Policies Procedures and Interpretations) document B02. Currently, the City does not have requirement for seismic gas shut-off valves.
To verify if your property is located in a flood zone, please see the City of Long Beach Flood Zone Map, or the FEMA Flood Zone Changes page for a specific property address. For all new buildings and major remodeling (altered more than 50% of the existing building) project located in a flood zone, an elevation certificate is required to be competed. For more information regarding the certificate and instruction, please see the FEMA National Flood Insurance Program: Evaluation Certificate and Instructions.
1. Can I as a homeowner apply for a construction permit?